Rent vs D14 +32.4%
Rents above district median
M Suites's latest 12-month median rent is $4,900 compared with the D14 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
M Suites rent and sale price
D14 / Geylang, Eunos
Address 65 Lorong Melayu M Suites Singapore 416952
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Quick summary about M Suites
M Suites is a freehold apartment in D14 / Geylang, Eunos. The page currently tracks 8 rentals and 16 sales.
- Latest 12M median rent is $4,900 per month from 3 rentals. The bedroom and floor-area tables below show the full loaded history.
- All-time median sale price is $1,924,892, with median sale PSF at $1,656 psf from 16 sales.
- Rent is down 0.9% over the last 3 months. Sale PSF is down 1.0% over the last 3 months.
M Suites Market Brief
Compare the project with D14 across rent, sale PSF, tenure and transaction activity.
Compared with D14
Sale PSF vs D14 Near district
Sale PSF near district median
M Suites's all-time median sale PSF is $1,656 psf versus the D14 median of $1,649 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.05%
Rent support near district screen
Gross yield is roughly 3.05% versus a D14 screen of 2.97%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 13.3% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -27.3%
Activity is lighter
8 recent transactions versus 11 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare M Suites against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,900
Is the asking rent fair?
$4,650 to $5,150 is the first fair-rent band to check. Above $5,150 should have a visible reason.
All-time median sale PSF $1,656 psf
Is the purchase price fair?
$1,870,000 to $1,980,000 and $1,610 to $1,710 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $5,075
Are similar units renting for more?
3 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 13.3% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -27.3%
Is activity rising?
Activity is lighter. 8 recent transactions versus 11 in the prior 6-month view.
M Suites Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 16 new sale transactions
Total sold value $30.8M
M Suites Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 8 Jun 2023 to Jun 2026
Sale transactions 16 Jun 2021 to Jul 2022
Rent trend -0.9% Last 3 months
Sale PSF trend -1.0% Last 3 months
M Suites Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
KEMBANGAN MRT STATION (EW6) 0.45 km away
EUNOS MRT STATION (EW7) 0.81 km away
KAKI BUKIT MRT STATION (DT28) 1.3 km away
Schools nearby
TELOK KURAU PRIMARY SCHOOL 0.87 km away
SFA EDUHEARTS INTERNATIONAL SCHOOL 0.96 km away
MANJUSRI SECONDARY SCHOOL 0.99 km away
GLOBAL INDIAN INTERNATIONAL SCHOOL (EAST COAST CAMPUS) 1.53 km away
Amenities
SIMS AVENUE PARK CONNECTOR Park / green link · 0.83 km away
MARKET & HAWKER CENTRE (BLK 4A EUNOS CRESCENT) Food centre · 0.68 km away
M Suites Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,900 8 rentals in view
Latest median sale PSF $1,689 psf 16 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 2 $4,900 0 - -
Nov 2025 1 $5,250 0 - -
Aug 2024 1 $5,600 0 - -
Feb 2024 1 $5,500 0 - -
Nov 2023 1 $5,250 0 - -
Jun 2023 2 $5,300 0 - -
Jul 2022 0 - 1 $1,689 psf $1,727,000
May 2022 0 - 2 $1,635 psf $2,129,876
Apr 2022 0 - 2 $1,633 psf $2,127,061
Mar 2022 0 - 3 $1,652 psf $2,081,649
Feb 2022 0 - 2 $1,644 psf $1,899,041
Oct 2021 0 - 1 $1,675 psf $1,748,888
Projects Similar to M Suites
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Atrium Residences 2.9 km away 229 transactions
- Median rent
- $4,500
- Median sale PSF
- $1,306 psf
- Median rent
- $4,000
- Median sale PSF
- $1,460 psf
- Median rent
- $4,500
- Median sale PSF
- $1,414 psf
- Median rent
- $4,225
- Median sale PSF
- $1,803 psf
- Median rent
- $4,500
- Median sale PSF
- $1,317 psf
- Median rent
- $3,800
- Median sale PSF
- $1,511 psf
M Suites Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
3 bed $5,075 $5,163 4
Unknown $5,300 $5,338 4
M Suites Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,000 to 1,100 sqft $5,275 $5,250 8
M Suites Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,924,892 $1,656 psf 16
M Suites Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
M Suites shows a latest 12-month median monthly rent of $4,900 across 3 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,900
Rentals in period 3
Rent signal Thin
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
All-time sales at M Suites show a median price of $1,924,892 and $1,656 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
All-time median sale $1,924,892
All-time median PSF $1,656 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. M Suites has 16 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $30.8M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run M Suites numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,900/mo Test gross and net yield against typical rent. Buy vs rent $1.9M Compare ownership cost against renting. Mortgage $1.9M Estimate monthly payment from the sale price. Stamp duty $1,656 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D14 to compare M Suites against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
M Suites FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at M Suites?
M Suites has a latest 12-month median monthly rent of $4,900 across 3 rentals in that period.
What is the typical sale price at M Suites?
The all-time median sale price for M Suites is $1,924,892, based on 16 sales in that period.
What is the median sale PSF at M Suites?
The all-time median sale price per square foot for M Suites is $1,656 psf. The average for the same period is $1,649 psf.
Is M Suites freehold or leasehold?
M Suites is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is M Suites located?
M Suites is located at 65 Lorong Melayu M Suites Singapore 416952 in D14 / Geylang, Eunos.
How current is the M Suites transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.