Geylang may be emerging as another property investment hot spot in Singapore. Many may find it surprising that private residential prices in this planning area have reached record levels in 2025.

At the same time, resale flats in Geylang rank fourth among 26 public housing estates with the fastest price growth since 2022.

Known for its rich cultural heritage, vibrant food scene, unique historical architecture and well-preserved pre-war shophouses, Geylang has often been overlooked for its property investment potential.

Its traditional social stigma associated with illicit activities and nightlife may soon be replaced by a new identity: a modern hub featuring a diverse array of residential homes, shopping centres, commercial buildings and cultural and lifestyle activities, alongside improved public spaces and enhanced connectivity.

There has already been a noticeable shift in perception among discerning investors who have added Geylang properties to their investment portfolios. Perhaps they are attracted by the forthcoming urban transformation plans. Others may be drawn to the limited availability of properties in this area, which will boost prices in the long term.

What are the urban transformation plans for Geylang? What is the price performance of existing properties? What are the new property developments to watch?

Geylang is fast evolving into a mixed-use neighbourhood. Revitalisation efforts started five years ago as part of the Urban Redevelopment Authority’s (URA) Master Plan 2019. The rejuvenation works stand out from other new growth areas as there is an emphasis on preserving the local culture, distinctive architecture and unique identity of the neighbourhood, alongside rapid housing and urban development.

The Geylang planning area is extensive, encompassing five sub-zones (Aljunied, Kallang Way, MacPherson, Geylang East and Kampong Ubi), and parts of Districts 13, 14 and 15. Popular housing locales include Circuit Road, Geylang East, Ubi Avenue 1, Eunos Crescent, Aljunied Crescent, Balam Road, Cassia Crescent, Sims Drive and Dakota Crescent.

URA has progressively rezoned specific areas for commercial and institutional uses to enhance the overall character and liveability of the neighbourhood by bringing more workplaces nearer to homes.

The Geylang planning area will see more office buildings and mixed-use developments. Beyond Paya Lebar Central, which features Grade A office buildings, retail malls and hotels, several parts of Geylang will be redeveloped to allow more commercial activity within residential zones. Paya Lebar Quarter (PLQ) Mall was completed in recent years, while an older building, Tanjong Katong Complex, will be refurbished and scheduled for reopening in 2029.

Dabu Hakka Building, a seven-storey institutional-commercial project, is the latest landmark situated in Lorong 18 Geylang. It features a modern and visually captivating facade which harmonises beautifully with the rich cultural heritage and architectural spirit of Hakka tradition.

The nearby Kallang Industrial Estate will also experience significant changes, transitioning from mainly industrial zones to an attractive mixed-use precinct of commercial and residential buildings along the waterfront.  

The masterplan involves major infrastructure upgrades, including the construction of new MRT stations along the Thomson-East Coast Line and new park connectors and pedestrian and cycling paths. Kallang River, which borders the area, will see waterfront revitalisation, cantilevered decks and green spaces.

Kampong Bugis will become a car-lite, people-centric residential district. Dakota Crescent will be rejuvenated with the injection of new public housing, while other sub-zones like Geylang East and Kampong Ubi have seen the establishment of new housing and community centres like Wisma Geylang Serai.

With the extensive transformation works in the making, resale flats in many parts of Geylang have experienced substantial price appreciation over the past three years.

Housing Board resale caveat data shows that the median price of resale flats in Geylang increased by 30.3 per cent from $445,000 in the first three quarters of 2022 to $580,000 over the same period in 2025. This marks the fourth-fastest price growth, behind popular towns like Bukit Timah (53.7 per cent), Toa Payoh (47.7 per cent) and Tampines (31.9 per cent).

Geylang’s resale flat price growth also outpaced that of 21 other estates, including Serangoon, Bedok, Bishan, Ang Mo Kio, Marine Parade and Clementi.

Further, 55 resale flats in Geylang changed hands for at least $1 million in the first 10 months of 2025, setting a new annual record for the estate.

Notable transactions include a five-room flat in Cassia Crescent which was sold for an impressive $1.31 million in June, and another five-room flat in Pine Close, which changed hands for $1.3 million in September. 

Within Geylang town, flats in three areas experienced the sharpest price increment during this period: Paya Lebar Way (65.6 per cent), Geylang East Central (57.9 per cent), and Aljunied Crescent (32.2 per cent).

More than 2,000 flats in Geylang are slated to reach their five-year minimum occupation period in 2026 and 2027. Therefore, overall resale flat prices may climb further when some of these new flats are placed on the secondary market.

The private residential market similarly experienced strong price performance. The median price of non-landed homes in the Geylang planning area reached a record high of $1,971 per square foot (psf) in the first three quarters of 2025. Prices grew by 25.1 per cent compared with the same period three years ago.

New condominium prices in Geylang stand at $2,877 psf in 2025, driven by several new freehold condominium launches – The Continuum in Thiam Siew Avenue, Koon Seng House in Koon Seng Road and Claydence in Still Road.

In the secondary market, the median price of resale condos in Geylang rose faster than that of the new properties, rising by 27.5 per cent in the first nine months of 2025 compared with the same period in 2022.

Parc Esta, Sims Urban Oasis, Park Place Residences at PLQ, Tre Residences, The Antares, Waterbank at Dakota, Guillemard Edge and Guillemard Suites were among the most popular resale projects in 2025.

The relocation of Paya Lebar Air Base may drive further growth and transformation in Geylang as height restrictions are lifted. Areas that are characterised by quaint low-rise buildings could make way for new high-rise residential development and commercial skyscrapers.

The ability to construct taller structures could also unlock more collective sales opportunities, igniting a new wave of urban renewal. These changes will help reshape Geylang into a modern skyline filled with high-rise residential and commercial developments.