Part of Bliss Residences project analysis
Homejourney Editorial
Bliss Residences stands as one of District 14's most strategically positioned freehold developments, offering a compelling blend of accessibility, lifestyle convenience, and investment potential. Located at 17 Jalan Masjid in the Geylang-Paya Lebar corridor, this boutique 23-unit development completed in 2008 has established itself as a preferred choice for both owner-occupiers and investors seeking proximity to the city while enjoying a more relaxed residential environment.
This comprehensive guide from Homejourney—built on verified data and insights from Singapore's property market—covers everything you need to know about Bliss Residences, from unit configurations and pricing to lifestyle amenities and investment considerations. Whether you're a first-time buyer, seasoned investor, or tenant exploring rental options, this guide provides the actionable intelligence to make an informed decision.
Bliss Residences represents a distinctive entry in Singapore's residential landscape—a freehold apartment development that prioritizes quality over quantity. Developed by One Two Holdings Pte Ltd and completed in 2008, this medium-rise property comprises just 23 residential units across 5 storeys, creating an intimate community feel rare in Singapore's dense urban environment.
The freehold tenure is particularly significant for long-term investors and owner-occupiers, eliminating concerns about lease decay that affect leasehold properties. This permanent ownership structure, combined with the development's strategic location, has contributed to Bliss Residences' resilience through various property cycles.
| Property Name | Bliss Residences |
| Address | 17 Jalan Masjid, Singapore 418942 |
| District | District 14 (Geylang, Paya Lebar) |
| Developer | One Two Holdings Pte Ltd |
| Completion Year (TOP) | 2008 |
| Tenure | Freehold |
| Total Units | 23 residential units |
| Building Height | 5 storeys (medium-rise) |
| Property Type | Apartment/Condominium |
Bliss Residences offers a diverse range of unit configurations catering to different household sizes and lifestyle needs. The development features 12 distinct floor plan types, providing flexibility whether you're a young professional, growing family, or investor seeking diverse unit options for rental income.
| Unit Type | Bedrooms + Bathrooms | Size Range (Sq Ft) | Ideal For |
| Studio | 1 BR + 1 BA | 516–710 | Young professionals, investors |
| 2-Bedroom | 2 BR + 2 BA | 839–914 | Couples, small families |
| 3-Bedroom | 3 BR + 2 BA | 1,506 | Growing families |
| Penthouse | 5 BR + 5 BA | 2,820 | Luxury living, large families |
The size range from 516 to 2,820 square feet demonstrates Bliss Residences' positioning across multiple market segments. The 1-bedroom units, ranging from 516 to 710 sq ft, are particularly attractive for investors seeking rental income, as they align well with demand from young professionals and expatriates working in nearby business districts.
The 2-bedroom units (839–914 sq ft) represent the development's core offering, providing practical layouts with dual bathrooms—a feature that enhances both owner comfort and rental appeal. The 3-bedroom unit at 1,506 sq ft offers genuine family living space, while the rare 5-bedroom penthouse at 2,820 sq ft positions Bliss Residences as a luxury option within District 14.
Units at Bliss Residences feature reinforced concrete slab construction with floor hardener, ensuring durability and sound insulation. The development's medium-rise nature means most units enjoy natural light and ventilation without the height-related maintenance challenges of taller buildings. Many units feature practical layouts with good separation between living and sleeping areas—a key consideration for both owner-occupiers and rental tenants.
Location is perhaps Bliss Residences' strongest asset. Positioned at the intersection of Geylang and Paya Lebar, this development offers what few Singapore properties can: genuine proximity to the city centre combined with a more relaxed, established residential character. District 14's strategic position makes it attractive for commuters, professionals, and investors alike.
Kembangan MRT Station (EW6) sits just 3 minutes' walk away—approximately 130 meters from the development. This proximity is transformative for daily living, providing direct access to the East-West Line's extensive network. From Kembangan, residents can reach Raffles Place (Singapore's financial district) in approximately 12 minutes, making Bliss Residences ideal for CBD workers seeking reasonable commute times without premium central location pricing.
The development also benefits from proximity to multiple other MRT stations within 2km, including:
This multi-line accessibility is significant. If Kembangan experiences service disruptions, residents have immediate alternatives. The Thomson-East Coast Line connection via Marine Terrace adds modern infrastructure benefits, including newer trains and improved service reliability.
