Koon Seng House
Koon Seng House is a 17-unit freehold boutique block by Macly Group at 89 Koon Seng Road, in the heart of the Joo Chiat / Katong (D15) Peranakan shophouse belt. It launched on 2 March 2024 at an average of about S$2,284 psf and, by mid-2026, it reads as largely sold, with EdgeProp reporting ~59% sold at the March 2024 launch and continued transactions since. The play here is scarcity and freehold tenure on a conservation-adjacent street, not scale; there are no large-development facilities, and the entire project is a single five-storey block on roughly 13,351 sq ft.
The numbers, on one page.
- Developer
- Macly GroupSource: EdgeProp launch reporting (via Yahoo Finance), Feb 2024; 99.co
- District
- D15 (RCR); Joo Chiat / Katong, East Coast
- Address
- 89 Koon Seng Road
- Total units
- 17 (boutique)Source: EdgeProp launch reporting, Feb 2024; PropertyGuru / 99.co
- Tenure
- FreeholdSource: EdgeProp launch reporting, Feb 2024; 99.co
- Architect
- FARM ArchitectsSource: PropertyGuru project page; 99.co / multiple listing sources
- Configuration
- 1 block, 5 storeysSource: 99.co; SRX / EdgeProp condo database
- Site area
- ~13,351 sq ftSource: 99.co; EdgeProp 'East Court sold to Macly' article
- Preview
- 24 Feb 2024Source: EdgeProp launch reporting (via Yahoo Finance), Feb 2024
- Launch (sales start)
- 2 Mar 2024Source: EdgeProp launch reporting (via Yahoo Finance), Feb 2024
- Launch average price
- ~S$2,284 psf (2BR from S$2,288, 3BR S$2,284, 4BR S$2,285 psf)Source: EdgeProp launch reporting (via Yahoo Finance), Feb 2024
- Est. TOP
- Jul 2027 (developer marketing; some listings cite Oct 2027)Source: EdgeProp launch reporting; newlaunches.sg / PropertyGuru (cite Oct 2027)
- Predecessor site
- Former East Court, acquired en bloc for S$19.875m (S$1,063 psf ppr), Jun 2022Source: EdgeProp 'East Court sold to Macly' article; launch reporting (via Yahoo Finance)
- Series
- Macly Group 'House Series' of boutique developmentsSource: EdgeProp launch reporting (via Yahoo Finance), Feb 2024
- Nearest MRT
- Eunos (EW7) — ~850 m straight-lineSource: OneMap (straight-line)
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 14 Jun 2026.
A 17-unit freehold block in conservation Joo Chiat.
Koon Seng House sits at the intersection of two things East Coast buyers pay up for: freehold tenure and a genuinely scarce conservation-adjacent address. At 17 units across a single five-storey block, it is one of the smallest new launches in the area; the entire project would fit inside one floor of a mid-size condo. That scale defines the proposition. There is no large clubhouse, lap pool deck or sprawling landscape; buyers are paying for the street, the tenure and the rarity of a brand-new freehold home on Koon Seng Road, not for facilities.
The pricing tells the story. At an average of roughly S$2,284 psf on a freehold basis, Koon Seng House launched materially below the nearby 99-year leasehold Emerald of Katong (S$2,621 psf launch weekend, November 2024) and below freehold The Continuum, whose launch weekend averaged S$2,732 psf in May 2023. For a freehold product, that opening price looked defensible against a market where leasehold mega-launches nearby were clearing at higher psf; and the take-up bears that out: the project sold steadily after launch — EdgeProp reported ~59% sold at the March 2024 launch, and caveats continued into 2025 — with recorded prices roughly S$1.8 million to ~S$2.9 million.
The site itself was assembled cheaply by Macly, which bought the former East Court en bloc for S$19.875 million (about S$1,063 psf per plot ratio) in June 2022; a low land cost that gave the developer room to launch at a competitive freehold psf. The project is the East Coast entry in Macly's 'House Series' of boutique developments, alongside sister projects such as Jansen House in Kovan; Macly is a long-running local developer rather than a blue-chip listed name, so the brand premium is modest and the appeal rests on product and location.
