Non-landed Housing Development Amenities: Schools, Shopping, Transport

Non-landed Housing Development on Jalan Ayer in District 14 (Geylang, Paya Lebar) offers exceptional access to schools within 1-2km, shopping malls like PLQ and NEX within 10 minutes, and Paya Lebar MRT just 8 minutes walk away. This cluster article dives into these key lifestyle amenities, helping buyers and investors evaluate daily convenience and long-term value. As part of Homejourney's comprehensive coverage, it links back to our detailed project analysis for Non-landed Housing Development D14.

Project Context: Jalan Ayer in Dynamic District 14

Located at Jalan Ayer, this freehold Singapore condo in Geylang/Paya Lebar (D14) targets upgraders and investors seeking mature estate benefits with modern facilities. Developed under URA guidelines, it features TOP in 2026 with 1-4 bedroom units (45-150 sqm), resort-style pools, gyms, and 24-hour security. District 14's transformation via Paya Lebar Quarter (PLQ) boosts connectivity and amenities, making it ideal for families and professionals. Homejourney verifies all details from official URA and LTA sources for your trusted decision-making.

Insider tip: Jalan Ayer's position offers quieter living away from Geylang's bustle yet close to Paya Lebar's growth. Check available units on Homejourney for current listings.

Transport Connectivity: Seamless Access from Jalan Ayer

Paya Lebar MRT (Circle Line & East West Line) is an 8-minute walk (650m) from Non-landed Housing Development, providing direct routes to CBD (15 mins), Changi Airport (25 mins), and Orchard (20 mins). Exit A leads straight to Jalan Ayer via covered walkways, ideal for rainy days. Bus stops on Lorong 15 Geylang offer 40+ services (e.g., 2, 13, 62) connecting to Serangoon and Tampines.

• Expressways: PIE (2km, 4 mins), ECP (3km, 5 mins), CTE (5km, 8 mins) for drivers.
• Walkscore: High walkability to MRT; cycle paths link to national trails.
• Future uplift: Thomson-East Coast Line enhancements by 2026 improve frequencies.

This setup supports car-light living, with ample car parks (1.2 lots/unit) and EV charging. For financing, use Homejourney's mortgage calculator.

Schools: Family-Friendly Education Hub

District 14 hosts 20+ schools within 1-2km, appealing to families. Primary options include Geylang Methodist School (PSLE band 8-12, 800m walk), Paya Lebar Methodist Girls' School (Primary, 1.2km), and St. Gabriel's Primary (1km). Secondary schools like Geylang Methodist Secondary (1.5km) and Broadrick Secondary (900m) offer strong programs.

• International schools: Canadian International School (3km via MRT), Stamford American (4km).
• Insider tip: School balloting prioritizes proximity; register early via MOE portal.
• Tertiary: Singapore University of Technology & Design (SUTD) 4km away.

These align with URA's family-centric planning. Families appreciate playgrounds and childcare within the development. See our Non-landed Housing Development D14: Complete Guide to District 14 Living ">D14 living guide for more.

Shopping and Dining: Everyday Convenience

PLQ Mall (Paya Lebar Quarter, 10-min walk/2 MRT stops) anchors retail with FairPrice Xtra, Uniqlo, dining (400+ outlets), and cinema. NEX Mall (Serangoon, 12 mins via MRT) adds 200 shops, NTUC FairPrice, and food courts. Local gems: Geylang Serai Market (hawker centre, 1km) for authentic Malay cuisine, open 7am-10pm.

• Supermarkets: Cold Storage at PLQ (daily 8am-10pm), wet markets on Lorong 1 Geylang.
• Dining diversity: Michelin-starred spots in Geylang, casual zi char nearby.
• Insider tip: Off-peak PLQ visits avoid crowds; weekend markets offer fresh produce deals.

Condo facilities complement with minimarts. For maintenance post-move, explore Aircon Services ">Homejourney aircon services.

Evaluating Amenities for Your Lifestyle

Actionable steps:

1. Map your commute using LTA's OneMap app from Jalan Ayer.
2. Visit schools during open houses (Feb-Mar annually).
3. Time shopping trips: PLQ peaks 6-9pm weekdays.
4. Compare via Homejourney projects directory.

Pros: Balanced amenities drive 4-6% annual appreciation (URA data 2025). Cons: Peak-hour MRT crowds; noise from nearby ECP. Best for families/investors eyeing 3-4% rental yields. Prices range S$1,800-2,500 psf (2026 est., verify URA). Read our Non-landed Housing Development Price Trends: D14 Market Analysis 2026 ">price trends analysis.

FAQ: Non-landed Housing Development Amenities

How far is Paya Lebar MRT from Jalan Ayer?
8-minute walk (650m) via covered linkways, Exit A. Direct to CBD in 15 mins.

What schools are near Non-landed Housing Development?
Geylang Methodist (800m primary), Paya Lebar Methodist Girls' (1.2km), within MOE 1km priority radius.

Best shopping malls for residents?
PLQ (10 mins), NEX (12 mins MRT), Geylang Serai Market (1km) for daily needs.

Is it walkable for families?
Yes, high walkability to MRT, schools, markets; child-friendly paths abound.

Investment outlook for amenities?
Strong, with PLQ expansion boosting values 10-15% by 2028 (URA GLS trends).

Ready to explore? Browse listings, view project analysis, or contact an agent. Homejourney prioritizes your safety with verified data—your trusted partner in Singapore property.