Bus Services: Numerous feeder bus services operate through the area, with stops at Masjid Kassim (0.14km) and Kembangan Station (0.16km) serving routes 2, 7, 24, 25, 26, 28, 30, 33, 33B, 42, 67, and 854. This comprehensive bus network provides flexibility for residents preferring surface transport or during MRT maintenance periods.
Bliss Residences' location provides excellent expressway connectivity:
For car owners, this accessibility is invaluable. The development provides 20 car park lots, including 14 mechanical car platforms, offering secure, space-efficient parking. The mechanical platforms are particularly valuable in Singapore's space-constrained environment, allowing more efficient use of limited parking areas.
District 14 occupies a unique position in Singapore's property landscape. Unlike central districts commanding premium pricing, D14 offers established infrastructure, excellent transport links, and strong community character at more accessible price points. The district has historically attracted professionals, families, and investors seeking value without sacrificing convenience.
The area's maturity means infrastructure is well-established: schools, medical facilities, shopping options, and recreational areas are already in place and proven. This contrasts with newer developments in fringe areas where amenities may still be under development.
While Bliss Residences positions itself as a boutique development prioritizing exclusivity over extensive facilities, the amenities provided are carefully curated for resident quality of life.
The deliberate restraint in facility offerings reflects a design philosophy: focus on quality essentials rather than extensive facilities that increase maintenance costs and management complexity. This approach often appeals to investors, as lower maintenance costs translate to better rental yields.
The reinforced concrete construction with floor hardener provides superior sound insulation between units—a significant quality-of-life factor in Singapore's dense residential environment. This construction method also ensures durability and minimal structural maintenance issues, important considerations for long-term owners and investors.
Bliss Residences' location within the Geylang-Paya Lebar corridor provides exceptional lifestyle diversity. This area has evolved into one of Singapore's most vibrant mixed-use zones, combining residential comfort with urban energy.
Within 2km of Bliss Residences, residents access a comprehensive retail ecosystem:
Supermarket access is particularly convenient, with multiple NTUC Fairprice locations at 0.42km (Lengkong Tiga), 0.96km (Eunos Crescent), and 1.54km (Joo Chiat Complex). Cold Storage at Siglap (1.49km) and Giant supermarkets at Bedok Reservoir (1.46km) and Kampong Ubi (1.57km) provide premium grocery options.
The Geylang-Paya Lebar area is renowned for its diverse food scene, offering everything from hawker fare to upscale dining:
Hawker & Local Food Centers:
Specialty Dining: The area hosts Singapore's sought-after eateries including Katong Laksa (famous for traditional laksa), Moolabar (trendy café culture), and Ashtons Steak place (upscale dining). This culinary diversity is a significant lifestyle advantage, particularly for younger residents and those valuing food culture.
District 14 offers exceptional recreational opportunities:
Sports Hub Complex: The Singapore Sports Hub, featuring the National Stadium, OCBC Arena, Water Sport Centre, OCBC Aquatic Centre, Kallang Wave Mall, and Splash-N-Surf, is approximately 1.5-2km away. This world-class sports facility provides residents with premier recreational options, from swimming and water sports to concerts and major sporting events.
Parks & Green Spaces:
This abundance of recreational options makes District 14 particularly attractive for families and health-conscious residents seeking active lifestyles without leaving the neighborhood.
Proximity to quality schools is a key consideration for family buyers. Bliss Residences is well-positioned:
Primary Schools (within 1.7km): St. Stephen's School (0.59km), Eunos Primary (0.97km), Telok Kurau Primary (1.22km), Opera Estate Primary (1.3km), Haig Girls' School (1.37km), Maha Bodhi School (1.52km), CHIJ (Katong) Primary (1.52km), Tao Nan School (1.65km), Ngee Ann Primary (1.73km)
Secondary Schools (within 1.7km): Ping Yi Secondary (1.24km), Manjusri Secondary (1.42km), St. Patrick's School (1.49km), Bedok North Secondary (1.59km), CHIJ Katong Convent (1.63km)
This school density provides families with diverse educational options, from mainstream to specialized institutions. The proximity means children can walk or take short bus rides to school, reducing commute stress.
Multiple healthcare options serve the area, with clinics and medical facilities within walking distance. The proximity to major hospitals via public transport (via MRT connections) ensures residents have access to comprehensive healthcare services.
