K Suites
K Suites is a 19-unit freehold boutique condominium at 21 Lorong K Telok Kurau in District 15, developed by Euro Properties on the former Ji Liang Gardens site, six freehold terraced houses acquired en bloc for S$18.6 million on a caveat lodged in June 2021. JGP Architecture designed it as a single five-storey block of 3- to 5-bedroom homes and duplex penthouses. It previewed on 23 September 2022 and started selling in April 2023. EdgeProp's caveat record runs from S$2,196 psf in May 2023 to a project high of S$2,443 psf in November 2024, and the developer released its final units in February 2025 from S$2,154 psf as the condo neared TOP. The draw is freehold tenure in a quiet Telok Kurau landed enclave walkable to Eunos MRT; the constraint is scale, which means minimal facilities and a thin resale-comparison pool.
The numbers, on one page.
- District
- D15 (Rest of Central Region), Telok Kurau / East Coast, off Still RoadSource: EdgeProp; 99.co; SRX
- Address
- 21 Lorong K Telok Kurau, Singapore 425617Source: EdgeProp; SRX; Yahoo SG (postal 425617)
- Developer
- Euro Properties (Euro Properties International; subsidiary EG Properties), a member of Euro Group International founded by Neo Que YauSource: EdgeProp; Yahoo SG (founder/Euro Group International)
- Total units
- 19 (boutique, single block)Source: EdgeProp; 99.co; SRX; Yahoo SG
- Configuration
- 1 block, 5 storeys; 15 sheltered carpark lots (some EV-ready)Source: EdgeProp; 99.co (carpark)
- Tenure
- FreeholdSource: EdgeProp; 99.co; SRX
- Architect
- JGP ArchitectureSource: EdgeProp; Yahoo SG
- Est. TOP
- ~2025 (EdgeProp's preview and Feb 2025 articles cited 1Q2025; very likely TOP-obtained by Jun 2026). 99.co and portals tag 2026Source: EdgeProp (1Q2025); 99.co (2026)
- Site area
- 14,875 sqft per EdgeProp/Yahoo SG; some portals report 14,289 sqft (1,327 sqm) — two measurements of the same Ji Liang Gardens parcel, not different sitesSource: EdgeProp/Yahoo SG (14,875); 99.co (14,289)
- Unit mix
- 5x 3-bedroom (797-1,087 sqft), 10x 4-bedroom (1,076-1,270 sqft), 4 duplex penthouses (one 4-bed 1,389 sqft; three 5-bed 1,625-1,679 sqft)Source: EdgeProp; Yahoo SG (launch mix)
- Pricing (projected vs transacted)
- Projected S$2,400-2,500 psf at preview; early caveat S$2,196 psf (May 2023), then 8 units (42%) at avg S$2,099 psf by Nov 2024, project high S$2,443 psf (Nov 2024); 10 units sold by Feb 2025 when the balance was released. Live portal asking ~S$2,154-2,635 psfSource: EdgeProp (preview projection; Nov 2024 new-high + avg; Feb 2025 '10 sold'); portal balance/asking pages
- Final release (Feb 2025)
- 3-bed from S$2.058m (S$2,582 psf); 4-bed from S$2.525m (S$2,347 psf); sole released 5-bed penthouse S$3.5m (S$2,154 psf) - 3 of 4 penthouses already soldSource: EdgeProp (final-units article); Yahoo SG mirror
- Predecessor / land cost
- Former Ji Liang Gardens (six freehold terraced houses), en bloc S$18.6 million, caveat lodged Jun 2021; demolition from 4Q2022Source: EdgeProp; Yahoo SG
- Preview / sales start
- Previewed 23 September 2022; residences first started selling April 2023Source: EdgeProp (preview + new-high); Yahoo SG
- Ceiling heights
- 4.3m first storey; 3.5m levels 2-4; up to 7m double-volume in duplex penthouse centresSource: EdgeProp/Yahoo SG (preview)
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 6 Jul 2026.
89% sold to date
A 19-unit freehold boutique off the East Coast.
