Mori - A freehold Condo in District 14

Mori Condo Review – Freehold, Near CBD And 2 MRT Stations

This is a review of Mori, an upcoming freehold condo situated at 217-223A Guillemard Road and 1-21A Jalan Molek in District 14. The land was acquired by RL East Pte Ltd, a fully-owned subsidiary of mainboard-listed property and hospitality group Roxy-Pacific Holdings.

Occupying a land area of approximately 3,450 sq m (37,131 sq ft) with a plot ratio of 2.8, it will enjoy a maximum Gross Floor Area of 10,625 sq m (114,364 sq ft) after taking into account the 10% bonus balcony area.

The development will comprise of a part-five, part-eight storey residential building housing 137 units of 1- to 4-bedrooms. There will be a basement, a car park on the first floor, a swimming pool on the second and a communal landscaped rooftop on the sixth floor.

The development is based on the Japanese theme "wabi-sabi" philosophy of life. It is a way of living and perceiving the world with the aim of peacefully accepting life's natural cycle.

This review seeks to provide an unbiased evaluation of its locational attributes, design features and investment potential. The targeted launch is end-November 2021 (to be confirmed). If you need more information about the development or wish to arrange for a show flat viewing, or if you have any queries about property investment and the state of Singapore's real estate market, please feel free to Email Us. Alternatively, you may WhatsApp Us for an obligation-free information-sharing session.

To navigate directly to each section of the review, please click on the links in the Table of Contents below:

Mori's Unique Selling Point

  • Exclusive District 14 freehold development with only 137 unit of 1- to 4-bedrooms
  • Within walking distance to 2 MRT stations – Aljunied and Mountbatten
  • Near major expressways such as East Coast Parkway, Pan-Island Expressway and Kallang-Paya Lebar Expressway
  • At the fringe of the Central Business District (CBD) and Marina Bay Financial Centre
  • Enjoys a wide range of amenities, with many shopping malls nearby
  • Surrounded by popular food places
  • Convenient access to Singapore Sports Hub, Kallang River, East Coast Park, Changi Airport & more
  • Proximity to popular schools
  • Promising investment potential amid the transformation of Kallang River and Kampong Bugis
  • Good rental demand and attractive yields


The Developer

Established in May 1967, Roxy-Pacific Holdings Limited (“Roxy-Pacific” or the “Group”) is an established property and hospitality group with an Asia-Pacific focus. It has been listed on the SGX Mainboard since 12 March 2008.

The Group specialises in the development and sale of commercial and residential properties. Over the years, they have acquired many properties that have enabled them to build up a recurring stream of income. The company’s flagship is the Grand Mercure Singapore Roxy Hotel. It also owns many properties in Asia-Pacific countries such as Japan, Thailand, Australia, and the Maldives.

Their portfolio of residential developments mainly consists of condominiums and apartments targeted at the middle to upper-income class. Some of the notable developments it has built-in Singapore include Arena Residences, RV Altitude and 120 Grange.


Mori Fact Sheet

Mori Condo Fact Sheet


Mori's Unit Mix & Pricing

Mori offers a good choice of unit mix. Given its convenient location and proximity to good schools, it will appeal to both investors and families.

Mori Unit Mix and Pricing

All unit types offer very practical dumb-bell layouts to maximise the use of space. However, all of them are not particularly large, which help to lower the overall price quantum to make them more affordable. But for a freehold boutique development near MRT stations, they are priced to sell, especially when considering the sharp increase in land prices recently in government land tender.

For singles who work from home often, the 1-Bedroom+Study is a good option due to the additional space provided for work. But for families with children, they will need at least a 2-Bedroom or bigger units. One thing to note for the +Study though, is that it is just a small open instead of an enclosed space which are often found in many other developments. As such, there won't be sufficient space to convert it into a room.

For the 3-Bedders, there are quite a number of choices, with some provided with a Junior Master Bedroom. As for the 4-Bedder, there is only one type and it also comes with a Junior Master Bedroom. For those looking to rent out their unit, the Junior Master Bedroom type would offer more privacy.

Meanwhile, kitchen appliances are from Bosch and De Dietrich, kitchen fittings from Blanco, and bathroom and sanitary wares from Roca and Gessi.