The honest caveat is liquidity and exit. A 17-unit block has a thin internal resale pool and no facilities story to anchor rental demand, so future pricing will track the broader Joo Chiat freehold market and the handful of comparable transactions rather than a deep, self-referencing pool. Buyers should treat this as a tenure-and-location hold, not a high-turnover trade.
Launched around S$2,284 psf — freehold, boutique.
Koon Seng House launched on 2 March 2024 at an average of roughly S$2,284 psf: two-bedders of 786 sq ft from S$1.798 million (about S$2,288 psf), three-bedders of 1,033 sq ft from S$2.359 million (S$2,284 psf), and four-bedders from S$2.779 million (about S$2,285 psf), with the largest 4BR layouts running to 1,313 sq ft. On a freehold basis that opening price sat below nearby launches: Emerald of Katong cleared its launch weekend at S$2,621 psf (Nov 2024) and Tembusu Grand at S$2,465 psf (Apr 2023), both 99-year leasehold, while freehold The Continuum's launch weekend averaged S$2,732 psf in May 2023. Recomputed against The Continuum's freehold launch average, Koon Seng House's launch psf was roughly 16% lower; against Emerald of Katong's leasehold launch it was roughly 13% lower. Recorded transactions to date span roughly S$1.8 million to ~S$2.9 million across the unit range; broadly consistent with the launch psf band.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| Koon Seng Housesubject | D15 · Joo Chiat | 17 | Freehold | 2027 | ~S$2,284 at launch (boutique) |
| Emerald of Katong | D15 | 846 | 99-year leasehold | Launched Nov 2024 | S$2,621 psf average (launch weekend, 15–16 Nov 2024; 835 of 846 units sold) |
| Tembusu Grand | D15 | 638 | 99-year leasehold | Launched Apr 2023 | S$2,465 psf average (launch weekend, 8–9 Apr 2023; 53% / 340 units sold) |
| The Continuum | D15 | 816 | Freehold | Launched May 2023 | S$2,732 psf average (launch weekend, 6–7 May 2023; 26.5% sold) |
| Jansen House | D19 (Kovan) | 21 | 999-year leasehold | Est. TOP Aug 2027 | developer-reported (Macly 'House Series' sister project, also by FARM Architects) |
Launch references are developer/EdgeProp-reported. Comparables are Joo Chiat / Katong freehold boutiques; scarcity and tenure drive the pricing over scale.
Seventeen homes, near-uniform PSF.
A small freehold block from Macly's House Series, priced at a near-uniform ~S$2,284–2,288 psf across the 2- to 4-bedroom layouts. This is a scarcity-and-tenure product in the conservation-shophouse belt, not a facilities scheme.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 2-Bedroom | n/a (not broken out by source) | 786 | from S$1.798m (~S$2,288 psf) |
| 3-Bedroom | n/a (not broken out by source) | 1,033 | from S$2.359m (~S$2,284 psf) |
| 4-Bedroom | n/a (not broken out by source) | 1,216–1,313 | from S$2.779m (~S$2,285 psf) |
Sizes and per-type pricing from Macly's launch mix and EdgeProp reporting.
89 Koon Seng Road — in the Peranakan terraces.
The address is 89 Koon Seng Road, a street best known for its conserved Peranakan terrace shophouses in the Joo Chiat / Katong heritage belt of District 15. This is a low-rise, character-dense pocket rather than a transit node, which is the point of the boutique product but also its main connectivity trade-off.
Drivers are well served by the ECP and PIE, with East Coast Park reachable via the expressway.
Note that Tanjong Katong Primary, sometimes lumped into the cluster, sits in the 2km ring rather than within 1km.
Heritage Joo Chiat, schools and the East Coast.
Koon Seng House sits among the conserved Peranakan terraces of Joo Chiat, within the 1km tier of Haig Girls', Tao Nan and CHIJ (Katong) — with Tanjong Katong Primary in the 2km ring — a short distance from Eunos and the new Marine Parade TEL station, and a drive from i12 Katong and East Coast Park. It trades on heritage character and freehold tenure rather than scale.
- Haig Girls' School~190 m (OneMap, approx.)
- Tao Nan School~750 m (OneMap, approx.) · within 1 km tier
- CHIJ (Katong) Primary~970 m (OneMap, approx.) · within 1 km tier
- Tanjong Katong Secondary School~900 m (OneMap, approx.)