K Suites pairs two things East Coast buyers prize and rarely get together at this quantum: a full freehold title and a quiet Telok Kurau landed enclave off Still Road rather than a busy arterial. The site is the former Ji Liang Gardens, six freehold terraced houses that Euro Properties bought en bloc for S$18.6 million on a caveat lodged in June 2021. That low land basis is what lets a 19-unit boutique pitch around S$2,400-2,500 psf and still pencil. The trade-off is scale: 19 units in one five-storey block means minimal facilities and a thin resale-comparison pool at exit, even though the developer fitted a lap pool, aqua pool and outdoor gym. Buyers here pay for tenure, location and low density, not amenity. The mix runs from 3-bedroom homes (797-1,087 sqft) through 4-bedroom layouts up to duplex penthouses of 1,625-1,679 sqft, which positions it as an own-stay or small-family product rather than a shoebox investor play.
Transacted ~S$2,100-S$2,440 psf — freehold, boutique.
K Suites previewed on 23 September 2022 and began selling in April 2023, with the developer projecting S$2,400-2,500 psf at the outset. The EdgeProp caveat record tells a more nuanced story. Early sales cleared below the projection: a 1,270 sqft first-floor four-bedder transacted at S$2,196 psf (S$2.79 million) in May 2023, and by EdgeProp's November 2024 update eight units (42%) had sold at an average of S$2,099 psf since sales began. Pricing then firmed as the building neared completion: a new project high of S$2,443 psf was set in November 2024 on an 872 sqft three-bedder (S$2.13 million), up from the prior S$2,196 psf high. By early February 2025, EdgeProp reported 10 of the 19 units sold, and Euro Properties released the remaining units as TOP neared: three-bedders from S$2.058 million (S$2,582 psf), four-bedders from S$2.525 million (S$2,347 psf), and the sole remaining five-bedroom penthouse at S$3.5 million (S$2,154 psf), with three of the four penthouses already sold. Live portal and balance-unit listings show asking prices roughly S$2,154-2,635 psf, which is asking, not a developer price list or a transacted average. For a near-completed 19-unit boutique, the honest read is that pricing drifted up over a multi-year sell-down rather than spiking on a launch weekend.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| K Suitessubject | D15 · Telok Kurau | 19 | Freehold | TOP ~2025 | ~S$2,100-2,440 transacted (boutique) |
| K Suites | D15 - Telok Kurau | 19 | Freehold | ~2025 (EdgeProp cited 1Q2025; portals tag 2026) | caveats S$2,196 (May 2023) to S$2,443 psf (Nov 2024); avg S$2,099 across 8 units by Nov 2024; 10 sold by Feb 2025; Feb 2025 release S$2,154-2,582 psf |
| Koon Seng House | D15 - Koon Seng Rd | 17 | Freehold | Previewed Feb 2024, sales from Mar 2024 | launch 3-bed (1,033 sqft) from S$2,284 psf; 2-bed (786 sqft) from S$2,288 psf (Macly Group) |
| The Continuum | D15 - Thiam Siew Ave | 816 | Freehold | Est. 2025/2026 | launched May 2023; 26.5% (216/816) sold at avg S$2,732 psf on launch weekend (Hoi Hup Realty / Sunway Property, per EdgeProp and The Star) |
| Jansen House | D19 - Kovan | 21 | 999-year | TOP 2027 | low-entry boutique, previewed Apr 2024 (Mequity GS / Macly Group); portal asking ~S$1,926-2,041 psf |
References are EdgeProp/SRX/URA-reported. Comparables are D15 freehold boutiques and recent launches; the freehold tenure and small 19-unit scale drive the pricing over facilities.
Nineteen homes, space-led.
K Suites is a single five-storey freehold block of just 19 large-format homes — five 3-bedders, ten 4-bedders and four duplex penthouses (one 4-bedroom, three 5-bedroom). It is a scarcity-and-space product in the Telok Kurau landed belt, not a facilities play.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 3-Bedroom | 5 | 797-1,087 | from S$2.058m (S$2,582 psf) on Feb 2025 release; project high S$2,443 psf (872 sqft, Nov 2024) |
| 4-Bedroom | 10 | 1,076-1,270 | from S$2.525m (S$2,347 psf) on Feb 2025 release; early caveat S$2.79m (S$2,196 psf, May 2023) |
| Penthouse (4-bed duplex) | 1 | 1,389 | indicative (duplex, double-volume up to 7m ceiling) |
| Penthouse (5-bed duplex) | 3 | 1,625-1,679 | sole remaining penthouse tagged S$3.5m (S$2,154 psf), Feb 2025; 3 of 4 penthouses already sold |
Sizes from the developer's mix and EdgeProp/SRX caveats; boutique 19-unit development with no large-scale facilities.
