The Alcove
The Alcove is a 99-year lease (73 yrs left) apartment development in District 14 (Geylang / Eunos / Paya Lebar). It has 21 recorded private transactions. Latest sale: $1,540,000 (Apr 2026, 128 sqm, floors 01-05). Median $1,026/sqft. Prices up 21.4% over the period. 73 years lease remaining.
Where The Alcove ranks in District 14
All 139 projects ›Median psf over time
Estimate a unit at The Alcove
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.31% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,018 | 10 |
| 06-10 | $1,067 | 11 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Apr 2026 | 01-05 | Resale | 128 sqm | $1,540,000 | $1,118 |
| Mar 2026 | 06-10 | Resale | 135 sqm | $1,668,000 | $1,148 |
| Feb 2026 | 06-10 | Resale | 221 sqm | $2,080,000 | $874 |
| Dec 2025 | 01-05 | Resale | 133 sqm | $1,600,000 | $1,118 |
| Sep 2025 | 01-05 | Resale | 144 sqm | $1,590,000 | $1,026 |
| Feb 2025 | 01-05 | Resale | 126 sqm | $1,575,000 | $1,161 |
| Sep 2024 | 06-10 | Resale | 128 sqm | $1,500,000 | $1,089 |
| Jun 2024 | 06-10 | Resale | 123 sqm | $1,458,000 | $1,101 |
| May 2024 | 06-10 | Resale | 120 sqm | $1,430,000 | $1,107 |
| Mar 2024 | 01-05 | Resale | 115 sqm | $1,360,000 | $1,099 |
| Nov 2023 | 06-10 | Resale | 101 sqm | $1,160,000 | $1,067 |
| Sep 2023 | 06-10 | Resale | 126 sqm | $1,530,000 | $1,128 |
| Oct 2022 | 01-05 | Resale | 128 sqm | $1,390,000 | $1,009 |
| Sep 2022 | 06-10 | Resale | 240 sqm | $2,050,000 | $794 |
| Apr 2022 | 01-05 | Resale | 128 sqm | $1,200,000 | $871 |
| Apr 2022 | 01-05 | Resale | 118 sqm | $1,250,000 | $984 |
| Feb 2022 | 01-05 | Resale | 123 sqm | $1,260,000 | $952 |
| Feb 2022 | 06-10 | Resale | 215 sqm | $1,780,000 | $769 |
| Oct 2021 | 06-10 | Resale | 99 sqm | $975,000 | $915 |
| Oct 2021 | 06-10 | Resale | 121 sqm | $1,200,000 | $921 |
| Aug 2021 | 01-05 | Resale | 118 sqm | $1,190,000 | $937 |
The Alcove is inside the 1 km Primary 1 priority zone for 2 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to The Alcove, with their median resale psf. Useful for comparing what The Alcove costs per square foot against nearby developments.
About The Alcove
The Alcove is one of the more affordable projects in District 14 (Geylang / Eunos / Paya Lebar), with a median of $1,026 psf below most of the district. It has a relatively light transaction record, with 21 sales between 2021-08 and 2026-04, ranging from $975,000 to $2,080,000. The most recent transaction was a 128 sqm unit (floors 01-05) at $1,540,000 in Apr 2026, and the median is $1,026 psf. Over the data window, prices here are up about 21.4% (about 4.2% a year). On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 73 years remaining is 0.9188, an annual lease decay of about 0.31%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at The Alcove cost?
The most recent transaction at The Alcove was $1,540,000 for a 128 sqm unit in 2026-04. The median price is $1,026 per square foot across 21 transactions, ranging from $975,000 to $2,080,000. Data sourced from URA.
Is The Alcove freehold or leasehold?
The Alcove is on a 99-year lease commencing in 2000, with approximately 73 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.31%.
What is the price per square foot (psf) at The Alcove?
The median price at The Alcove is $1,026 psf, with transactions ranging from $769 to $1,161 psf. This is based on 21 URA-recorded transactions in District 14.
Have prices at The Alcove gone up or down?
Prices at The Alcove have increased by approximately 21.4% over the data period (around 4.2% a year). The median price is currently $1,026 psf, with the most recent sale at $1,540,000 in 2026-04.