91 Paya Lebar Way - 1 Units for Sale

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91 Paya Lebar Way – PropertyGuru Market Pulse Insights

Area-level search behaviour shows the development remaining relevant within current property browsing activity, drawing on 30 days of PropertyGuru search activity in Macpherson / Potong Pasir.

Popular preferences: Gym, Balcony, Tennis Court, Corner Unit

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 375K
  • Avg PSF: S$ 520 psf (69.75% lower compared to Macpherson / Potong Pasir average of S$ 1,719 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the primary focus for seekers looking at this property. With only a single unit currently available, this limited inventory profile aligns with a highly competitive entry point for the district. The development is priced at a significant discount relative to the broader Macpherson / Potong Pasir average, offering a distinct value proposition. This high-demand, low-supply dynamic for smaller layouts is likely to support steady interest from price-sensitive buyers in the near term.

Location & Lifestyle Highlights — 91 Paya Lebar Way 780m (9 mins) to MACPHERSON MRT STATION — This major interchange connects you to both the Circle Line and Downtown Line, making your daily commute across the island very efficient. 91 Paya Lebar Way offers a practical and efficient living space right in the heart of a mature estate, where everything you need for a modern urban lifestyle is just a short walk away. This location is perfect for those who value being close to established food centres and reliable transport links while staying in a well-connected industrial and residential hub. Nearby hotspots: MRT Stations:

• MATTAR MRT STATION (863m, 10-11 mins) — A handy alternative on the Downtown Line that provides a direct route to the Central Business District and Bukit Timah area.
• ALJUNIED MRT STATION (1148m, 14-15 mins) — Easy access to the East-West Line for quick trips to Bugis, City Hall, or out towards Changi Airport.

Bus Stops (35 within 1 km):

• BLK 90 (252m, 3-4 mins) — Very close to home for catching local bus services that run through the Paya Lebar and MacPherson areas.
• OPPOSITE MACPHERSON STATION EXIT D (442m, 5-6 mins) — Conveniently located for residents to hop on various bus routes that complement the MRT network.

Education & Early Learning:

• SUPER TALENT CHILDCARE LTD (130m, 1-2 mins) — Just a minute away, making morning drop-offs and evening pick-ups incredibly easy for working parents.
• BETHEL KINDERLITES (211m, 2-3 mins) — A nearby preschool option that offers early childhood education within a short walking distance.
• GEYLANG METHODIST SCHOOL (PRIMARY) (913m, 11-12 mins) — A reputable local primary school located within a manageable distance for families with young children.

Healthcare & Wellness:

• CIRCUIT ROAD MARKET AND FOOD CENTRE (214m, 2-3 mins) — A great spot nearby to find affordable local meals and fresh produce for a healthy daily diet.
• GEYLANG POLYCLINIC (609m, 7-8 mins) — Provides essential subsidized healthcare services and medical check-ups for the family close to home.
• CENTRAL CLINIC (730m, 9-10 mins) — Offers reliable medical consultations and general healthcare services within the immediate neighbourhood.

Shopping & Retail:

• GIANT (466m, 5-6 mins) — A convenient supermarket nearby for all your daily groceries and household essentials without needing to travel far.
• FAIRPRICE (813m, 9-10 mins) — Another reliable option for fresh food and household supplies located just a short walk away.
• PAYA LEBAR SQUARE (1067m, 13-14 mins) — A major shopping mall offering a wide variety of retail brands, services, and lifestyle shops.

Dining & Food:

• MUFIZ RESTAURANT (290m, 3-4 mins) — A local dining spot nearby that is perfect for a quick and tasty meal any time of the day.
• YONG LI COFFEE STATION (309m, 3-4 mins) — A classic coffee shop setting for residents to enjoy traditional breakfast and local beverages.
• MK CAFE (479m, 5-6 mins) — A casual place to grab a coffee or a light bite while staying within the Paya Lebar vicinity.

Highly attractive for: Young Professionals, Business Owners, Young Couples, Investors

Market & Rental Insights

91 Paya Lebar Way demonstrates a profile of significant capital appreciation and high-yielding rental potential within the current market landscape.

• PSF Appreciation: S$477 → S$535 over recent years (12.16%) from 2023 - 2026.
• Expected Rental Yield: At 9.26%, this reflects a strong return for investors.
• Transactions: 3 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 9.26% and a 12.16% increase in PSF, 91 Paya Lebar Way presents a compelling case for investors despite modest transaction volumes.

Published date: June 16, 2026