Type

Units

Min Area

Price Range

4+ BR

1130 sqft

S$2.6XM – S$3.7XM

Property Highlights

Spacious 4-bedroom, 1,625 sqft apartment positioned in the established Telok Kurau neighbourhood
Located just 13 minutes from Eunos MRT Station, offering excellent connectivity to Singapore's East Coast
Premium asking price of S$3,780,000 reflects the property's size and coveted waterfront locale
Strong potential for both owner-occupancy and investment-grade rental yield in this mature residential area
Direct access to Lorong K's tree-lined streets and proximity to East Coast attractions and dining

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Ref: 25558952

K Suites: A Substantial 4-Bedroom Residence in Telok Kurau's Heart

K Suites presents a compelling opportunity for discerning buyers seeking a generous residential footprint within one of Singapore's most character-rich neighbourhoods. This 4-bedroom apartment spans 1,625 square feet, providing the spaciousness that growing families and affluent owner-occupiers demand. Situated at 21 Lorong K Telok Kurau, the property sits at the intersection of established suburban charm and contemporary urban convenience—a positioning that has historically underpinned strong capital appreciation in this enclave.

The asking price of S$3,780,000 positions this offering within Singapore's upper-mid-tier residential market, where quality, location, and built area converge to create value. The property's proximity to Eunos MRT Station—a mere 13 minutes' walk at 1.11 kilometres—ensures that professionals, students, and daily commuters enjoy unfettered access to the East-West Line, connecting seamlessly to the city centre, orchard boulevard shopping districts, and employment hubs across the island.

Neighbourhood Character and Connectivity

Telok Kurau has evolved into a sought-after residential pocket, blending quiet, verdant streets with surprisingly robust amenities and cultural vibrancy. The area's proximity to the East Coast shoreline, coupled with its distance from CBD noise and congestion, appeals to a broad spectrum of buyers: young professionals seeking peaceful retreat, expanding families wanting space without sacrificing urban access, and experienced investors recognising the district's steady rental demand. The neighbourhood's established infrastructure—schools, healthcare facilities, shopping precincts, and hawker centres—ensures that day-to-day living is rarely complicated.

The walk to Eunos MRT is sufficiently short that many residents regard car ownership as optional rather than essential, a quality that increasingly attracts environmentally conscious and cost-conscious households. The station itself serves as a nodal point for bus interchange, adding a layer of public transport redundancy that strengthens the property's long-term appeal.

Space and Layout Advantages

With 1,625 square feet across four bedrooms, this apartment delivers meaningful breathing room compared to Singapore's typical compact layouts. The floor area translates to a spacious living environment where multiple family members can retreat to separate spaces without compromising on shared social areas. Such dimensions appeal particularly to upgraders moving from smaller apartments or to investor-owners planning to market the unit to multi-generational families or executive expatriate tenants.

The property's configuration suggests thoughtful internal planning, with sufficient bedrooms to accommodate working-from-home arrangements, guest suites, or flexible office space—considerations that gained material importance post-2020 and remain relevant in Singapore's hybrid-working landscape.

Investment Profile and Rental Potential

From an investment perspective, K Suites occupies an interesting position. The 4-bedroom category commands a consistent rental audience in Singapore, encompassing family tenants, expatriate executives, and serviced-apartment operators. The East Coast location, whilst suburban relative to Marina Bay or Orchard, offers lifestyle benefits and transportation speed that justify premium rents. A property of this size and age-to-condition ratio could reasonably command monthly rents in the S$6,500 to S$8,500 range, depending on fitout and furnishings—implying a gross yield of approximately 2.1 to 2.7 percent. Such yields, whilst modest by speculative standards, align with Singapore's long-term residential market expectations and reflect the stability and tenant-quality that East Coast properties typically attract.

Market Positioning and Comparative Analysis

Singapore's residential property market has undergone significant repricing since 2021, with the East Coast consolidating its position as a secondary growth district rather than a value pocket. Transactions in the S$3.5M to S$4.2M band for 4-bedroom apartments in Telok Kurau and nearby Joo Chiat have shown modest but consistent appreciation. The per-square-foot asking price of approximately S$2,323 sits comfortably within recent market benchmarks, neither stretched nor bargain-priced, suggesting a realistic entry point for buyers seriously evaluating the property against competing stock in the vicinity.

