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Some of the older mixed-use projects aren’t always in the prettiest locations, and some of them are more commercial than they are residential. But that being said, the cheaper mixed-use projects also tend to be among the most affordable properties in hub areas; and a good number of them are attractive to short-stay tenants. There’s also an undeniable appeal to singles, who may value location and convenience over things like a nicer view. Here are some of the most affordable ones out there:

*Please note that these are the most affordable freehold mixed-use projects available. However, due to their price and size, they may not offer the best selection of commercial shops and tenants. Smaller projects are often not curated, as they are sold to individual landlords. To fully benefit from a well-curated development, you might want to consider larger projects like J’den, etc.

1. Cavan Suites

This Horne Road project is freehold and has only 36 units; and whilst the land area is small, the developers still managed to fit in a gym, pool, and BBQ area. It’s pretty bare-bones as far as facilities go, but most projects of this size won’t even have any facilities at all. 

If you like urban living, and prize convenience and affordability over space, Cavan Suites might be one of the better options. The location is superb: it’s close to Horne Road and Tyrwhitt Road (near hipster legend Chye Seng Huat Hardware), and is within walking distance to both Bendemeer MRT (DTL) and Lavender MRT (EWL). This area is a well-known foodie haven, and the famous Swee Choon Dim Sum and Beach Road Scissor-Cut Curry Rice are all within walking distance. Cavan Suites itself is above an Omakase restaurant, when last we checked. 

Kitchener Complex is also nearby, as are City Square Mall and Mustafa Centre; and from the Lavender station you’re one stop from Bugis and two stops from City Hall, so everything you need is probably close by.

The tradeoff for this supremely convenient location is space: many of the units are 320 to 400+ sq. ft. only, which is only suited to singles. The upside is the lower quantum due to the small sizes, and at around $650,000, this may be one of the cheapest ways to live in the Lavender area. 

For investors, you’ve probably worked out that Cavan Suites is angled at landlords, given the low quantum and high rentability. 

This is also one of those locations that’s better if you don’t drive. Traffic is an inevitable fact of living in the Lavender area; and being a restaurant haven makes weekend/supper crowds a source of constant jams. You’re better off just using the train.

2. Suites @ Katong

If you’re single and looking for a place in District 15, and the trio of The Continuum, Tembusu Grand and Grand Dunman are out of budget, here’s an alternative: Suites @ Katong is a boutique (51-unit) freehold project next to Tanjong Katong Girls School. 

Suites @ Katong is next to Tanjong Katong Road, and the next road over is Haig Road – so you’ve got loads of food options, some of which are open 24 hours. From the bus stop outside TKGS, you also have bus services like 135, which will take you to the Parkway Parade/i12 lifestyle stretch: this area has a lot of family-friendly pubs, and numerous supermarkets. The recently completed Marine Parade MRT station also gives you access to the TEL from here. Alternatively, take bus 31 to Old Airport Road, where you’ll find the famous hawker centre, as well as the Dakota MRT station (CCL) which is the nearest MRT stop. 

Units at Suites @ Katong are too small for families; around 388 to 431 sq. ft. But units can go for as low as $640,000. A decent choice for singles or landlords, looking toward the lifestyle/expat East Coast stretch.

3. Vibes @ East Coast

Another alternative in District 15, Vibes @ East Coast is a freehold, 117-unit project along a quieter stretch of East Coast Road. 

This location is good for those who like the Katong lifestyle stretch, but don’t want the noise and traffic. From the bus stop nearby, a straight bus (e.g., service 12) will take residents from here to the i12/Parkway Parade area in just a few minutes; and from there they have access to the Marine Parade MRT (TEL). Alternatively, you can walk a little more, and use the Marine Terrace MRT, which is just one stop away. 

The development does have larger units than some of the projects on this list; there are 642 sq. ft. units, which still transact for below $1 million. The smaller single-bedders are still in the range of around $725,000, which is decent for District 15 living. 

This is a little more spacious and quiet than Suites @ Katong (see above), despite the higher unit count; but Suites has better access to the Old Airport Road area.

4. Sycamore Tree

Sycamore Tree, along with Laurel Tree, had a nightmare start. The developer went bankrupt before they were completed, and someone else took over; although the public wasn’t privy to all the details that followed. So if you’re looking up information on Sycamore Tree, don’t be confused by the dates: the initial expected TOP was 2016, but it was only completed around 2022.

In any case, Sycamore Tree turned out well enough. This 96-unit freehold development benefits from the completion of the nearby Marine Parade MRT (TEL). This also means it’s within walking distance of Parkway Parade and i12 Katong, which provide most of the retail and dining options for this neighbourhood. Sycamore Tree’s location in Joo Chiat also means you’ll find a lot of artisanal cafes and restaurants just down the street, and Joo Chiat may well be the next Tiong Bahru, at the rate things are changing.

Besides one-bedders, there are larger units here that can accommodate small families; the 754 sq. ft. units have transacted at as low as $1.19 million, which is comfortable enough for upgraders. For the one-bedders, the 527 sq. ft. units are still below $900,000. 

A note on three super-cheap mixed-use properties in Geylang

There are three more, very cheap mixed-use properties we’ve left out here: these are Le Regal, Pavilion Square, and Treasures @ G19. 

These projects are probably too close to the red light district for most average buyers; for Pavilion Square, for example, there are vice services right down the street. There may be financing issues involved here (some banks won’t give out loans for properties too close to certain parts of Geylang). These projects are predominantly for landlords, looking to rent to foreign workers or other short-stay tenants, so we’ve left these off the list. 

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