Bliss Residences Price Trends and Market Analysis: What You Need to Know
Bliss Residences in District 14 (Geylang/Paya Lebar) currently trades between S$1,446 to S$1,538 per square foot, with absolute prices ranging from S$795,000 to S$950,000 for recent transactions.[2][4] This freehold apartment development has demonstrated steady price appreciation since its completion in 2008, making it an interesting option for both owner-occupiers and investors seeking exposure to the eastern Singapore market.
Understanding the price dynamics at Bliss Residences requires examining both historical trends and current market conditions. The development's strategic location opposite Kembangan MRT Station, combined with its freehold tenure and relatively compact unit count of 23 units, creates unique supply-demand characteristics that influence pricing patterns differently from larger developments in the district.
Current Price Ranges by Unit Type
Bliss Residences offers a diverse unit mix that caters to different buyer profiles and budgets. Understanding the pricing for each unit type helps you identify which configuration offers the best value for your investment objectives.
1-Bedroom Units
1-bedroom units at Bliss Residences range from 516 to 657 square feet and represent the entry-level offering for the development.[7] Recent 2024 transactions show a 1-bedroom unit at 517 sqft selling for S$795,000 (S$1,538 psf), while a slightly larger 657 sqft unit transacted at S$950,000 (S$1,446 psf).[2] This price variation reflects the significant size difference within the 1-bedroom category and demonstrates that per-square-foot pricing actually improves with larger units in this segment.
The 2024 pricing shows appreciation from 2021 levels, when a comparable 527 sqft 1-bedroom sold for S$755,000 (S$1,433 psf).[2] This represents approximately 5% price growth over three years, or roughly 1.6% annually—a modest but consistent appreciation trajectory.
2-Bedroom and Larger Units
2-bedroom units range from 839 to 914 square feet, while the development also offers 3-bedroom (1,506 sqft) and 5-bedroom (2,820 sqft) configurations.[7] The limited transaction data for larger units reflects their scarcity—with only 23 total units in the development, larger configurations are rarely available on the market. This scarcity can support stronger price appreciation for these units when they do transact.
Price Trends and Historical Performance
Bliss Residences has experienced steady, if unspectacular, price appreciation over the past several years. The development's freehold status and mature age (completed in 2008) mean it doesn't benefit from the "new launch premium" that newer projects command, but it also avoids the depreciation concerns associated with leasehold properties approaching their lease expiry dates.
The 2024 pricing data shows the development trading at S$1,446-S$1,538 psf, positioning it within the mid-range for District 14 freehold apartments.[4] This pricing reflects the development's mature status, compact size, and location in the Geylang/Paya Lebar area rather than more premium eastern locations like Katong or Marine Parade.
For investors, the key consideration is that Bliss Residences offers capital appreciation potential linked to broader District 14 market trends rather than development-specific catalysts. The freehold tenure provides long-term value stability, and the proximity to Kembangan MRT ensures ongoing relevance as Singapore's transport network evolves.
Rental Market Performance
The rental market at Bliss Residences demonstrates strong tenant demand, with historical rental transactions ranging from S$1,800 to S$9,000 monthly.[1] The wide range reflects the significant size variation between unit types—a 2,800 sqft 5-bedroom unit achieved S$9,000 monthly rent in July 2024, while smaller units command proportionally lower rents.[1]
For a 1-bedroom unit at approximately 550 sqft, estimated monthly rent would typically fall in the S$2,200-S$2,800 range based on current District 14 rental yields. This translates to gross rental yields of approximately 3.3-3.6% annually for 1-bedroom units—competitive for the district and attractive for investors seeking steady income alongside capital appreciation.
The rental demand at Bliss Residences is supported by several factors: proximity to Kembangan MRT Station, the development's freehold status (attractive to long-term tenants), and the area's growing appeal to young professionals and expatriates working in the eastern business corridors. The presence of nearby amenities including shopping centers, hawker options, and recreational facilities enhances rental appeal.
Location Advantages Influencing Price
Bliss Residences' pricing is significantly influenced by its strategic location at 17 Jalan Masjid, directly opposite Kembangan MRT Station (EW6 line).[5] This positioning provides approximately 3 minutes walking distance to the MRT, eliminating the "last-mile" transportation challenge that affects many residential developments.
The location also offers excellent connectivity to Singapore's CBD, with Raffles Place approximately 15 minutes drive via the Nicoll Highway or Pan Island Expressway (PIE).[5] Orchard Road is accessible within 20 minutes, making the development attractive for professionals working in central business areas. The East Coast Corridor location also provides easy access to Changi Airport, important for frequent travelers.
Beyond transport connectivity, the Geylang/Paya Lebar district has undergone significant transformation, with improved amenities including the Singapore Sports Hub complex, East Coast Park (Singapore's largest outdoor recreational facility), and diverse dining options along Changi Road and Eunos Crescent.[5] These lifestyle improvements support both rental appeal and long-term value appreciation.
Market Comparison and Value Assessment
At S$1,446-S$1,538 psf, Bliss Residences positions itself as a value-oriented freehold option in District 14. The pricing is notably lower than newer developments or those in premium eastern locations, reflecting the development's mature age and location within the Geylang corridor rather than Katong or Marine Parade.
For buyers prioritizing freehold tenure, MRT proximity, and rental income potential over architectural prestige or cutting-edge amenities, Bliss Residences offers compelling value. The small unit count (23 units) means limited supply, which can support price stability and appreciation as the broader district develops.
