The Reef at King’s Dock is a 429-unit, 99-year leasehold luxury condominium development by Mapletree and Keppel Land in District 4. The condo is located along Keppel Bay and features waterfront living and scenic sea views.
Treasures @ G6 is developed by JK Integrated Development Pte. Ltd.
Project Name: Treasures @ G6
Address: 35, Geylang Lorong 6 S399187
Site area: 7,363.6 sqft
Configuration: 39 units in a single, 8-storey block
Unit types: 39, 1BR units (409 sqft – 1,324 sqft)
Carpark lots: 40
Estimated TOP: 1st April 2017
With no showflat or fitted unit available, an accurate description of any unit in Treasures @ G6 is difficult to make. Based on floor plans however, the smallest unit is a 409 1BR unit and the largest is a 1,324 sqft 1BR unit with a private sky pool deck.
The other two sizes that have access to the public open sky roof terrace are the 872 sqft and 958 sqft 1BR units.
All units despite their sizes are 1BR with much of the differences in space layout taking place in the living room. Master bedrooms are similarly sized with attached bathrooms that are fitted with rain showers for all units.
Microwave ovens and cooker hobs are provided in the kitchens as are the usual sanitary wares for the bathrooms. Wardrobes are built-in to the bedrooms and high and low kitchen cabinets are installed along with solid surface counter tops for the kitchens. Air-conditioning is also provided with its maintenance handled by the owner of the respective units.
Treasures is also a small development overall but it does manage to squeeze in a fair bit of facilities. Do note that given its size, these facilities won’t be comparable to their counterparts in regular sized condominiums. With that said, these are the available facilities:
- Sky terrace
- Outdoor dining area
- Sauna, steam room and shower rooms
- Communal planters
- Swimming pool with water jet corner
- Pool deck
- BBQ area
Granted that communal planters aren’t exactly a facility, it is still greenery that helps to brighten up public areas that residents may congregate at. Ultimately, the units will be what determines the worth of Treasures @ G6 but unlike other Geylang properties, Treasures firmly targets single homeowners.
This may prove to be the more successful manoeuvre as Geylang, despite its gentrification plans is not exactly a suitable place for families with young children to live in, at the moment.
Located in Lorong 6, Treasures @ G6 is more city fringe than the other properties in Geylang. Despite this, it is still about a 12 to 15 minute walk from the closest MRT station – Kallang – to the property.
From Kallang MRT station, take the exit facing Sims Avenue and walk left toward the traffic lights.
Make a right once you cross the light and head in the direction of the shop houses. You’ll know you’re on the right path when you see the dome of the stadium peeking out from behind the trees. But stick to the path along the shop houses, turn left when the path does and continue walking. When you see the petrol station in front of you, it means you’re finally at Geylang.
Treasures @ G6 is on the opposite street, across the road from the petrol station and about a five minute walk down toward Lorong 6. On wet days, the entire trek is partially sheltered along the shop houses but once you cross the road near the petrol station, it’s mostly open-air.
Treasures @ G6 is a right turn at Lorong 6 and about a five minute walk away. It is currently undergoing construction with much of its structure already in place. In true Geylang fashion, it is side by side with its neighbours along a street that is occupied by shops, mini-temples and houses.
But while walking is a straight forward albeit longer option, it is the most convenient. Given how the narrow roads in Geylang are connected to every interlocking street, navigating through traffic during rush hour can turn a five minute drive into something longer.
Fortunately for residents of Treasures @ G6, Lorong 6 is connected to Guillemard Road and Mountbatten Road and while traffic there can get heavy, the roads are not as narrow and therefore less congested than Geylang Road. From Mountbatten Road, residents can get to the Stadium/Kallang Wave Mall along Stadium Boulevard, Goodman Arts Center along Mountbatten Road and Parkway Parade further down.
But being in Geylang and having an almost inexhaustible number of hawker centres, shops, restaurants and more, travelling out to find food is mostly redundant. Just after Lorong 6, if you walk straight instead of turning in toward Treasures are a couple of eateries, including a dentist.
These amenities are less than a two minute walk from Treasures but there’s a much more across the street and for as long as you want to walk. Being Geylang, there are various pubs bars and karaoke places alongside these other amenities.
During the day it’s relatively quiet as the sound of traffic blocks out all other noises, but at night, Geylang takes on a whole different light. The streets will be crowded and no corner of Geylang will be without some activity.
