Developed by RL East Pte Ltd, a part of ROXY-Pacific Holdings known for their freehold boutique projects, Mori stands out in the neighborhood. Unlike other small freehold projects with less than 50 units, Mori combines two plots of land, allowing for a larger development with 137 units and a variety of facilities.
MORI, which means woods or forest in Japanese, is inspired by the modern wabi-sabi philosophy, valuing the simple beauty of nature. This idea is incorporated into the design, promoting a lifestyle that appreciates the passage of time.
The site combines two adjacent pieces of land: one at 217 to 223A Guillemard Road and another behind it at 1 to 21A Jalan Molek. Together, they cover about 3,449.6 square meters or 37,131 square feet.
According to the Urban Redevelopment Authority (URA) master plan, the land facing Guillemard Road has a 5-storey height limit, while the land on Jalan Molek allows for up to 8 storeys. Therefore, the project will feature a mix of five-storey and eight-storey residential buildings, with the lower buildings at the main entrance on Guillemard Road. There will be landscaped decks on the 2nd and 6th floors, providing facilities and pools.
The site is about 500 meters from Mountbatten MRT station, an 8-minute walk, including the pedestrian bridge across Guillemard Road.
For trips to town, it might be quicker to take one of the many buses that run along Guillemard Road through Nicoll Highway. The bus stop is conveniently located right in front of the site.
Mori condo offers the opportunity to own a reasonably sized freehold property near Marina Bay and the CBD (Central Business District) at a relatively affordable price.
Additionally, its freehold status and proximity to the CBD suggest strong potential for future value appreciation in this neighborhood.
The long-term potential for capital gain at Mori is linked to URA’s master plan for the area.
Mori is located between Guillemard Road and Jalan Molek, on the edge of Geylang. Although Geylang is safe and relatively harmless by global standards, it has some slightly unsavory areas and suffers from a negative stereotype.
Additionally, Geylang is an old part of Singapore with many outdated and run-down buildings, giving it a somewhat shabby appearance. As a result, potential buyers are often deterred by its exterior.
This has kept property prices lower than expected for a location so close to Marina Bay, Kallang Riverside, and the CBD.
The greatest potential for profit is usually found in areas on the brink of development. Buying property before an area is revitalized and becomes desirable can lead to significant price increases.
This involves some risk, as it’s hard to predict exactly if or when it will happen.
Geylang is one such area with potential for rejuvenation, similar to past examples like Bugis and Keong Saik Road. Bugis, once gritty like Geylang, is now a vibrant area with high property prices. Keong Saik, once known for its seedy reputation, is now filled with trendy cafes, boutique hotels, and upscale co-working spaces.
The market has been anticipating a similar transformation for Geylang due to its central location, though progress has been slow. Recently, however, there are signs of change.
New businesses, including co-working spaces, specialty cafes, start-ups, and design firms, have started moving into Geylang and nearby Guillemard Road. Young entrepreneurs are drawn to the area by its transport links, proximity to the city, affordable rents, and vibrant character.
Additionally, the URA has rezoned part of Geylang. The area from Geylang Lorong 4 to Lorong 22, just down Guillemard Road from Mori, has been changed from Residential to Commercial/Institutional zoning.
This rezoning could increase land values, reduce residential space, and boost housing demand. More businesses, especially SMEs, might set up in Geylang due to its affordable rents and easy access to business hubs and the CBD.
Nearby business hubs, like the Paya Lebar Commercial Hub, Kallang Sports Hub, and Kallang Riverside, are growth areas under the URA master plan. The synergy between these hubs and the Geylang business area could increase property values, making homes in the area more desirable and potentially speeding up the pace of gentrification and rejuvenation.
Project Information
Name: MORI
Developer: RL East Pte Ltd (Roxy Pacific Holdings)
Status: Condominium (No restrictions on foreign ownership)
Address: 223 Guillemard Road, Singapore 399738
District: 14
Site Area: 3,449.6 m² (37,131 sq ft)
Floor Area: 9,658.9 m² (103,968 sq ft)
Plot Ratio: 3.07
Tenure: Estate in Fee Simple (Freehold)
T.O.P. Date: 31 December 2026
No. of Storeys: Part 5 / Part 8
No. of Units: 137 residential units
No. of Car Spaces: 110 car spaces on the 1st storey & Basement 1
Accessible Car Spaces: 3
Bicycle Spaces: 23
Description: New construction of a 5/8 storey residential building (total 137 units) with car parking on the 1st and basement storeys, communal facilities on the 2nd and 6th storeys, and a communal swimming pool on the 6th storey roof terrace. Located on Mk25 Lots 01472p, 01473t, 01474a, 01475k, 01661m, 01662w, 01663v, 01664p, 01665t, 01666a, 01667k, 01668n, 01669x, 01670k, and 01671n at 1-21 Jalan Molek and 217-223 Guillemard Road.