Lorong K — in the Telok Kurau landed grid.
K Suites sits in a quiet mixed-landed pocket of Telok Kurau, off Still Road in District 15, an established East Coast enclave rather than a fringe plot. The everyday-amenity picture leans on the wider Joo Chiat / Katong / East Coast belt rather than an on-site offering. For transit, Eunos MRT (EW7) on the East-West Line is the nearest station within walking distance, with Kembangan (EW6) and the Thomson-East Coast Line stops at Marine Parade (TE26) and Marine Terrace (TE27) in the wider catchment. For families, Telok Kurau is well served, with CHIJ (Katong) Primary, Tao Nan School and Haig Girls' School among the nearby primary schools. The defining tension is the same one that makes the address desirable: it is low-rise and residential, so building height and facility footprint are constrained and the immediate surroundings are landed homes rather than a mall-anchored town centre. Buyers who want calm, freehold tenure and an East Coast address will value that; buyers who want a doorstep MRT and resort-style facilities will find the trade visible.
Quiet landed streets, the East Coast within reach.
K Suites sits in the tranquil Telok Kurau landed grid off Still Road, within the wider catchment of Haig Girls', CHIJ (Katong) and Tao Nan, a short distance from the new Thomson-East Coast Line stations at Marine Parade and Marine Terrace, a drive from the Katong retail belt (i12 Katong, Katong V, Parkway Parade), and close to East Coast Park. It is a small-scale, location-led freehold boutique rather than a transit-on-the-doorstep buy.
- CHIJ (Katong) Primary<1 km
- Tao Nan School<1 km
- Haig Girls' School<1 km
- Telok Kurau Primary School~2.1 km (approx., straight-line)
- Eunos MRT (EW7)~940 m (approx., straight-line)
- Kembangan MRT (EW6)~1.1 km (approx., straight-line)
- Marine Parade MRT (TE26)~820 m (approx., straight-line)
- Marine Terrace MRT (TE27)~890 m (approx., straight-line)
- Parkway Parade~1.3 km (approx., straight-line)
- Katong V~1.1 km (approx., straight-line)
- East Coast Park~1.5 km (approx., straight-line)
- Telok Kurau Park~780 m (approx., straight-line)
Scarcity and tenure over scale.
K Suites is a freehold-character buy in a quiet pocket, not a facilities one. Here's the honest split.
Freehold scarcity off the East Coast.
The investment angle is narrow but defensible. Full freehold tenure on a small boutique can hold relative value better than 99-year stock as lease decay compounds elsewhere, and the Telok Kurau / East Coast rental catchment is deep, with Eunos MRT walkable. But with only 19 units, a final release at S$2,347-2,582 psf, and a transacted average that climbed from ~S$2,099 psf (Nov 2024) to a S$2,443 psf high, the entry price leaves limited headroom. Rental yield and tenure preservation, not rapid capital appreciation, are the stronger thesis. The developer was still selling the balance after 10 of 19 units cleared by Feb 2025, so absorption has been patient rather than urgent.
Space-led owners wanting a quiet street.
This is fundamentally an owner-occupier product: a freehold home in a quiet, landed-flanked Telok Kurau enclave, walkable to Eunos MRT, in the CHIJ (Katong) / Tao Nan / Haig Girls' school belt, with generous 3- to 5-bedroom and duplex-penthouse layouts up to 1,679 sqft. The double-volume penthouse ceilings (up to 7m) and 4.3m first-storey heights signal a product built for space-led own-stay buyers, not investors chasing the smallest quantum.
Facilities-and-scale and MRT-dependent buyers.
We would steer away buyers who need resort-style facilities, a doorstep MRT, or a sub-S$2 million entry quantum. The minimal amenity set on a 19-unit block, the walk (not a step) to Eunos MRT, and a final-release band of S$2,347-2,582 psf make this a poor fit for amenity-led or value-led shoppers. Pure capital-appreciation investors should note the boutique scale, the thin resale pool, and that the project sold down steadily over multiple years rather than clearing on a launch weekend, which caps near-term upside.