About a seven minute walk away from Treasures is a small heartland mall called BCH @ 301 where Sheng Siong supermarket is its anchor tenant.
There are various other stores inside and around it but for residents of Treasures @ G6, having a proper supermarket is a good thing. Instead of relying on outside stalls where vegetables and fruit are left to oxidise under the natural air, they get fresh and preserved food from Sheng Siong.
So where location is concerned, the only issue Treasures @ G6 faces is that it is a bit of a walk to Kallang MRT station. Amenities are abundant and aside from a cinema, there’s a fair number of entertainment options, including shopping everywhere in Geylang.
As a result, living in Geylang won’t ever be boring even if its nightlife is questionable.
Out of 39 units, 18 have been transacted so far since 2013. The biggest one sold at the time of writing is a 452 sqft unit at $623,760. The lower quantity of sales per year could be a result of the banks quota for Geylang having been reached.
Seeing as how Treasures @ G6 is on Lorong 6 and is therefore considered an ‘even-numbered Lorong’, banks may be more stringent with issuing loans here despite this Lorong being more subdued than the other areas by virtue of its proximity to Kallang and the stadium.
Treasures @ G6 is also different from other properties in that all its units are 1BR despite the sizes. Because of this, it is geared toward singles or individuals who would buy these units for the sole purpose of renting.
Treasures @ G6’s closest competitor currently would be 2013 freehold condominium, Royce Residences. At 40 units, Royce also has more variety. Its 409 and 420 sqft units were sold at $1,222 and $1,429 respectively compared to Treasures’ $1,360 and $1,357 for those same unit sizes. Realistically, prices tend to increase due to yearly inflation but the PSF here suggests that the developers may have lowered their expectations due to market conditions.
With that said, Treasures is a lot closer to Kallang MRT station and Mountbatten Road while Royce Residences is closer to Geylang Road. Some people may prefer living closer to the heart of Geylang but it would appear that where location is concerned, Treasures is in a better spot with a slightly lower PSF for the 420 sqft unit. After all, it is a feat when attempting to leave Geylang the further in you are because of traffic.
However, as Treasures is geared toward singles with all units being 1BR, Royce Residences would be a better option if couples intend to purchase. With that said, a bigger 1BR unit is certainly sufficient for a couple to inhabit comfortably.
Using URA data for rental transactions from Royce Residences, the average monthly rent for a 409 to 420 sqft unit is $1,700. Bigger units in the 700 to 800 sqft range are at $2,400. Both rental amounts are far lower than what you would get in similar sized condo units outside of Geylang.
It is possible for landlords of Treasures to charge a little higher due to the property’s proximity to Kallang MRT station as well as to the bus stop along Lorong 4 that has straight buses to Tampines, Pasir Ris, Bedok and Serangoon.
However, for the purpose of calculating the rental yield as it is, the minimum of $1,700 will be used against a median purchase price of $556,240 for the transacted 409 sqft units. This brings the yearly rental yield to a decent 3.6% for Treasures @ G6.
Geylang properties will always benefit from the location. While the district is infamous, the vice present does not change the fact that Geylang is a good place to live in. It is sufficiently central and connected to various highways and arterial roads that make travelling to town or further east simple enough if you drive.
Alternatively there are buses that get you to where you need to be. The caveat here is that heavy traffic can offset that positive by a large percentage.
But ultimately, living in Geylang is to be living in a dynamic and vibrant district that is still very much reminiscent of old Singapore and of Asia. The chaos here is a breath of fresh air from the organized roads and by-the-numbers estates in the other areas of Singapore. People who enjoy a truly vibrant area will find all of that in Geylang.
Treasures @ G6 gives residents that sort of lifestyle while also providing them with the convenience of being able to get to Kallang MRT station by walking. Likewise travel down to Bedok easily, either through bus from the bus stop along Lorong 4 not more than a five minute walk through the alleyways from Treasures or by driving out onto Guillemard Road instead of Geylang Road.
And with the gentrification of Geylang coming along, residential properties in Geylang will eventually be limited as only commercial buildings will be allowed to be built once the existing properties go en bloc. As a result, the freehold properties in Geylang will be in limited supply which would likely cause their quantums to increase.
Treasures @ G6 is merely one of the several freehold residential properties that are affordably priced that offer interested parties a good chance of securing a unit in Geylang before supply becomes limited and demand increases.