Virtual Tour

To view Mori's detailed unit mix, site and floor plans, as well as the full list of facilities, please click here. To enquire about pricing or receive project updates, please WhatsApp Us. For a virtual tour, click on the links below:

Mori's Roof Garden Facilities

Roof Garden Facilities

Floating Island @ 2nd Storey

Floating Island @ 2nd Storey

Lap Pool @ 6th Storey

Lap Pool @ 6th Storey

Grill & Dine Pavilion and Social Dining @ 6th Storey

Grill & Dine Pavilion and Social Dining @ 6th Storey

Projector Lounge @ 2nd Storey

Projector Lounge @ 2nd Storey

Multi-Fitness Station @ 2nd Storey

Multi-Fitness Station @ 2nd Storey

Pool and Social Lounge @ 6th Storey

Pool and Social Lounge @ 6th Storey

Kid's Creative Play @ 6th Storey

Kid's Creative Play @ 6th Storey

Mori Condo Location

Mori Map Location

Mori Map Location

Mori is located between Guillemard Road and Jalan Molek, a small dead-end road off Lorong 24 Geylang. Lying at the fringe of the Central Business District (CBD), it is a mere 10 minutes’ drive to Singapore’s financial centre and the Marina Bay area where many major shopping malls can be found.

It is within walking distance of 2 MRT stations – Aljunied (East-West Line) and Mountbatten (Circle Line), which provide convenient access to many amenities around it, including popular schools and interesting leisure and food places.

Opposite Mori is the Cassia Crescent and Pine Close HDB estate where several BTO flats are coming up, which are among the most pricey in Singapore due to its excellent location.


Excellent Transport Network

Mori is situated very close to the Aljunied and Mountbatten MRT stations, both of which are less than 600m away. As such, they provide convenient access to a wide range of amenities such as shopping centres, schools and places of interests around it.

The two MRT stations also bring commuters directly into Raffles Place and Marina Bay Financial Centre. In fact, they are just four stops from Mori, which will provide excellent investment potential due to the large catchment of tenants in these areas.

Mori is also well-served by public buses, sandwiched between Guillemard Road and Geylang Road. Hence, residents will enjoy added convenience when travelling around Singapore, including many of popular shopping areas in Bugis, City Hall, Marina Bay, Orchard Road and Paya Lebar, to name a few.

For those who drive, major expressways such as East Coast Parkway (ECP), Pan-Island Expressway and Kallang-Paya Lebar Expressway (KPE) are within a short drive.

Mori Condo is near Aljunied MRT Station

Aljunied MRT Station

Mori Condo is near Mountbatten MRT Station

Mountbatten MRT Station

Major Shopping Destinations Near Mori

Mori is close to many major shopping destinations, providing residents a wide range of retail, leisure and entertainment options. These include Bugis, City Hall, Marina Bay, Orchard Road and Paya Lebar.

Bugis – It is a bustling area with modern shopping malls alongside modern skyscrapers and enthralling conservation buildings which gives it fascinating character. The once renowned Bugis Street where transvestites plied their trade from the 1950s to the 1980s is now an open-air bazaar selling an eclectic mix of merchandise under canvas roof. Nearby is the Bugis Junction and Bugis+ shopping centres that cater to a diverse crowd.

City Hall – Situated at the heart of the city and Singapore’s Civic District, it is an exciting retail and lifestyle destination where one can find many renowned international brands and well-loved local finds. One of its biggest shopping malls is Raffles City, which is linked to the City Link Mall, Singapore’s first underground mall.

Marina Bay – There are several malls in the Marina Bay area and they include Suntec City, Millenia Walk, Marina Square, Esplanade Mall and Shoppes At Marina Bay Sands. Together, they offer an eco-retail system offering a wide range of goods and services from the affordable to high-end.

Orchard Road – Being Singapore’s premier shopping district, it is home to numerous internationally renowned department stores catering to the well-heeled. Famous brands such as Louis Vuitton, Giorgio Armani, Cartier and many more can be found along the 2.2 km-long tree-line boulevard. There are also many interesting food options, ranging from budget fare to Michelin star restaurants. 

