Rent vs D14 -29.7%
Rents below district median
Ness's latest 12-month median rent is $2,600 compared with the D14 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Ness rent and sale price
D14 / Geylang, Eunos
Address 38 Lorong 32 Geylang Ness Singapore 398298
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Quick summary about Ness
Ness is a freehold apartment in D14 / Geylang, Eunos. The page currently tracks 131 rentals and 22 sales.
- Latest 12M median rent is $2,600 per month from 33 rentals. The bedroom and floor-area tables below show the full loaded history.
- All-time median sale price is $682,500, with median sale PSF at $1,488 psf from 22 sales.
- Rent is down 11.9% over the last 3 months. Sale PSF is up 5.1% over the last 3 months.
Ness Market Brief
Compare the project with D14 across rent, sale PSF, tenure and transaction activity.
Compared with D14
Sale PSF vs D14 -9.8%
Sale PSF near district median
Ness's all-time median sale PSF is $1,488 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 4.57%
Rent support above district screen
Gross yield is roughly 4.57% versus a D14 screen of 2.97%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 34.3% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +11.8%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Ness against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $2,600
Is the asking rent fair?
$2,450 to $2,750 is the first fair-rent band to check. Above $2,750 should have a visible reason.
All-time median sale PSF $1,488 psf
Is the purchase price fair?
$660,000 to $700,000 and $1,440 to $1,530 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $2,500
Are similar units renting for more?
1 bed and 400 to 500 sqft give the closest unit-size checks.
Rent stability 34.3% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +11.8%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Ness Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 22 resale transactions
Total sold value $15.5M
Ness Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 131 Jun 2021 to Jun 2026
Sale transactions 22 Jul 2021 to Jul 2025
Rent trend -11.9% Last 3 months
Sale PSF trend 5.1% Last 3 months
Ness 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
DAKOTA MRT STATION (CC8) 0.53 km away
DAKOTA MRT STATION 0.55 km away
ALJUNIED MRT STATION (EW9) 0.6 km away
Schools nearby
BROADRICK SECONDARY SCHOOL 0.63 km away
GEYLANG METHODIST SCHOOL (PRIMARY) 0.63 km away
GEYLANG METHODIST SCHOOL (SECONDARY) 0.72 km away
ETONHOUSE BROADRICK INTERNATIONAL SCHOOL & PRE-SCHOOL 0.83 km away
Amenities
51 OLD AIRPORT ROAD FOOD CENTRE AND SHOPPING MALL Mall / retail · 0.51 km away
GEYLANG PARK CONNECTOR Park / green link · 0.42 km away
MARKET & HAWKER CENTRE (BLK 117 ALJUNIED AVE 2) Food centre · 0.88 km away
Ness Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $2,550 44 rentals in view
Latest median sale PSF $1,579 psf 1 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 4 $2,550 0 - -
Apr 2026 2 $2,675 0 - -
Mar 2026 2 $2,550 0 - -
Feb 2026 4 $2,895 0 - -
Jan 2026 5 $2,600 0 - -
Dec 2025 2 $3,200 0 - -
Nov 2025 3 $2,650 0 - -
Sept 2025 2 $3,000 0 - -
Aug 2025 5 $2,600 0 - -
Jul 2025 4 $2,600 1 $1,579 psf $680,000
Jun 2025 1 $2,300 0 - -
May 2025 1 $2,750 0 - -
Projects Similar to Ness
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold La Fleur 0.2 km away 169 transactions
- Median rent
- $2,500
- Median sale PSF
- $1,465 psf
- Median rent
- $2,700
- Median sale PSF
- $1,511 psf
- Median rent
- $2,500
- Median sale PSF
- $1,331 psf
- Median rent
- $2,500
- Median sale PSF
- $1,265 psf
- Median rent
- $2,600
- Median sale PSF
- $1,422 psf
- Median rent
- $2,650
- Median sale PSF
- $1,382 psf
Ness Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,500 $2,443 114
2 bed $3,300 $3,173 17
Ness Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
300 to 400 sqft $2,550 $2,436 22
400 to 500 sqft $2,500 $2,420 80
500 to 600 sqft $2,625 $2,752 18
800 to 900 sqft $3,500 $3,286 7
900 to 1,000 sqft $3,800 $3,433 3
1,000 to 1,100 sqft $2,400 $2,400 1
Ness Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $680,000 $1,519 psf 14
06 to 10 $719,000 $1,341 psf 8
Ness 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
Ness shows a latest 12-month median monthly rent of $2,600 across 33 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $2,600
Rentals in period 33
Rent signal Strong
- 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 Ness show a median price of $682,500 and $1,488 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
All-time median sale $682,500
All-time median PSF $1,488 psf
Sale signal Moderate
- 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. Ness has 22 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $15.5M
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 Ness numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $2,600/mo Test gross and net yield against typical rent. Buy vs rent $682.5K Compare ownership cost against renting. Mortgage $682.5K Estimate monthly payment from the sale price. Stamp duty $1,488 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 Ness 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.
Ness FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Ness?
Ness has a latest 12-month median monthly rent of $2,600 across 33 rentals in that period.
What is the typical sale price at Ness?
The all-time median sale price for Ness is $682,500, based on 22 sales in that period.
What is the median sale PSF at Ness?
The all-time median sale price per square foot for Ness is $1,488 psf. The average for the same period is $1,431 psf.
Is Ness freehold or leasehold?
Ness is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Ness located?
Ness is located at 38 Lorong 32 Geylang Ness Singapore 398298 in D14 / Geylang, Eunos.
How current is the Ness 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.