Disclaimer: Property prices in Singapore fluctuate based on market conditions, economic factors, and individual property conditions. The analysis below reflects market positioning as of January 2026. For current listings and specific unit pricing, consult Homejourney's property search or speak with a qualified property agent.
Bliss Residences' pricing reflects its unique market position: freehold tenure, established location, and boutique nature create a distinctive value proposition within District 14.
As a freehold development in an established area with excellent MRT access, Bliss Residences typically commands pricing that reflects these advantages. The development's 23-unit size means limited supply, which historically supports value retention and appreciation.
Within District 14, Bliss Residences positions itself as a quality-focused option, distinct from larger developments that may offer more extensive facilities but less exclusive environments. This positioning appeals to buyers valuing community feel and investors seeking properties with limited supply dynamics.
For investors, Bliss Residences offers attractive rental fundamentals:
Typical rental yields for well-maintained units in this category range from 3-4% annually, depending on unit type and specific rental market conditions. The 1-bedroom and 2-bedroom units typically achieve higher yields due to stronger tenant demand from young professionals and expatriates.
Bliss Residences presents a compelling investment case for several reasons, though like all property investments, it carries inherent risks and market uncertainties.
Location Maturation: District 14 continues to evolve as a premium residential and commercial hub. The completion of the Thomson-East Coast Line (2023) has already enhanced transport connectivity, and ongoing infrastructure development supports long-term value appreciation.
Freehold Advantage: Unlike leasehold properties that depreciate as lease duration decreases, freehold properties maintain value indefinitely. This structural advantage particularly benefits long-term holders and appeals to estate planners.
Limited Supply: With only 23 units, Bliss Residences has inherent supply constraints. In Singapore's competitive property market, limited supply often supports value stability and appreciation, particularly for well-maintained properties in desirable locations.
Demographic Trends: Singapore's growing expatriate population and young professional demographic continue to drive demand for MRT-adjacent, well-maintained apartments. Bliss Residences' positioning directly aligns with these demand drivers.
The development's location and unit diversity support reasonable market liquidity. Buyers seeking District 14 properties with freehold tenure and MRT access have limited alternatives, which can support resale prospects. However, the boutique nature means fewer units available, so resale timelines may vary.
For investors seeking to understand financing options and calculate potential returns, Homejourney's Bank Rates resource provides current mortgage rates and financing guidance.
Ideal Buyer Profile:
May Be Less Suitable For:
Q: How far is Bliss Residences from Kembangan MRT Station?
A: Bliss Residences is approximately 130 meters (3 minutes' walk) from Kembangan MRT Station (EW6). This exceptional proximity is one of the development's primary advantages, providing direct access to the East-West Line's extensive network.
Q: What is the commute time to the CBD from Bliss Residences?
A: From Kembangan MRT Station, Raffles Place (Singapore's financial district center) is approximately 12 minutes via the East-West Line. Total commute time including walk to station is typically 15-20 minutes depending on specific CBD destination.
Q: Is Bliss Residences suitable for car owners?
A: The development provides 20 car park lots including 14 mechanical car platforms. While this means parking is not guaranteed for every unit, the mechanical platforms efficiently utilize limited space. Residents comfortable with occasional street parking or without daily car use find this acceptable; those requiring guaranteed dedicated parking should clarify availability.
Q: What bus services are available near Bliss Residences?
A: Multiple bus routes serve the area, with stops at Masjid Kassim (0.14km) and Kembangan Station (0.16km). Routes include 2, 7, 24, 25, 26, 28, 30, 33, 33B, 42, 67, and 854, providing comprehensive coverage to various Singapore destinations.
Q: What unit types are available at Bliss Residences?
A: Bliss Residences offers four main unit types: 1-bedroom (516–710 sq ft), 2-bedroom (839–914 sq ft), 3-bedroom (1,506 sq ft), and 5-bedroom penthouse (2,820 sq ft). The development features 12 distinct floor plan variations within these categories.
Q: What facilities are available at Bliss Residences?
A: On-site facilities include a swimming pool with Jacuzzi, BBQ area, 24-hour security, and CCTV surveillance. The development prioritizes quality essentials over extensive facilities, which helps maintain lower maintenance costs.
Q: Is there a gym or fitness center?
View price trends, transaction history, and nearby amenities for Bliss Residences.