The development's facilities—swimming pool and BBQ area—are functional rather than luxurious, which aligns with the practical, value-focused positioning.[5] This appeals to investors and owner-occupiers seeking efficient use of capital rather than premium lifestyle features.
Investment Considerations for Bliss Residences
Capital Appreciation Potential: Bliss Residences offers moderate capital appreciation prospects tied to District 14's broader development trajectory. The freehold tenure eliminates lease-decay concerns that affect many Singapore properties, providing long-term value stability. Annual appreciation has historically averaged around 1.6%, which may accelerate if the district continues upgrading amenities and transport connectivity.
Rental Yield Opportunity: With estimated gross yields of 3.3-3.6% for 1-bedroom units, Bliss Residences provides competitive income generation. The strong rental demand reflects genuine tenant interest in the location, supported by MRT proximity and improving neighborhood amenities. This makes the development suitable for investors seeking both income and appreciation.
Market Liquidity: The small unit count means fewer transactions overall, which can make resale slightly more challenging than larger developments. However, the freehold status, MRT proximity, and rental appeal ensure ongoing buyer interest. Investors should expect typical resale timelines of 3-6 months depending on pricing and market conditions.
Future Development Catalysts: The Thomson-East Coast Line (TEL) extension, originally planned for 2023, would add Marine Terrace MRT (TE27) within reasonable proximity, further enhancing transport connectivity.[5] The continued development of the Singapore Sports Hub complex and East Coast Park improvements support long-term area appreciation.
Pros and Cons for Potential Buyers
Strengths
- Freehold Tenure: No lease decay concerns; property maintains value indefinitely
- MRT Proximity: 3-minute walk to Kembangan Station (EW6) with direct CBD access
- Competitive Pricing: S$1,446-S$1,538 psf offers value compared to newer or premium eastern developments
- Rental Demand: Strong tenant interest supports 3.3-3.6% gross yields
- Improving Neighborhood: Geylang/Paya Lebar district continues upgrading amenities and transport links
- Limited Supply: Only 23 units means less competition and potential supply-driven appreciation
Considerations
- Mature Development: Completed in 2008; building systems and common areas may require maintenance investment
- Basic Amenities: Swimming pool and BBQ area are functional but not premium compared to newer developments
- Modest Appreciation: Historical 1.6% annual appreciation is steady but not aggressive
- Lower Transaction Volume: Fewer units mean less frequent transactions and potentially longer resale timelines
- District Perception: Geylang area carries certain neighborhood perceptions that may affect some buyer preferences
Who Should Consider Bliss Residences?
Owner-Occupiers: Buyers seeking affordable freehold living with excellent MRT connectivity and a improving neighborhood. The development suits professionals working in the CBD or eastern business areas who prioritize transport convenience and value over luxury amenities.
Investors: Those seeking steady rental income (3.3-3.6% yields) combined with long-term capital appreciation. The freehold status and MRT proximity make it attractive for buy-and-hold strategies. Smaller investor portfolios may find the S$795,000-S$950,000 entry price more accessible than larger developments.
Upgraders: Buyers moving from HDB or smaller properties who want freehold living and rental income potential without the premium pricing of newer developments.
Frequently Asked Questions About Bliss Residences Pricing
What is the current average price at Bliss Residences?
Based on 2024 transaction data, Bliss Residences trades at approximately S$1,446-S$1,538 per square foot, with absolute prices ranging from S$795,000 for smaller 1-bedroom units to S$950,000 for larger configurations.[2][4] These prices reflect recent market activity and represent a mature freehold development in the Geylang/Paya Lebar district.
Has Bliss Residences appreciated in value?
Yes, the development has shown steady appreciation. A comparable 1-bedroom unit sold for S$755,000 (S$1,433 psf) in 2021 and achieved S$795,000 (S$1,538 psf) in 2024—approximately 5% growth over three years.[2] This represents consistent but modest annual appreciation of around 1.6%, typical for mature freehold developments in established districts.
What rental income can I expect from a unit at Bliss Residences?
Estimated gross rental yields range from 3.3-3.6% annually for 1-bedroom units, based on current market rents of approximately S$2,200-S$2,800 monthly.[1] Larger units command higher absolute rents; a 2,800 sqft unit achieved S$9,000 monthly rent in July 2024.[1] Actual yields depend on unit size, condition, and market conditions at the time of rental.
How does Bliss Residences pricing compare to nearby developments?
Bliss Residences offers competitive value for District 14 freehold apartments, particularly given its MRT proximity and freehold tenure. The S$1,446-S$1,538 psf pricing is lower than newer developments or those in premium eastern locations like Katong, reflecting its mature age and Geylang location. For investors prioritizing value and rental yield over architectural prestige, it compares favorably to alternatives.
Is Bliss Residences a good investment for capital appreciation?
Bliss Residences offers moderate capital appreciation potential tied to District 14's broader development. The freehold tenure eliminates lease-decay concerns, and the MRT proximity ensures ongoing relevance. Historical appreciation of 1.6% annually is steady if unspectacular. It suits investors seeking balanced returns combining rental income (3.3-3.6% yields) with long-term capital growth rather than aggressive appreciation.
Making Your Decision with Homejourney
Bliss Residences represents a practical, value-oriented option for buyers and investors seeking freehold living with strong MRT connectivity in an improving district. The current pricing of S$1,446-S$1,538 psf reflects fair value for the development's characteristics, location, and market position.
To make a confident decision, you should verify current market conditions and available inventory. Property Search Browse available units at Bliss Residences to see current listings and actual asking prices. For comprehensive analysis including transaction history and detailed market trends, view the complete Bliss Residences project analysis on Homejourney.