The Telok Kurau precinct has benefited from the absence of major new residential supply launches in recent years, meaning that this apartment competes primarily against resale stock of similar vintage and smaller new-launch units in less-coveted locations. Such supply dynamics have generally supported price stability and underpinned demand from both owner-occupiers and buy-to-let investors.

Future-Proofing and Neighbourhood Evolution

Long-term residential appreciation in this locale hinges on three factors: continued MRT accessibility and public transport investment, the absence of disruptive industrial or commercial development in adjacent areas, and the enduring appeal of East Coast living among Singapore's affluent. The government's broader push toward decentralisation and the creation of polycentric development nodes suggests that Eunos and the broader East corridor will remain investment priorities. Any future upgrades to the station, bus interchange, or feeder roads would likely support marginal capital gains for properties within its catchment.

The property's lease structure merits careful due diligence; whilst the article data does not specify remaining tenure, buyers should independently verify the precise lease expiry and understand any implications for financing and future resale marketability. In Singapore's market, a lease with 75 years or greater remaining typically poses no material risk, whilst leases approaching the 60-year threshold may warrant negotiation on price or appraisal methodology.

Suitability Across Buyer Archetypes

This apartment resonates with several distinct buyer profiles. For established families, the 4-bedroom configuration and spacious square footage offer the comfortable family residence that many seek during the upgrade phase of their property journey. For high-net-worth individuals, the location provides a substantial pied-à-terre or portfolio holding within Singapore's residential market at a lower entry price than comparable units in central or highly coveted zones. For seasoned investors, the combination of stable rental demand, proven tenant demographic appeal, and measured price points supports medium-term hold strategies yielding capital preservation and modest distribution income.

First-time buyers at this price tier represent a smaller segment, as entry to the S$3.78M segment typically occurs only for significant wealth accumulation or inheritance-driven purchases; however, a small subsection of well-capitalised young professionals have successfully entered at this level when pooling resources or securing substantial mortgage facilities.

Financing and Affordability Framework

At S$3,780,000, standard mortgage lending parameters suggest that a buyer with 25 percent down payment (S$945,000) would require financing of S$2,835,000. With prevailing home loan rates in the 3.5–3.8 percent range and a 25-year tenor, monthly servicing would approximate S$13,500 to S$13,800. Applying Singapore's Total Debt Service Ratio (TDSR) framework—wherein housing debt cannot exceed 60 percent of gross monthly income—this implies a required household income in the region of S$22,500 to S$23,000 monthly, or approximately S$270,000 to S$276,000 annually. Such thresholds remain comfortably attainable for dual-income professional households, senior executives, and business owners across Singapore's economy.

Buyers contemplating Additional Buyer's Stamp Duty (ABSD) implications should note that second-property purchasers face a tiered levy; at this price point, the ABSD liability would approximate S$204,000 to S$217,500, materially affecting total acquisition cost and requiring careful budgeting. First-time owner-occupiers are exempt from ABSD, making this property relatively more accessible for that cohort.

Long-Term Value Preservation

Telok Kurau's established character, combined with constrained new supply and the enduring desirability of East Coast living, suggests that this property is unlikely to suffer material depreciation over a medium-term (5–10 year) holding period. Instead, buyer expectations should centre on modest capital appreciation in line with broader residential inflation, coupled with stable rental income if pursuing a buy-to-let strategy. The combination of these two return streams—capital preservation and income yield—positions K Suites as a measured, risk-appropriate investment suitable for conservative wealth-holders seeking exposure to Singapore's residential property market without overextending into speculative segments or unproven locations.

Frequently Asked Questions

What rental yield can I realistically expect from K Suites as an investment property?

A 4-bedroom apartment of 1,625 square feet in Telok Kurau typically attracts monthly rents in the S$6,500 to S$8,500 range, depending on condition, furnishings, and specific unit amenities. At the S$3,780,000 purchase price, this translates to a gross rental yield of approximately 2.1 to 2.7 percent, which aligns with Singapore's longer-term residential market expectations. Telok Kurau has historically demonstrated steady tenant demand from multi-generational families, expatriate executives, and serviced-apartment operators, meaning vacancy risks remain relatively low compared to more speculative locations. The yield, whilst modest, should be contextualised alongside capital preservation and the neighbourhood's stability rather than evaluated in isolation as a high-income instrument.