- Tanjong Katong Primary School~2 km · within 2 km ring
- Eunos MRT (EW7)~850 m (OneMap, straight-line)
- Marine Parade MRT (TE26)~1.1 km (OneMap, approx.)
- Kembangan MRT (EW6)~1.2 km (OneMap, approx.)
- Joo Chiat conservation shophouseson the doorstep
- i12 Katong~1.4 km
- Parkway Parade~1.2 km
- East Coast Park~2.2 km
Scarcity and tenure over scale.
Koon Seng House is a freehold-character buy in a conservation pocket. Here's who it fits.
Freehold scarcity in heritage Joo Chiat.
Freehold tenure on a scarce conservation-adjacent street, bought at a launch psf (~S$2,284) that undercut nearby leasehold and freehold launches alike, gives a defensible entry. But with only 17 units and no facilities, rental and resale will track the broader Joo Chiat freehold market rather than a deep internal pool; treat it as a low-liquidity, tenure-driven hold, not a quick flip.
Character-led owners in a strong school belt.
Strong fit for an owner who wants a brand-new freehold home in the Katong/Joo Chiat heritage belt, near the 1km primary-school cluster (Tao Nan, CHIJ Katong, Haig Girls'), and is comfortable trading large-condo facilities and doorstep MRT for character, privacy and a small, low-density block.
Facilities-and-scale and new-township buyers.
Steer away if you need facilities (pool deck, gym, clubhouse), a walk-to-MRT commute, or liquid resale depth. A 17-unit block has thin internal comparables, the nearest MRT stations are described as a drive rather than a walk, and listing-database tags on this project are unreliable (a stale 'completed 2026' tag and conflicting Jul-2027-vs-Oct-2027 TOP dates). Buyers chasing launch-day capital appreciation from a big-development buzz will not find it here.
What the brochure won't tell you.
Scale is the defining trade-off: at 17 units in one five-storey block on ~13,351 sq ft, there are effectively no condo facilities; you are buying the street and the freehold tenure, not a lifestyle clubhouse.
Tenure and pricing are the genuine strengths: a freehold launch at ~S$2,284 psf undercut nearby launches on a psf basis (99-year leasehold Emerald of Katong at S$2,621 psf, and even freehold The Continuum at S$2,732 psf launch-weekend average).
Liquidity is thin by design: a 17-unit block has a shallow internal resale pool, so exit pricing depends on the wider Joo Chiat freehold market and a handful of comparable transactions rather than deep, self-referencing data.
Completion timing carries a documented contradiction: marketing targets TOP around July 2027, while listing databases variously cite October 2027 or even a stale 'completed 2026' tag; the project is still under construction as of mid-2026.
Sell-through reads as largely sold, not confirmed sold out: EdgeProp reported ~59% sold at the March 2024 launch — a launch-time snapshot, not a live count — and transactions have continued into 2025; so this page should read as a largely-sold reference, not a live-availability pitch.
Resale, rental and the last of the stock.
Koon Seng House reads as largely sold on its launch stock. We'll share any remaining or resale availability, rental comparables and the freehold position — tell us what you're looking for.
What buyers keep asking.
- Who is the developer of Koon Seng House? +
- Koon Seng House is developed by Macly Group, a long-running Singapore developer, as part of its boutique 'House Series'. The site is a redevelopment of the former East Court, which Macly acquired en bloc for S$19.875 million (about S$1,063 psf per plot ratio) in June 2022.
- How many units are in Koon Seng House and what is the tenure? +
- Koon Seng House has 17 units in a single five-storey block on a freehold site of roughly 13,351 sq ft at 89 Koon Seng Road, District 15. It is a boutique development with minimal in-project facilities.
- When did Koon Seng House launch and at what price? +
- Koon Seng House previewed on 24 February 2024 and began sales on 2 March 2024 at an average of about S$2,284 psf; two-bedders from S$1.798 million, three-bedders from S$2.359 million, and four-bedders from S$2.779 million.
- Is Koon Seng House sold out? +
- As of mid-2026, Koon Seng House reads as largely sold rather than confirmed sold out. A '~59% sold' figure appears in EdgeProp's March 2024 launch report; it is a launch-time snapshot, not a current live count, and transactions have continued since (including a 1,313 sq ft unit recorded in May 2025). Treat the project as largely sold rather than relying on a precise live figure.