What the brochure won't tell you.
The headline appeal is full freehold tenure in a quiet Telok Kurau landed enclave, but you pay for it: the Feb 2025 release band of S$2,347-2,582 psf overlaps larger, more amenity-rich freehold projects in the same district.
Facilities are modest by design. With 19 units in a single five-storey block there is a lap pool, aqua pool and outdoor gym but no clubhouse or concierge; the pitch is low density and space (4.3m first-storey and up to 7m double-volume penthouse ceilings), not amenity.
Take-up was steady, not a sell-out. EdgeProp recorded eight units (42%) sold by November 2024 and 10 of 19 sold by early February 2025, when Euro Properties released the remainder as TOP neared. Portal listings still showed units available into 2026, so treat any 'near sold out' claim as portal chatter, not whitelist-confirmed; a 19-unit boutique issues no official developer sales release.
Watch conflicting data online. EdgeProp's preview and Feb 2025 articles cited TOP in 1Q2025 while 99.co and portals tag 2026; the 14,289 sqft figure on some portals and the 14,875 sqft figure on others are two measurements of the same Ji Liang Gardens parcel, not different sites.
Resale benchmarking is thin: with only 19 units and a multi-year drip-feed of caveats, the exit pool is small, so the project's own transaction history (caveats S$2,196-2,443 psf), not a deep comparable set, is what a future buyer will price off.
The final units at K Suites.
K Suites is a freehold boutique that sold down steadily — 10 of 19 units cleared by February 2025, with the balance released as it neared TOP. Portal listings still showed units into 2026, but a 19-unit boutique issues no official sales release, so we'll confirm exactly what's left, the pricing and floor plans, and the freehold position — tell us the bedroom count you're after.
What buyers keep asking.
- Who is the developer of K Suites? +
- K Suites is developed by Euro Properties (Euro Properties International, with subsidiary EG Properties), part of Euro Group International founded by Neo Que Yau. The same group bought the former Ji Liang Gardens site en bloc, so 'Euro Properties' and 'EG Properties' point to one developer. JGP Architecture designed the 19-unit boutique block.
- How many units does K Suites have, and what is the layout? +
- K Suites has 19 units in a single five-storey block at 21 Lorong K Telok Kurau. The mix is five 3-bedroom units (797-1,087 sqft), ten 4-bedroom units (1,076-1,270 sqft), and four duplex penthouses: one 4-bedroom (1,389 sqft) and three 5-bedroom (1,625-1,679 sqft). The figure is confirmed by EdgeProp, 99.co and SRX.
- What is the tenure of K Suites? +
- K Suites is a freehold development at 21 Lorong K Telok Kurau in District 15, confirmed by EdgeProp, 99.co and SRX. It sits on the former Ji Liang Gardens, a freehold site of six terraced houses, so the freehold title carries through to the new development.
- When was K Suites launched and when will it be completed? +
- K Suites previewed on 23 September 2022 and residences first started selling in April 2023. On completion, sources differ: EdgeProp's reports cited TOP in 1Q2025, while 99.co and portals list 2026. As of June 2026 the project, marketed as completing in 2025, has very likely already obtained its TOP; the 2026 portal tag appears to be a stale estimated-completion field.
- How much does K Suites cost per square foot? +
- K Suites was projected at S$2,400-2,500 psf at preview. Actual caveats ran lower early (a four-bedder at S$2,196 psf in May 2023, an 8-unit average of S$2,099 psf by November 2024) then rose to a project high of S$2,443 psf in November 2024. The February 2025 final release priced units at S$2,154-2,582 psf (3-bed from S$2,582, 4-bed from S$2,347, penthouse S$2,154).
- How much did Euro Properties pay for the K Suites site? +
- Euro Properties bought the former Ji Liang Gardens, six freehold terraced houses, en bloc for S$18.6 million on a caveat lodged in June 2021. The K Suites development that replaced it sits on a site reported as 14,875 sqft per EdgeProp; the smaller 14,289 sqft (1,327 sqm) figure on some portals is a second measurement of the same Ji Liang Gardens parcel, not a different site.