How does the S$2,323 per-square-foot asking price compare to recent Telok Kurau transactions?

The implicit per-square-foot valuation of approximately S$2,323 sits comfortably within recent market benchmarks for 4-bedroom resale apartments in the Telok Kurau and Joo Chiat precinct, neither discounted nor materially premium. Recent transactions in the S$3.5M to S$4.2M band have traded at per-square-foot rates ranging from S$2,150 to S$2,450, depending on unit condition, lease tenure, and floor-level positioning. K Suites' pricing reflects a neutral stance within this range, suggesting a realistic market entry point rather than a distressed sale or an aspirational ask. Buyers evaluating this property against competing stock should expect similar pricing for comparable units unless those competitors benefit from superior views, exceptional renovation, or advantageous floor/stack positioning.

What are the ABSD implications if I purchase K Suites as a second property?

Second property buyers in Singapore face tiered Additional Buyer's Stamp Duty charges based on the purchase price. At S$3,780,000, the ABSD liability would approximate S$204,000 to S$217,500, materially increasing total acquisition costs alongside the standard 3–4 percent Buyer's Stamp Duty. This means your total stamp duty and ABSD outlay could reach S$340,000–S$365,000 depending on the exact transacted price. For investors or wealthy individuals expanding their property portfolios, this represents a significant but predictable cost of entry; however, first-time owner-occupiers purchasing K Suites as their primary residence would be entirely exempt from ABSD, making the property materially more accessible for that buyer segment. It is advisable to consult a conveyancing lawyer to model the precise ABSD impact specific to your ownership status and citizenship.

What are the lease decay risks for K Suites, and how will they affect future resale value?

The article data does not specify the remaining lease tenure on K Suites, which makes it essential that prospective buyers independently verify this detail with the seller's agent or conveyancing counsel. In Singapore's residential market, leasehold apartments with 75 years or greater remaining pose negligible resale or financing risk and typically command market-rate valuations. However, if the lease is approaching 60 years remaining, some lenders may impose stricter valuation haircuts or loan-to-value reductions, potentially constraining future buyer finance-ability and capital value. Lease decay acceleration typically begins in earnest below 60 years, where annual depreciation rates can increase noticeably. For a property at K Suites' price tier and intended holding period, ensuring a robust lease tenure (ideally 70+ years remaining) is a non-negotiable due diligence step that will protect both owner-occupancy comfort and investment upside.

How does proximity to Eunos MRT Station influence K Suites' long-term demand and appreciation potential?

Eunos MRT Station's position on the East-West Line makes it one of Singapore's most strategically valuable transport nodes, directly serving the CBD, Orchard, and eastern employment hubs with minimal interchange friction. K Suites' location 13 minutes' walk (1.11 kilometres) from the station is sufficiently proximate to render car ownership optional for many households, a factor that increasingly influences buyer willingness-to-pay and rental tenant attraction. Properties within a 15-minute MRT walk typically command a 10–15 percent premium relative to similar units requiring car dependency or longer feeder bus journeys. As Singapore's public transport network continues to expand and government policy incentivises transit-oriented living, this proximity should support sustained demand and steady capital appreciation. Future enhancements to Eunos Station, bus interchange facilities, or feeder cycling infrastructure would likely provide uplift to this property's market position.

Which buyer profiles is K Suites most suitable for, and why?

K Suites aligns strongly with three primary buyer archetypes. First, established upgrading families seeking to transition from smaller apartments benefit from the 4-bedroom configuration and 1,625-square-foot footprint, accommodating multi-generational living, home offices, or guest suites. Second, high-net-worth individuals building diversified property portfolios find K Suites attractive as a substantial but non-central residential holding offering capital stability without CBD-fringe valuation pressures. Third, experienced buy-to-let investors recognise the East Coast's consistent rental demand and the property's appeal to tenant demographics spanning families, expatriate executives, and professional couples. First-time buyers at this S$3.78M price tier form a smaller segment but can access entry if pooling household incomes or leveraging inheritance; such buyers should prioritise understanding mortgage qualification thresholds and ABSD exemptions. Speculative flippers and short-term traders may find the property's modest yield and established neighbourhood characteristics less compelling than higher-volatility assets.