Paya Lebar – Just one stop from the Aljunied MRT station is Paya Lebar, home to a cluster of shopping malls that include the new Paya Lebar Quarter, Paya Lebar Square, City Plaza and Kinex. Though less upscale, together they offer a vibrant mix of dining options and unique shopping experience.

Kallang - There are two popular shopping malls in Kallang, namely Kallang Lesiure Park and Kallang Wave Mall. Both are served by the Stadium MRT station, which just one stop from Mountbatten. They are located within the vicinity of the affluent community of Tanjong Rhu. Together, they provide a one-stop destination where people can shop, dine and play, providing them a lively and engaging lifestyle experience.

Bugis Junction

Bugis Junction

Marina Bay Shopping Malls

Marina Bay Shopping Malls

PLQ Mall At Paya Lebar

PLQ Mall At Paya Lebar

City Hall, a short drive from Mori

Raffles City, City Hall

Orchard Road, Singapore's Premier Shopping District

Orchard Road

Kallang Wave Mall, a short drive from Mori

Kallang Wave Mall

Leisure Attractions

There are a number of leisure attractions near Mori and they include the Singapore Sports Hub, Kallang Riverside Park and East Coast Park.

Singapore Sports Hub – Offering a myriad of entertainment, sporting and outdoor recreation opportunities, the Singapore Sports Hub is the perfect lifestyle destination for all ages. From trendy dining establishments to buzzing leisure spots and various sporting activities that include ice-skating, lawn bowling, rock climbing, Splash-N-Surf water-play, kayaking and canoeing, it offers a fun day out for the whole family.

Kallang Riverside Park - It is a haven for water sports enthusiasts where they are often seen practicing with their dragon boats, canoes and water-skis. There are also fitness equipment and jogging cum cycling tracks for people to work out along th banks. The park is also popular with anglers and nature lovers where birds such as little egrets and grey herons are often spotted during the migratory season.

East Coast Park – It is one of Singapore's most treasured urban getaways, offering an exciting diversity of recreational, sporting and dining activities. Families and friends can sit back, relax and enjoy picnics under the swaying coconut palms and lush greenery, have a BBQ party, engage in beach volleyball, cycling, water sports and many other activities.

Singapore Sports Hub

Singapore Sports Hub

Kallang Riverside Park is near Mori

Kallang Riverside Park

Splash-N-Surf, Singapore Sports Hub

Splash-N-Surf, Singapore Sports Hub

East Coast Park, a short drive from Mori Condo

East Coast Park

There are quite a number of popular schools near Mori. Given the Ministry of Education’s distance-based school allocation system for Primary 1 admission, this will be a boon for families with young children.

Within 1 km

  • Kong Hwa School
  • Geylang Methodist School

Within 1-2 km

  • Canossa Catholic Primary School
  • Tanjong Katong Primary School

When it comes to secondary school, residents of Mori also enjoy wide choices and they include the following:

  • Tanjong Katong Girls’ School
  • Paya Lebar Methodist Girls’ School
  • Chung Cheng High School
  • Dunman High School
Kong Hwa School, within 1km of Mori Condo

Kong Hwa School

Tanjong Katong Girls' School is near Mori Condo

Tanjong Katong Girls' School

International Schools

With Mori situated at the fringe of the Central Business District where many global multi-national corporations (MNCs) are headquartered, there is a potentially large catchment of tenants requiring accommodation.

Moreover, given Mori’s proximity to several international schools, this could attract housing demand from expatriate families, adding to its investment appeal. Some of these schools include:

  • Victory Life Christian School
  • Insworld Institute
  • Canadian International School (Tanjong Katong Campus)
  • Nexus International School
  • St Gerard’s International School


Interesting Dining Destinations Near Mori

Besides the many interesting dining options in the shopping malls near Mori, many more can be found in the surrounding housing estates. These include the following:

  • Old Airport Road Food Centre
  • Geylang Serai Food Centre
  • Sims Vista Food Centre

In addition, there are many popular foodie haunts in places such as Geylang, Tanjong Katong, Joo Chiat and East Road. These places offer an eclectic of range of cuisines that include Chinese, Malay, Indian, Peranakan and many more.

