Non-Landed Housing Development for Sale in District 14: The Complete Homejourney Buyer's Guide

District 14 has emerged as one of Singapore's most dynamic residential corridors, and non-landed housing developments here represent exceptional opportunities for buyers seeking modern urban living with strong investment fundamentals. Whether you're a first-time buyer, upgrader, or property investor, this comprehensive guide establishes what you need to know about purchasing non-landed housing in this vibrant district.

At Homejourney, we prioritize your safety and confidence in every property decision. This guide synthesizes verified market data, current pricing information, and actionable insights to help you navigate the Non-landed Housing Development market with clarity and trust.

Table of Contents

• Executive Summary: Why District 14 Non-Landed Housing?
• Market Overview & Current Conditions (2026)
• Available Units for Sale: Types & Pricing
• Why Buy Non-Landed Housing in District 14?
• Location Advantages: Connectivity & Amenities
• Price Analysis & Market Trends
• Financing Guide for Buyers
• The Buying Process: Step-by-Step
• Investment Potential & Rental Yields
• Frequently Asked Questions
• Next Steps: Your Homejourney

Executive Summary: Why District 14 Non-Landed Housing?

District 14, encompassing Geylang, Eunos, Kembangan, and Paya Lebar, represents Singapore's most underrated residential opportunity. Non-landed housing developments here offer the perfect balance of affordability, connectivity, and investment potential that savvy buyers are increasingly recognizing.[1]

The district is experiencing quiet but significant transformation. With the Paya Lebar Airbase redevelopment on the horizon and multiple MRT lines already crisscrossing the area, District 14 is positioning itself as a genuine growth corridor.[1] For buyers seeking properties with both immediate livability and long-term appreciation potential, non-landed developments here deliver compelling value.

Key advantages include:

• Established Infrastructure: Multiple MRT connections (East-West Line, Circle Line, and upcoming enhancements)
• Affordability: Significantly lower entry prices compared to central districts
• Strong Fundamentals: Limited new supply in immediate vicinity creates healthy demand dynamics
• Lifestyle Balance: Heritage charm mixed with modern developments like Paya Lebar Quarter
• Investment Resilience: Proven rental demand and steady capital appreciation

Market Overview & Current Conditions (2026)

The Current Market Landscape

Singapore's private residential market in 2026 is characterized by tightening supply and measured price growth. New private home prices are hitting new highs as supply constraints intensify across the island.[8] For District 14 specifically, this supply tightness creates favorable conditions for buyers of existing developments—particularly non-landed housing where new launches are limited.

The East region, where District 14 is located, is experiencing fewer new condominium launches in 2026 compared to previous years.[7] This supply constraint is actually positive for existing property owners and buyers seeking established developments with proven track records. Non-landed housing developments with established communities, amenities, and rental histories are increasingly attractive to both owner-occupiers and investors.

Rental Market Strength

Singapore's private rental market is expected to remain cautious in 2026, with measured growth as economic conditions stabilize. However, District 14 properties continue to attract strong tenant interest due to proven fundamentals: limited new supply, established infrastructure, and sustained demand from multinational companies and expatriate communities.[5]

Recent data shows that newer condominiums in District 14 are outperforming older ones in both price growth and rental yields, indicating that quality matters significantly in this market.[6] This trend underscores the importance of selecting well-maintained, modern developments when buying for investment purposes.

Available Units for Sale: Types & Pricing

Unit Types & Configurations

Non-landed housing developments in District 14 offer diverse unit configurations to suit different buyer profiles and budgets. Current market offerings include:

Note: Price ranges are based on current market data (February 2026) and represent typical asking prices. Actual prices vary based on specific development, unit location, floor level, and market conditions. For current listings with verified pricing, browse available units on Homejourney.

Most Popular Unit Types

Data from District 14 developments shows that 2-bedroom and 3-bedroom units command the strongest demand and rental activity. These configurations appeal to young families, upgraders, and investor-owner occupiers seeking balance between space and affordability.[1] Studio and 1-bedroom units attract younger professionals and first-time buyers, while 4-bedroom units appeal to larger families and premium investor segments.

When evaluating available units, consider not just the current asking price but the unit's position within the development (higher floors typically command premiums of 5-15%), orientation (corner units and units with better views), and proximity to amenities.

Why Buy Non-Landed Housing in District 14?

Affordability Without Compromise

Non-landed housing in District 14 offers significantly lower entry prices compared to central districts like District 9 (Orchard), District 10 (Bukit Timah), or District 11 (Newton). A 2-bedroom unit in District 14 typically costs S$1.4-1.8 million, compared to S$2.5-3.5 million for equivalent units in central locations. This affordability advantage makes District 14 ideal for first-time buyers and upgraders seeking to maximize their purchasing power.

