Ness
Ness is a freehold apartment in District 14 (Geylang) that obtained TOP in 2015, with 62 units across 1 block. Across 101 transactions on record, units have recently transacted around S$695k (S$1,552 psf, ~441 sqft). There are 24 units for sale from S$700k to S$1.35M.
| Tenure | Freehold |
|---|---|
| TOP year | 2015 |
| Developer | PHOENIX LAND (S) PTE LTD |
| Units | 62 in 1 block |
| District and area | District 14 · Geylang · RCR |
| Nearest MRT | Dakota MRT, 527 m (~8 min walk) |
| Latest median psf | S$1,552 psf, last 12 URA caveats to Aug 2026 |
What's for sale and for rent at Ness?
Ness has 24 units listed for sale, asking S$700k to S$1.35M (median S$1,320 psf), and 11 units for rent at a median of S$2,850 a month.
For sale
24 listings
S$700k – S$1.35M
For rent
11 listings
S$890 – S$3,000 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 0-bedroom | 1 | S$730k–S$730k | — |
| 1-bedroom | 3 | S$700k–S$700k | S$1,624 psf |
| 2-bedroom | 20 | S$730k–S$1.35M | S$1,293 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Ness?
Floor plans for Ness aren't in PropKaki's library yet. Across 101 URA caveats, units range from 388 sqft to 1,055 sqft, and the middle half are 431 sqft to 463 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 0-bedroom | 441 sqft | S$730k |
| 1-bedroom | 431 sqft | S$700k · S$1,624 psf |
| 2-bedroom | 441 sqft to 1,049 sqft | S$730k · S$1,293 psf |
Check the Floor Plan Finder for Ness →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at Ness?
Units have recently transacted around S$695k (S$1,552 psf), at a gross rental yield of about 3.3% (URA caveat data).
Recent median price
S$695k
recent · 101 sales on record
Median PSF
S$1,552 psf
recent transactions
Median rent (monthly)
S$1,922
366 rentals on record
Gross rental yield
3.3%
indicative, gross
Units currently for sale are asking a median of S$1,320 psf — about 15% below the most recent transacted PSF.
Source: URA caveat data, through Aug 2026.
What has recently sold at Ness?
Ness has 101 recorded sales; the most recent transacted at S$920,000 in Aug 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Aug 2026 | S$920,000 | 570 | S$1,613 psf |
| May 2026 | S$695,000 | 431 | S$1,614 psf |
| Jul 2025 | S$680,000 | 431 | S$1,579 psf |
| Apr 2024 | S$780,000 | 560 | S$1,394 psf |
| Dec 2023 | S$720,000 | 441 | S$1,631 psf |
| Nov 2023 | S$718,000 | 463 | S$1,551 psf |
| Sept 2023 | S$695,000 | 463 | S$1,502 psf |
| Aug 2023 | S$680,000 | 431 | S$1,579 psf |
| Aug 2023 | S$790,000 | 570 | S$1,385 psf |
| Jul 2023 | S$613,000 | 388 | S$1,582 psf |
| Jun 2023 | S$680,000 | 452 | S$1,504 psf |
| May 2023 | S$685,000 | 441 | S$1,552 psf |
101 sales and 366 rentals on record since Mar 2012. Source: URA.
Are prices at Ness rising?
The median transacted PSF at Ness has risen 26% over the past 14 years (2012–2026), from S$1,278 psf to S$1,613 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,613 psf | S$695k | 2 | +4.0% |
| 2023 | S$1,551 psf | S$685k | 8 | +11.6% |
| 2022 | S$1,390 psf | S$680k | 9 | +4.0% |
| 2021 | S$1,337 psf | S$600k | 7 | +7.6% |
| 2020 | S$1,242 psf | S$575k | 3 | -8.4% |
| 2018 | S$1,356 psf | S$627k | 5 | +11.2% |
| 2017 | S$1,219 psf | S$538k | 2 | +4.0% |
| 2016 | S$1,172 psf | S$530k | 3 | -8.3% |
| 2012 | S$1,278 psf | S$573k | 59 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Ness a good investment?
Of 42 units at Ness that were bought and later resold (bought from 2012, resold up to 2026), 76% sold for more than they were bought for, with a median gain of 11% over a median 8.6-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 3.3%. Units listed now ask about 15% less per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
76%
of 42 resales here
Median gain
11%
gross, before costs
Median hold
8.6 years
bought to resold
Every unit at Ness with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is Ness and what's nearby?
Ness is located in Geylang, in the Central Region of Singapore.
