Condos in Geylang: Area Guide (2026)

Geylang is a Rest of Central Region (RCR) estate with older HDB flats, three MRT lines and a mix of homes, food streets and small businesses. The 2018 version of this guide compared shoebox condos using 2018 prices, which no longer apply. This guide uses current official data and explains the rules that shape small units.

At a glance

• Geylang is in the RCR. URA’s RCR price index fell 1.2% in Q2 2026 and rose 0.2% in the Q3 flash estimate.
• About 71% of residents live in HDB flats and about 22% in condos and other private apartments.
• Eight MRT stations on the East-West, Circle and Downtown lines have exits in the planning area.
• HDB resale medians (Oct 2025–Sep 2026): 3-room S$380,800, 4-room S$740,000, 5-room S$916,500. Only 9% of resales reached S$1m.
• URA’s guideline sets a floor of 35 sqm of internal area for every new private flat or condo unit.

The estate in numbers

SingStat’s 2025 survey counts 117,640 residents in Geylang. Of these, 83,770 live in HDB flats, 25,380 in condos and other apartments, and 6,090 in landed homes. About 22% are aged 65 or older (Propwise calculation from SingStat’s age table).

Leases in the resale data start between 1967 and 2020, with a median start year of 1983. That makes Geylang older than Queenstown (median 2008). Geylang mixes homes with food, industrial and entertainment uses. The mix changes from lorong to lorong, so judge each address on its own.

URA’s segment definitions put Geylang in the Rest of Central Region (RCR), outside postal districts 9, 10 and 11. The RCR guide explains the segment.

MRT, roads and schools

We matched LTA exit locations to URA’s planning-area boundary. Eight stations have exits in Geylang: Eunos (EW7), Paya Lebar (EW8/CC9), Aljunied (EW9), Mountbatten (CC7), Dakota (CC8), MacPherson (CC10/DT26), Mattar (DT25) and Ubi (DT27). Paya Lebar and MacPherson are interchanges. LTA’s pages for the Thomson-East Coast Line, Cross Island Line and other new lines show no new Geylang station that we could find, and Master Plan 2025’s rail station layer shows no planned station in Geylang beyond the existing ones.

MOE’s school directory lists eight schools in its Geylang zone. The primary schools are Canossa Catholic, Geylang Methodist, Haig Girls’, Kong Hwa and Maha Bodhi. The secondary schools are Broadrick, Geylang Methodist and Manjusri. For Primary 1, MOE ranks applicants by home-to-school distance, so confirm the distance with MOE before you buy.

HDB resale and rent benchmarks

This table is a Propwise calculation from the HDB resale dataset and the HDB rental dataset, Oct 2025–Sep 2026 (resales by registration month, rents by approval month).

Flat type	Resales	Median resale price	Median monthly rent (contracts)
3-room	317	S$380,800	S$2,850 (563)
4-room	228	S$740,000	S$3,600 (321)
5-room	76	S$916,500	S$4,000 (98)

Propwise calculation, data.gov.sg, Oct 2025–Sep 2026.

Islandwide medians were S$440,000 (3-room), S$630,000 (4-room) and S$740,000 (5-room). Of Geylang’s 654 resales, 61 were S$1m or more, and 24 of those were on Circuit Road in flats with leases from 2016 and 2020.

Medians shift with the flats that happen to sell. Geylang’s 4-room median was S$802,044 in the previous 12 months, against S$740,000 now. In the latest year, 59 of 228 4-room sales were in flats with leases from 2010 onwards (median S$990,888). Compare like with like.

Condos and shoebox units here

“Shoebox” has no official definition. URA’s dwelling-unit guidelines (updated 7 June 2026) set the rules that matter. As a guide, every self-contained unit should have at least 35 sqm of internal area. Outside the Central Area, a development can have at most 20% of its units at 50 sqm or less, and must have at least 20% at 100 sqm or more. URA’s maps also list nine estates as “areas with 100sqm control”, including Marine Parade, Joo Chiat-Mountbatten and Telok Kurau-Jalan Eunos. Check the maps for your address. These rules cover new developments, so older projects can have smaller units.

Smaller units show higher prices per sq ft but lower total prices. Say a 450 sq ft unit sells at S$2,000 per sq ft and a 700 sq ft unit at S$1,800. The first costs S$900,000 and the second S$1.26m. Compare both measures.

For the RCR, prices moved +0.8%, −1.2% and +0.2% in Q1, Q2 and the Q3 flash estimate. The Q2 release shows RCR vacancy at 6.1% and 4,380 unsold units in uncompleted RCR projects. We did not identify a 2026 URA land tender inside Geylang, so land bids at Bishan (S$17,350.26 per sqm of GFA) and Dover Drive in Queenstown (S$16,750.94) are the nearest RCR guides.

We do not list individual condos. Check a project’s sales on URA’s Property Market Information search. Banks cap debt at 55% of income and test loans at 4%. Use the Propwise mortgage calculator to test your numbers.

What is coming

Master Plan 2025 says Paya Lebar Air Base will move from the 2030s, freeing about 800 ha in the east for a new town. It will lift some building height limits around the base. URA mentions new rail lines and transit priority corridors there, with no dates. HDB’s 30 September 2026 release says the November 2026 BTO exercise includes Geylang.

Who it suits, and a checklist

Geylang may suit buyers who want city-fringe access and lower HDB entry prices than Queenstown or Bishan. It may suit less well if you want a quiet, uniform neighbourhood. See what makes a good location.

1. Visit the street by day and at night.
2. Check the unit’s internal area against the 35 sqm rule and compare it with other units in the project.
3. Compare price per sq ft and total price.
4. Check the tenure. See valuing leasehold property.
5. Time the walk to the station.
6. Check rents for the same size before you count on income.

Bottom line

Geylang offers rail access and lower HDB prices than its RCR neighbours, but it varies by street. Unit size rules and tenure matter more here than a list of “top” condos.

Sources

• General Household Survey 2025: population by planning area, dwelling type and age — SingStat, 30 Jun 2026
• Resale flat prices; Renting out of flats; MOE school directory; LTA MRT station exits; Master Plan 2019 boundary; Master Plan 2025 rail station layer — data.gov.sg, checked 2 Oct 2026 (Propwise calculations)
• 2nd Quarter 2026 real estate statistics (24 Jul 2026); Q3 flash estimate (1 Oct 2026); tender awards (Bishan, Dover Drive) — URA
• Guidelines on Dwelling Units in Non-Landed Residential Developments — URA, updated 7 Jun 2026
• Draft Master Plan 2025 — URA, 25 Jun 2025
• Thomson-East Coast Line — LTA, checked Oct 2026
• P1 registration: home-to-school distance — MOE, 11 Sep 2026
• Flash estimate of Q3 2026 resale price index and upcoming flat supply — HDB, 30 Sep 2026
• MSR and TDSR rules — MAS, checked Oct 2026