For durian lovers, Sims Avenue is the go-to place. During the in-season, fruit stalls selling the “king of fruits” can be seen lining the whole stretch between Geylang Lorong 9 to Lorong 21A.

Old Airport Road Food Centre

Old Airport Road Food Centre

Durian Stall at Sims Place

Sims Place

Kallang River And Kampong Bugis Master Plan

Mori can be expected to reap the benefits from the Kallang River and Kampong Bugis Master Plans. They are just 2.9km away, or a short walk from the Lavendar MRT station, which is  two stops from Aljunied.

Kampong Bugis Master Plan

Kampong Bugis Master Plan

Kampong Bugis has been identified as one of the Urban Transformation projects, which are “key growth areas that will encourage economic growth, and bring jobs and amenities closer to residents.”

It spans an area of around 8.29 ha and is strategically located at the mouth of Kallang River with a 1.1km of water frontage. It will be transformed into an attractive residential and recreational precinct that supports active mobility, environmental sustainability, and fosters community interaction.

To achieve this, there are plans to provide a pedestrian-friendly environment with a comprehensive network of pedestrian and cycling paths that will connect seamlessly to key public transport nodes.

At the same time, the Kallang Riverside Park will be given a new lease of life as a vibrant waterfront park for the community to enjoy a host of leisure activities, be it fishing, canoeing, cycling or jogging. To keep waters clean, a network of greenery and water sensitive features will be developed to store and cleanse rainwater before it is discharged into the Kallang Basin.

These exciting plans are part of the rejuvenation and transformation of the precinct which will enhance its desirability as a place to live, work and play. Given Mori’s close proximity to these two areas, its long-term investment prospect looks promising.


Mori Condo Review Conclusion – An Investment Perspective

One of Mori’s key attractions is its location in the Rest of Central Region (RCR) and at the fringe of the Central Business District (CBD). As such, it will enjoy potential rental demand from a large catchment of existing tenants. Moreover, from a price point perspective, rentals will be more competitive when compared to those within the Core Central Region (CCR). Yet it is equally accessible due to its close proximity to two MRT stations that bring renters straight into Singapore's Downtown areas.

Hence, for those looking for investment, Mori will an attractive proposition, as can be seen from the average rental yields of properties near it.

Mori vs Nearby Condos - Rental Yield Comparison

Rental Yield Comparison

Such rental yields are amongst the highest in Singapore. For comparison, average rental yields for Orchard Road properties are in the low-to-mid 2% range!

The other attractive features of Mori are its proximity to popular schools and a wide range of amenities that include shopping malls, interesting food places and leisure options. This makes it a very family-friendly development where most of life’s essential needs can easily be accessed.

In the longer-term, the transformation of the Kallang River and Kampong Bugis under the URA Master Plan will enhance the vibrancy of these two precincts and the areas around it. This will naturally improve the quality of life while helping to raise property values.

Although the pricing of Mori has not been released yet, it is likely to be similar to Bartley Vue, a recently launched a RCR property in early-September from $1,7xx psf. This can be considered attractive given the sharp increase in land prices recently.

To recap, the Lentor Central site was recently sold at $1,204 psf/ppr at the government land sales. The is even higher than the $1,188 psf/ppr for the Ang Mo Kio site sold in June.

At such land prices, the projects will likely be selling close to $2,000 psf when they are launched. Bearing in mind these two sites are in OCR (Outside Central Region) on 99-year leasehold land, Mori will offer a attractive buy!

Hence, home buyers will be offered the chance to snag a property based on a “OLD” land price before the recent spike in land prices.

Should you require an update of the development, or to explore other property investment options, please Email or WhatsApp Us.


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Posted in Rest of Central Region, New Properties.

Hi, I'm Lance Kuan, an Associate Marketing Manager at Huttons Asia Pte Ltd, one of the largest property agencies in Singapore.

With almost 30 years of experience in banking, investment and market analysis, I now find immense pleasure in helping others in property investment and asset progression.

My blog - Sg Home Investment - offers essential property reviews, research and guides to help buyers make an informed investment decision. Please feel free to WhatsApp Me if you have any queries about the real estate market in Singapore.