121 Paya Lebar Way - 1 Units for Sale

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121 Paya Lebar Way – PropertyGuru Market Pulse Insights

The project retains a presence in current local search journeys among active property seekers, drawing on 30 days of PropertyGuru search activity. Within the Eunos / Geylang / Paya Lebar market, the development continues to surface as a viable option for those exploring residential opportunities in the vicinity.

Most-searched Units: 3-Bedroom

Popular preferences: Balcony, Tennis Court, Terrace, Gym, Bathtub, Private Pool, Corner Unit

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 520K
  • Avg PSF: S$ 531 psf (64.18% lower compared to Eunos / Geylang / Paya Lebar average of S$ 1,481 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the primary focus for buyer interest in this development. With only a single unit currently available, the limited inventory suggests a highly selective opportunity for seekers looking in this specific area. The property is positioned at a significant value discount relative to the broader Eunos / Geylang / Paya Lebar average PSF, reflecting a competitive entry point. This pricing profile combined with scarce supply may support steady attention from budget-conscious buyers seeking established residential layouts.

Location & Lifestyle Highlights — 121 Paya Lebar Way 900m (11 mins) to MATTAR MRT STATION — Mattar Station provides a direct link to the Downtown Line, making it very easy to reach the Central Business District and Chinatown for work or leisure. Located along Paya Lebar Way, this project offers a practical and efficient urban lifestyle where daily essentials and transport links are always within reach. It is a great spot for those who want to be close to the action of Paya Lebar and Aljunied while enjoying a more settled residential vibe. Nearby hotspots: MRT Stations:

• ALJUNIED MRT STATION (919m, 11-12 mins) — Access to the East-West Line connects you straight to City Hall, Raffles Place, and Changi Airport.
• MACPHERSON MRT STATION (1169m, 14-15 mins) — This handy interchange station links the Circle Line and Downtown Line for better travel across the island.

Bus Stops (28 within 1 km):

• BLK 102 (423m, 5-6 mins) — Convenient bus services right nearby for quick trips around the Geylang and Paya Lebar areas.
• SIMS URBAN OASIS (448m, 5-6 mins) — Multiple bus routes available here to help with your daily commute to work or school.

Education & Early Learning:

• SUPER TALENT CHILDCARE LTD (299m, 3-4 mins) — A very close option for parents looking for reliable early childhood care just a short walk away.
• GEYLANG METHODIST SCHOOL (SECONDARY) (806m, 9-10 mins) — A well-established local school nearby that is convenient for families with teenage children.
• GEYLANG METHODIST SCHOOL (PRIMARY) (822m, 9-10 mins) — This reputable primary school is within a manageable distance for a stress-free morning school run.

Healthcare & Wellness:

• CIRCUIT ROAD MARKET AND FOOD CENTRE (387m, 4-5 mins) — A great local spot for fresh produce and healthy food options just a few minutes away.
• MACPHERSON MEDICAL CLINIC (756m, 9-10 mins) — Reliable medical services nearby to take care of your family's basic healthcare needs.
• GEYLANG POLYCLINIC (864m, 10-11 mins) — Comprehensive public healthcare services and subsidized medical care located within the neighbourhood.

Shopping & Retail:

• GIANT (721m, 8-9 mins) — Your go-to spot for daily groceries and household essentials without having to travel far.
• FAIRPRICE (842m, 10-11 mins) — A trusted supermarket nearby that makes it easy to stock up on fresh food and pantry items.
• PAYA LEBAR SQUARE (1352m, 16-17 mins) — A major retail hub offering a wide variety of shops, services, and lifestyle brands.

Dining & Food:

• MUFIZ RESTAURANT (545m, 6-7 mins) — A local dining spot perfect for a quick and tasty meal close to home.
• YONG LI COFFEE STATION (564m, 6-7 mins) — A handy place to grab your morning coffee or a casual bite in the neighbourhood.
• MCDONALDS (671m, 8-9 mins) — A familiar and convenient fast-food option for a quick treat or a late-night snack.

Highly attractive for: Young Couples, Urban Professionals, Investors

Market & Rental Insights

121 Paya Lebar Way demonstrates a profile of capital appreciation and high rental returns within the local market.

• PSF Appreciation:S$502 → S$524 over recent years (4.38%) from 2023 - 2026.
• Expected Rental Yield: At 7.58%, this reflects a strong return for investors.
• Transactions:4 rental transactions in the last 6 months and 2 sale transactions in the last 12 months, indicating modest rental and limited sale activity.
• PG Pulse Insight: With a strong rental yield of 7.58% and steady PSF growth, the project offers a compelling investment case despite modest transaction volumes.

Published date: October 2, 2026