- Is K Suites sold out? +
- As of June 2026, K Suites is not whitelist-confirmed as sold out. EdgeProp recorded eight units (42%) sold by November 2024 and 10 of 19 sold by early February 2025, after which Euro Properties released the remaining units as TOP neared; portal listings still showed units available into 2026. Because 19-unit boutiques issue no official developer sales releases, treat the current balance as portal-reported, not developer-confirmed.
- Which MRT stations are near K Suites? +
- K Suites at Lorong K Telok Kurau is nearest to Eunos MRT (EW7) on the East-West Line, within walking distance. Kembangan (EW6) and the Thomson-East Coast Line's Marine Parade (TE26) and Marine Terrace (TE27) stations fall in the wider catchment.
- What schools are near K Suites? +
- K Suites at Lorong K Telok Kurau sits in the Telok Kurau school belt of District 15. Nearby primary schools include CHIJ (Katong) Primary, Tao Nan School, Haig Girls' School and Telok Kurau Primary.
- How does K Suites compare to other condos nearby? +
- K Suites' closest peer is Koon Seng House, a 17-unit freehold D15 boutique by Macly Group that previewed in February 2024 with sales from March from about S$2,284-2,288 psf, so the two sit in a similar boutique-freehold band. Against the 816-unit freehold The Continuum on Thiam Siew Avenue (26.5% sold at an average S$2,732 psf on launch weekend, per EdgeProp and The Star), K Suites trades at a similar-to-lower per-square-foot level but offers far fewer facilities and a much smaller resale pool.
- What are the drawbacks of buying at K Suites? +
- K Suites' main drawbacks are modest facilities (19 units, no resort-style amenity beyond a lap pool, aqua pool and gym), a Feb 2025 release band (S$2,347-2,582 psf) that overlaps larger freehold projects, a thin 19-unit resale-comparison pool, steady multi-year take-up rather than a quick sell-out, and a walk rather than a step to Eunos MRT. It suits tenure- and space-led owner-occupiers more than amenity- or value-led buyers.
Why it cleared, slowly.
A 19-unit freehold block sold the boutique way — no launch-weekend rush, a steady sell-down on tenure and space. Here's the read.
As of June 2026, ~53% (10 of 19) was confirmed sold by February 2025, with the balance then released as TOP neared; the live snapshot above carries the current count. A 19-unit boutique issues no official sell-out release, so treat any 'sold out' claim as unconfirmed.
Ask about the last units →- 01Freehold scarcity carried the pitchA full freehold title in District 15's Telok Kurau enclave is the reason units have been absorbing, not amenity or a low price. The page should lead with tenure and the quiet landed-street setting, the two things buyers could not get elsewhere at this quantum and unit size.
- 02Low land cost underwrote the priceThe S$18.6 million en-bloc basis for the former Ji Liang Gardens is the real reason a 19-unit boutique could pitch at S$2,400-2,500 psf and still work. That number anchors the value story better than any adjective about luxury.
- 03Steady sell-down, not a launch-weekend storyWith no official developer sales release, there is no honest 'launch-weekend X% sold' headline and no whitelist source confirms a sell-out. Absorption ran over several years: eight units (42%) by November 2024, 10 of 19 by early February 2025, with the remainder released toward TOP. The page should describe patient take-up by a small buyer pool, with pricing firming from ~S$2,099 psf toward S$2,443 psf over time.
- 04Space-led owner-occupier demandGenerous 3- to 5-bedroom and duplex-penthouse layouts up to 1,679 sqft, with 4.3m first-storey and up to 7m double-volume penthouse ceilings, point to own-stay families buying for the address and the space. The page should speak to permanence and low-density living, and be candid that capital-appreciation upside is capped by the firm freehold premium and steady absorption.
- 05What to watch: stale and conflicting dataConflicting TOP tags (1Q2025 vs 2026), two different site-area figures (14,289 vs 14,875 sqft) for the same Ji Liang Gardens parcel, and an overstated 'near sold out' claim no official release supports all circulate online. The contradiction-killing FAQ answers are the page's highest-value SEO/AEO asset, so keep them front and centre.
This page is maintained continuously and updated as new pricing, transaction and availability data come through. If there's a question we haven't covered, email hello@whichcondo.sg.