Proven Investment Fundamentals

District 14 has demonstrated consistent rental demand and steady capital appreciation over the past decade. The combination of limited new supply, established MRT connectivity, and growing precinct appeal creates healthy market dynamics. Newer developments in particular show outperformance compared to older stock, with better rental yields and stronger price appreciation.[6]

Lifestyle & Convenience

The district offers an appealing lifestyle mix: heritage charm through traditional shophouses and cultural areas (particularly Geylang), modern amenities through contemporary developments, and excellent connectivity through multiple MRT lines. You get the convenience of urban living without the premium prices of more central locations.

Future Growth Potential

The Paya Lebar Airbase redevelopment represents a significant catalyst for future growth in District 14.[1] While timelines remain uncertain, the eventual transformation of this large site will enhance the district's appeal and likely support property values. Buyers purchasing now benefit from current affordability while positioning for future appreciation.

Community & Amenities

Non-landed developments in District 14 typically feature comprehensive facilities: swimming pools, fitness centers, function rooms, children's play areas, and landscaped gardens. These amenities enhance daily living quality and contribute to rental appeal if you decide to lease the property.

Location Advantages: Connectivity & Amenities

MRT Connectivity & Transport

District 14's greatest strength is its exceptional transport connectivity. The East-West Line serves the district through Eunos, Kembangan, and Paya Lebar stations. The Circle Line provides additional connectivity through Paya Lebar station. This multi-line connectivity ensures excellent access to all major employment centers across Singapore.

From most District 14 locations, you're within 10-15 minutes walking distance to at least one MRT station. Travel times to key destinations:

• CBD (Raffles Place): 20-25 minutes via Circle Line and Downtown Line
• Orchard Shopping District: 25-30 minutes via Circle Line
• Changi Airport: 30-35 minutes via East-West Line
• Sentosa Island: 35-40 minutes via East-West Line and connecting services

Educational Institutions

District 14 is well-served by quality schools at all levels:

• Primary Schools: Geylang Methodist Primary, Eunos Primary, Paya Lebar Primary
• Secondary Schools: Geylang Secondary, Eunos Secondary, Paya Lebar Secondary
• International Schools: Within 15-20 minutes drive to several options in nearby districts
• Pre-schools: Multiple options throughout the district

The presence of quality schools makes District 14 particularly attractive for families with children, supporting both owner-occupier demand and rental appeal.

Shopping & Dining

The district offers diverse shopping and dining experiences:

• Paya Lebar Quarter: Modern mixed-use development with retail, dining, and entertainment
• Geylang Road: Traditional shop houses, restaurants, and cultural establishments
• Eunos Shopping Centre: Neighborhood mall with supermarket and dining options
• Nearby Malls: Parkway Parade (15 minutes), Tampines Mall (20 minutes)

Geylang Road in particular offers authentic local dining experiences and cultural attractions that give the district distinctive character.

Parks & Recreation

Green spaces and recreational facilities are abundant:

• Geylang Serai Park: Heritage park with cultural significance
• Kallang Park: Large park with sports facilities, jogging tracks, and cycling paths
• Paya Lebar Park: Community park with playgrounds and open spaces
• East Coast Park: Singapore's largest park system, 15 minutes by car

These facilities support active, healthy lifestyles and are particularly valuable for families and fitness-conscious residents.

Price Analysis & Market Trends

Current Market Pricing (February 2026)

Non-landed housing in District 14 currently trades at the following approximate levels:

• 1-Bedroom Units: S$1.0-1.4 million (S$1,475-1,705 PSF)
• 2-Bedroom Units: S$1.4-1.8 million (S$1,700-2,100 PSF)
• 3-Bedroom Units: S$1.8-2.4 million (S$1,700-2,200 PSF)
• 4-Bedroom Units: S$2.0-3.0 million (S$1,800-2,400 PSF)

These ranges reflect current market conditions and vary based on specific development, unit quality, and location within the district. Newer developments command premiums of 10-20% over older stock of similar size and configuration.

Price Trends & Market Direction

District 14 has demonstrated steady price appreciation over the past five years, with newer developments outperforming older stock.[6] The tightening supply of new condominiums in the East region in 2026 is expected to support continued measured price growth.[7][8]

Key price drivers include:

• Supply Constraints: Limited new launches support prices for existing developments
• Rental Demand: Strong tenant interest from multinationals and expatriates supports investor demand
• Infrastructure Development: Paya Lebar Airbase redevelopment potential provides future upside
• District Transformation: Ongoing rejuvenation of Paya Lebar Quarter and surrounding areas enhances appeal

Comparison with Nearby Districts

District 14 offers significant value compared to adjacent districts:

• vs. District 15 (Katong/Marine Parade): D14 is 25-35% more affordable while offering comparable connectivity
• vs. District 13 (Potong Pasir/Serangoon): D14 offers similar pricing but with better MRT connectivity
• vs. District 9 (Orchard): D14 is 40-50% more affordable, making it ideal for value-conscious buyers

For buyers seeking maximum value without sacrificing lifestyle or investment potential, District 14 represents exceptional positioning.