Ness is a freehold apartment completed in 2015. It was developed by PHOENIX LAND (S) PTE LTD. The development has 62 residential units. It sits on a land area of 827 sqm and has a gross floor area of 42 sqm. The plot ratio is 2.8.
NESS is located at 38 Lorong 32 Geylang, Singapore 398298. It is part of District 14, Geylang / Eunos, Geylang. The project falls within the Central Region and the RCR market segment.
The nearest rail connection is Dakota MRT, approximately 527m away, around 8 minutes on foot. Nearby amenities include Kinex for shopping, ABEDIN TRADING PTE. LTD. for groceries, Blk 51 Old Airport Road # for food options, and Lorong 40 Geylang Pg for greenery and recreation. Facilities in the development include Gymnasium room and Swimming pool.
How far is Ness from MRT and schools?
The nearest MRT/LRT to Ness is Dakota MRT, about 527 m away (~8 min walk). 4 schools are within 1 km, including 2 primary schools.
Getting around
- Dakota MRT527 m · ~8 min
- Aljunied MRT598 m · ~9 min
- Paya Lebar MRT792 m · ~12 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Kong Hwa SchoolPrimary schoolwithin 1 km · P1 priority258 m
- Broadrick Secondary SchoolSecondary schoolwithin 1 km628 m
- Geylang Methodist School (Primary)Primary schoolwithin 1 km · P1 priority634 m
- Geylang Methodist School (Secondary)Secondary schoolwithin 1 km716 m
- Chung Cheng High School (Main)Secondary school1.0 km
- Tanjong Katong Girls' SchoolSecondary school1.1 km
- Tanjong Katong Secondary SchoolSecondary school1.2 km
- Dunman High SchoolMixed-level school1.5 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Ness and how big is the development?
Ness was developed by PHOENIX LAND (S) PTE LTD, with 62 units.
- Developer
- PHOENIX LAND (S) PTE LTD
- Blocks
- 1
- Land area
- 827 sqm (8,902 sqft)
- Gross floor area
- 42 sqm (452 sqft)
- Plot ratio
- 2.80
What facilities does Ness have?
Ness has 2 facilities, including Gymnasium room, Swimming pool.
What does it cost to own a unit at Ness?
Buying a unit at Ness (~S$695k) needs about S$5,088/mo in income and S$2,341/mo in repayments, after S$15,450 stamp duty and a S$174k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$695k) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$15,450
BSD, tiered
Downpayment (25%)
S$174k
cash + CPF
Monthly instalment
S$2,341/mo
30y @ 3.5%
Income required
S$5,088/mo
TDSR @ stress rate
How many property agents are active around Ness?
7,770 CEA-registered agents closed at least one recorded deal in District 14 — where Ness sits — in the last 12 months, across all property types.
Active agents · 12mo
7,770
District 14 · closed ≥1 deal
Deals on record
39,512
all-time · all property types
Source: CEA public transaction records, attributed to District 14 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Ness? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Ness's own transactions.
PropKakiRecent units at Ness sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Ness
Is Ness freehold?⌄
Yes. Ness is freehold, so ownership does not run out.
How old is Ness?⌄
Ness was completed (obtained TOP) in 2015, so it is about 11 years old.
Is Ness a good investment?⌄
Of 42 units at Ness that were bought and later resold (bought from 2012, resold up to 2026), 76% sold for more than they were bought for, with a median gain of 11% over a median 8.6-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 3.3%. Units listed now ask about 15% less per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Ness an EC?⌄
No. Ness is a private apartment development, not an executive condominium (EC).
Who is the developer of Ness?⌄
Ness was developed by PHOENIX LAND (S) PTE LTD.
What is the price of a condo at Ness?⌄
Units at Ness have recently sold for around S$695k (S$1,552 psf), the median of the last 12 URA caveats to Aug 2026. The price depends on size, floor and facing. 24 units are listed for sale from S$700k to S$1.35M.
Where is Ness located?⌄
Ness is at 38 Lorong 32 Geylang, Singapore 398298, in Geylang (District 14). The nearest MRT station is Dakota MRT, about 527 m away.
How many units are there in Ness?⌄
Ness has 62 units in 1 block.
How much do I need to earn to buy at Ness?⌄
For a unit around S$695k as a first home, you'd need roughly S$5,088/mo in income (assessed at the stress-test rate), with repayments near S$2,341/mo after a S$174k (25%) downpayment and S$15,450 Buyer's Stamp Duty.
Are prices at Ness going up?⌄
The median price per square foot at Ness has risen about 26% between 2012 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Ness?⌄
Kong Hwa School, Geylang Methodist School (Primary) are within 1 km of Ness. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.