- When will Koon Seng House be completed (TOP)? +
- Koon Seng House is targeted for TOP around July 2027 in developer marketing, though some listing databases cite October 2027. Note that one listing database has at times mis-tagged the project as 'completed 2026'; as of mid-2026 it remains under construction.
- What is the unit mix at Koon Seng House? +
- Koon Seng House offers 2- to 4-bedroom units: 2-bedders at 786 sq ft, 3-bedders at 1,033 sq ft, and 4-bedders from around 1,216 sq ft up to 1,313 sq ft for the largest layouts.
- Which MRT stations are near Koon Seng House? +
- Koon Seng House is served by Eunos (EW7) on the East-West Line and the future Marine Parade (TE26) on the Thomson-East Coast Line.
- Which schools are near Koon Seng House? +
- Koon Seng House is within 1km of several primary schools, including Tao Nan School, CHIJ (Katong) Primary and Haig Girls' School. Tanjong Katong Primary is often mentioned too but sits within roughly 2km rather than 1km.
- How does Koon Seng House compare to other Katong launches? +
- Koon Seng House launched freehold at about S$2,284 psf, below nearby launches; 99-year leasehold Emerald of Katong cleared its November 2024 launch weekend at S$2,621 psf and Tembusu Grand at S$2,465 psf in April 2023, while freehold The Continuum's launch weekend averaged S$2,732 psf in May 2023.
- Who designed Koon Seng House? +
- Koon Seng House was designed by FARM Architects, the same practice behind Macly's sister 'House Series' project Jansen House in Kovan.
- Is Koon Seng House a good investment? +
- Its strengths are freehold tenure and a scarce conservation-adjacent address bought in at a competitive launch psf. The main caveat is liquidity: with only 17 units and no facilities, resale and rental pricing will track the broader Joo Chiat freehold market rather than a deep internal pool, so it suits a longer-term tenure-driven hold rather than a quick trade.
- What was on the Koon Seng House site before? +
- Koon Seng House replaces the former East Court, a freehold walk-up apartment block that Macly Group acquired en bloc for S$19.875 million; about S$1,063 psf per plot ratio; in June 2022.
- What is the address and district of Koon Seng House? +
- Koon Seng House is at 89 Koon Seng Road in District 15, in the Joo Chiat / Katong heritage area of Singapore's East Coast. Some databases tag the postal sub-zone as Geylang, but the locale is Joo Chiat/Katong.
Why it cleared.
Seventeen freehold homes in conservation Joo Chiat, launched March 2024 around S$2,284 psf.
Largely sold as of June 2026 — ~59% sold at the March 2024 launch (EdgeProp) with steady transactions since, on freehold tenure and a strong school catchment.
Ask about resale & rental →- 01Freehold undercut on priceLaunching freehold at ~S$2,284 psf; below nearby 99-year leasehold launches at S$2,465–2,621 psf and even below freehold The Continuum's S$2,732 psf launch-weekend average; gave buyers a tenure advantage without a psf premium, which helped a no-facilities boutique block find demand.
- 02Scarcity as the productAt 17 units on a conservation-adjacent street, the offer was rarity itself: a brand-new freehold home on Koon Seng Road, a proposition that does not depend on facilities and is hard to replicate.
- 03Low land cost gave pricing roomMacly's S$19.875m en bloc of East Court (~S$1,063 psf ppr) in 2022 kept the cost base low, letting the developer set a competitive freehold launch psf rather than chase the top of the market.
- 04Schools and locale, not transit, carried itThe 1km primary-school cluster (Tao Nan, CHIJ Katong, Haig Girls') and the Katong/Joo Chiat F&B belt anchored owner-occupier appeal, offsetting a transit story that is a drive rather than a walk. Note Tanjong Katong Primary sits in the 2km ring, so the 1km claim is best made for the three confirmed schools.
- 05What to watch from hereWith the project largely sold by mid-2026 (~59% reported at the March 2024 launch, with steady transactions since), future signal comes from resale pricing against the wider Joo Chiat freehold market and from TOP delivery on the targeted Jul 2027 timeline, rather than from a deep pool of remaining launch inventory.
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.