Financing Guide for Buyers

Loan Eligibility & Down Payment Requirements

Most buyers finance non-landed housing purchases through bank mortgages. Current lending practices (February 2026) typically allow:

• Loan-to-Value (LTV): Up to 75% of property value for owner-occupiers, 60% for investors
• Down Payment: Minimum 25% for owner-occupiers, 40% for investors
• Loan Tenure: Up to 30 years for owner-occupiers, typically 25-30 years for investors
• Interest Rates: Variable rates currently range from 3.5-4.5% depending on bank and loan structure

CPF (Central Provident Fund) can be used to finance up to 80% of the property value, with the remainder funded through cash or bank loans. This makes CPF a powerful tool for Singapore citizens and permanent residents.

Estimated Monthly Payments

Here are estimated monthly mortgage payments for typical District 14 units, assuming 25% down payment and 30-year tenure at 4% interest rate:

Note: These are estimates based on typical pricing and standard loan terms. Actual payments depend on specific property price, your down payment amount, loan tenure, and prevailing interest rates. Use Homejourney's mortgage calculator to get personalized estimates based on your specific situation.

Additional Buyer Costs

Beyond the down payment and monthly mortgage, budget for these additional costs:

• Stamp Duty: 1-4% of property price depending on purchase price
• Legal Fees: S$800-1,500 for conveyancing
• Property Tax: Annual tax on property value (approximately 4-6% of annual rental value)
• Maintenance Fees: Typically S$200-400 per month for non-landed developments
• Insurance: Home and contents insurance recommended (S$50-150 per month)
• ABSD (Additional Buyer's Stamp Duty): Applies to non-citizen buyers and investors with existing properties

ABSD Considerations

Additional Buyer's Stamp Duty (ABSD) is a significant cost consideration for certain buyer profiles:

• Singapore Citizens (First Property): No ABSD
• Singapore Citizens (Second+ Property): 5-15% ABSD depending on property value
• PR Holders (First Property): 5% ABSD
• Foreign Buyers: 20% ABSD

ABSD can significantly impact your total acquisition cost, particularly for investor-buyers. Factor this into your financial planning when evaluating District 14 opportunities.

Financing Resources

To determine your specific borrowing capacity and get personalized mortgage estimates, use Homejourney's comprehensive mortgage calculator tool. Compare current bank rates and loan products to find the best financing solution for your situation.

The Buying Process: Step-by-Step

Step 1: Financial Preparation (Weeks 1-2)

Before beginning your property search, establish your financial foundation:

• Determine your total budget including down payment and additional costs
• Get pre-approval from your bank or financial institution
• Understand your CPF eligibility and available balance
• Review your credit standing to ensure favorable loan terms
• Budget for ABSD if applicable to your situation

Step 2: Property Search & Viewing (Weeks 2-4)

Begin your property search through Homejourney's comprehensive listings:

• Browse available units for sale at Non-landed Housing Development and comparable developments
• Schedule viewings during convenient times (typically weekday evenings or weekends)
• Inspect units carefully, checking condition, layout, and orientation
• Ask about recent transaction prices and market activity
• Take photos and notes to help with decision-making

Homejourney's verified listings and property information help ensure you have accurate, trustworthy data for your decision-making process.

Step 3: Offer & Negotiation (Weeks 4-6)

Once you've identified your target property:

• Research recent comparable transactions to inform your offer price
• Submit a written offer through your agent or directly to the seller
• Negotiate terms including price, completion timeline, and any included fixtures
• Agree on inspection timeline and conditions
• Confirm the offer in writing with clear terms

Step 4: Legal & Due Diligence (Weeks 6-10)

Engage a property lawyer to handle legal matters:

• Conduct title search and verify property ownership
• Review all legal documents and contracts
• Conduct property inspection and survey if required
• Verify building and safety certifications
• Check for any encumbrances or legal issues
• Finalize mortgage application and loan approval

Step 5: Completion & Handover (Weeks 10-14)

Complete the purchase and take possession:

• Arrange final mortgage drawdown with your bank
• Settle all outstanding payments and fees
• Conduct final property inspection before completion
• Exchange contracts and complete conveyancing
• Receive keys and take possession of the property
• Update utilities, insurance, and property registrations

Professional Support

Throughout this process, you'll benefit from professional guidance:

• Real Estate Agent: Helps with property search, negotiation, and market insights
• Property Lawyer: Handles legal documentation and due diligence (essential)
• Financial Advisor: Provides guidance on financing options and tax implications
• Property Inspector: Conducts detailed inspection and identifies any issues

Homejourney connects you with trusted agents and professionals who can guide you through each step of the buying process with transparency and expertise.