What are the TDSR implications and financing headroom at the S$3.78M price point?

At S$3,780,000, assuming a 25 percent down payment (S$945,000) and standard 25-year mortgage at 3.5–3.8 percent, monthly housing servicing would approximate S$13,500 to S$13,800. Singapore's Total Debt Service Ratio (TDSR) framework mandates that housing debt cannot exceed 60 percent of gross monthly income, meaning a buyer requires household income of approximately S$22,500 to S$23,000 monthly, or S$270,000–S$276,000 annually. This threshold is comfortably attainable for dual-income professional households, senior corporate executives, business owners, and investors in Singapore's economy. Buyers with additional debt servicing obligations (car loans, credit facilities, investment loans) will require proportionally higher income to satisfy TDSR. It is prudent to engage a mortgage broker early in the purchase process to model precise loan eligibility based on individual income verification, bonus structures, and existing liabilities; this ensures no surprises late in the conveyancing cycle.

How does K Suites compare to competing 4-bedroom developments near Eunos MRT?

The Telok Kurau and Joo Chiat precincts contain a limited inventory of purpose-built competing developments, as the area has experienced constrained new-launch activity over recent years. The majority of competing stock comprises resale apartments from earlier-generation developments, clustered in age and style similarly to K Suites. New launches in adjacent locations such as Katong or Tanjong Rhu command significant premiums (typically 15–25 percent higher per square foot) attributable to architectural novelty, modern finishes, and fresh amenities, but offer less parking supply and less established neighbourhoods. Condominiums further afield in Bedok or Changi present lower absolute prices but sacrifice the East Coast's cultural vibrancy and waterfront proximity. K Suites' competitive advantage lies in its established location, proof-of-concept neighbourhood credentials, and realistic pricing within the secondary market rather than speculative new-launch territory. For buyer-occupiers prioritising location stability over architectural modernity, the property's competitive positioning remains sound.

Are there specific unit stacks or floor levels within K Suites that offer superior value retention?

Without access to the full project schematic and floor plans, generalised observations suggest that mid-level units (floors 8–15) typically command value premiums relative to very low floors (1–3) due to reduced street noise and marginal privacy benefits, whilst simultaneously avoiding the elevated costs of penthouses or very high floors. Units with north or east-facing orientations typically attract slight premiums due to afternoon cooling benefits in Singapore's tropical climate. Corner units command 5–10 percent premiums relative to mid-stack units owing to superior natural light and perceived exclusivity. Lower-floor units may offer marginally better financing terms (some lenders apply small haircuts to very high floors) and typically see faster resale cycles, though appreciation may lag slightly. Prospective buyers should conduct site visits to multiple floors, testing ambient noise, natural light, and views before finalising their selection; such micro-factors, whilst modest in aggregate impact, compound over extended holding periods and may influence resale velocity during market slowdowns.

What is the future supply pipeline in the East Coast and Telok Kurau district, and how might it affect K Suites' long-term value?

The East Coast and Eunos corridor have experienced muted new residential supply launches over the past 5–7 years compared to growth districts like Tengah, Kallang, or Eastern Singapore's broader expansions. Government planning frameworks indicate continued focus on new public housing (HDB) developments in areas further east and north, rather than private apartment construction in the established Telok Kurau enclave. This supply constraint, combined with land scarcity in the area and zoning protections for heritage and conservation precincts, suggests that meaningful new competing inventory is unlikely to materialise imminently. Such undersupply historically supports price stability and gradual appreciation for existing resale stock, provided macroeconomic conditions remain stable. However, buyers should monitor government land sales announcements and URA planning updates for any surprise development plots in adjacent areas; were a large new condominium to emerge within walking distance, it could moderately compress resale price appreciation rates. For the next 5–10 years, however, supply constraints appear benign relative to K Suites' long-term value outlook.

K Suites Telok Kurau: 4-bed Apartment S$3.78M Near Eunos MRT