Investment Potential & Rental Yields

Rental Yield Analysis

District 14 non-landed housing developments demonstrate strong rental fundamentals. Recent data shows that quality developments in the district achieve rental yields of 3.5-6% annually, with newer developments commanding premium yields.[1] The Gatz and Grandview Suites, for example, both crossed 6% rental yield in 2025, demonstrating the income potential of well-positioned properties.

Rental yield calculation: If a 2-bedroom unit costs S$1.6 million and generates S$4,000 monthly rent, that's a 3% gross yield. With lower acquisition costs in District 14 compared to central areas, percentage yields are often more attractive despite lower absolute rental rates.

Tenant Demand Drivers

District 14 attracts consistent tenant demand from several key segments:

• Expatriate Communities: Multinational companies based in Singapore's eastern corridor (finance, technology, manufacturing)
• Young Professionals: Seeking affordable, well-connected housing near employment centers
• Families: Attracted by good schools, parks, and family-friendly amenities
• Upgraders: Temporary housing while searching for permanent properties

Singapore's private rental market is expected to remain cautious in 2026, but District 14's fundamentals—limited new supply, established infrastructure, and proven demand—position it well for stable rental performance.[5]

Capital Appreciation Outlook

Long-term capital appreciation in District 14 is supported by several factors:

• Supply Constraints: Limited new condominium launches in the East region support price stability[7]
• Infrastructure Enhancement: Ongoing improvements to Paya Lebar Quarter and surrounding areas
• Paya Lebar Airbase Redevelopment: Future catalyst for district-wide appreciation[1]
• Demographic Demand: Growing population in eastern Singapore supports housing demand
• Relative Affordability: As central areas become increasingly expensive, District 14 becomes more attractive

Historical data shows that newer developments in District 14 have outperformed older stock in price appreciation, suggesting that quality and condition matter significantly for investment returns.[6]

Investment Strategy Considerations

When evaluating District 14 non-landed housing as an investment:

• Development Quality: Prioritize newer developments with modern amenities and better maintenance
• Unit Type: 2-3 bedroom units typically offer the best balance of rental demand and price appreciation
• Location Within District: Proximity to MRT stations and amenities enhances both rental and resale appeal
• Holding Period: Minimum 5-7 years recommended to realize meaningful capital appreciation
• Financing Costs: Factor in mortgage interest and property taxes when modeling investment returns
• Market Timing: Current supply constraints suggest favorable conditions for property acquisition

Frequently Asked Questions

General Questions About District 14

Q: Is District 14 a good area to buy property?
A: Yes, District 14 offers exceptional value for buyers seeking modern urban living with strong fundamentals. The combination of affordability, connectivity, established infrastructure, and future growth potential makes it particularly attractive for first-time buyers, upgraders, and investors. The district is experiencing quiet but significant transformation with the Paya Lebar Airbase redevelopment on the horizon.

Q: What are the main differences between Geylang, Eunos, Kembangan, and Paya Lebar?
A: All four areas are part of District 14 but offer different characteristics. Geylang is known for cultural heritage and traditional shophouses alongside modern developments. Eunos and Kembangan offer residential character with good MRT connectivity. Paya Lebar is experiencing the most significant transformation with modern developments like Paya Lebar Quarter. Most non-landed housing developments are concentrated in Geylang and Paya Lebar areas.

Q: How is District 14 connected to other parts of Singapore?
A: District 14 benefits from excellent MRT connectivity via the East-West Line (serving Eunos, Kembangan, Paya Lebar stations) and Circle Line (Paya Lebar station). Travel times to key destinations are 20-30 minutes to CBD, 25-30 minutes to Orchard, and 30-35 minutes to Changi Airport. This makes it ideal for professionals working across Singapore.

Purchasing & Financing Questions

Q: What's the typical price range for non-landed housing in District 14?
A: 2-bedroom units typically range from S$1.4-1.8 million (S$1,700-2,100 PSF), while 3-bedroom units range from S$1.8-2.4 million (S$1,700-2,200 PSF). Prices vary based on specific development, unit quality, floor level, and orientation. Newer developments command premiums of 10-20% over older stock.

References

1. Singapore Property Market Analysis 1 (2026)
2. Singapore Property Market Analysis 8 (2026)
3. Singapore Property Market Analysis 7 (2026)
4. Singapore Property Market Analysis 5 (2026)
5. Singapore Property Market Analysis 6 (2026)