Architect: Ronny Chin Architects Pte Ltd
C&S Engineer: CMP Consultants Pte Ltd
M&E Engineer: Elead Associates Pte Ltd
ID (Showflat): 2nd Edition Pte Ltd
Main Contractor: Lim Wen Heng Construction Pte Ltd
Developer’s Solicitor: Dentons Rodyk & Davidson LLP
Floor Plans
Mori Site Plan
The Mori condo site is a large L-shaped piece of land bordered by three roads. The main entrance is on Guillemard Road for easy access, while the exit is on Jalan Molek for smoother traffic flow.
The shorter side of the land borders Guillemard Road, and only this part will be affected by main road traffic noise.
The longest side of the site faces north towards Jalan Molek, a quiet lane. This side will benefit from a peaceful environment without the west sun. Across Jalan Molek are two-storey landed houses, so the higher-floor units will likely have unobstructed views over the rooftops.
The MORI site is relatively quiet since it used to be private landed homes.
To the north-east of the site, across Lorong 24 (the empty grey piece of land on the map), is the upcoming Rezi 24 condominium, which will be completed in 2022.
Guillemard Suites, completed in 2017, is located at the south-west corner of the Mori site. Both developments are part of the ongoing redevelopment of Geylang.
Showflat
The showflat includes two types of units:
- 2 Bedroom, Type C1: 66 sq m (710 sq ft)
- 3 Bedroom + Guest, Type G3: 109 sq m (1173 sq ft)
Pricing
Unit Types and Sizes
Read MoreMore Price Range
Read MoreMori Computations
Read MoreDeveloper
The Mori Singapore is being developed by RL East Pte Ltd, a fully-owned subsidiary of ROXY-Pacific Holdings Limited. The project is set to be completed in 2026.
ROXY-Pacific Holdings Limited
Roxy-Pacific is a property and hospitality group that started in Singapore in May 1967 and has been listed on the SGX Mainboard since March 2008.
The Group focuses on the development and sale of residential and commercial properties. It also manages a portfolio of shopping malls, hotels, and residential properties.
Roxy-Pacific mainly develops small to medium-sized residential projects aimed at middle to upper-middle-income buyers.
From 2004 to 2020, the Group launched and built 54 small to mid-sized developments, adding over 5,000 residential and commercial units to the markets in Singapore, Malaysia, and Australia.
Current projects include Neu at Novena, 120 Grange at Grange Road, Wilshire Residences, Fyve Derbyshire, The Colony by Infinitum in Kuala Lumpur, New World Towers in Brisbane, and West End Residences, Octavia Killara, and The Hensley in Sydney, Australia.
Roxy-Pacific generates recurring income from investment properties like its 52 retail shops at Roxy Square Shopping Centre and the Grand Mercure Roxy Hotel in Katong.
Internationally, the Group has opened upscale boutique hotels under the Noku Roxy brand in Osaka and Kyoto, Japan. Other hospitality investments include a luxury resort in the Maldives and an upscale resort in Phuket, Thailand, set to open in 2022.
The Group holds a 40% share of a commercial tower on Queen Street, Melbourne, Australia, a 45% stake in a 6-storey commercial block on St Kilda Road near Melbourne’s CBD, and 40% of a ten-storey commercial building on Argyle Street in Parramatta, New South Wales.
In New Zealand, Roxy-Pacific holds a 50% share of an office building on Queen Street in Auckland’s CBD and owns the NZI Centre.
Recently, the Group acquired a 49% stake in a retail property in Shibuya, Tokyo, expanding its presence in Japan’s retail sector as well.
Location
The Mori condo is located on Guillemard Road, within 5 km of the Marina Bay Financial District and the CBD at Raffles Place. It’s also near the Kallang Basin area and the Singapore Sports Hub.
F&B Outlets and Shops
Situated between Geylang and Old Airport Road, the area is known for its vibrant food scene, offering a mix of traditional hawker fare, exotic foods, and a lively nightlife. Many of Singapore’s top-rated hawker stalls are located here.
Lifestyle Amenities
The Mori condo is about 1 km, or a 15 to 20-minute walk, from the Kallang Sports complex, including the Sports Hub, Indoor Stadium, and Kallang Theatre. A bit further is the Kallang Riverside park connector, which allows for cycling or walking to Gardens by the Bay and Marina Bay via Marina Promenade.
Schools
Within a 1 km radius are Geylang Methodist School and Kong Hwa School. Kong Hwa ranks 32nd out of 181 primary schools on Salary.sg’s 2021 popularity rankings, ahead of notable schools like Raffles Girls Primary and St. Andrews Junior.
Nearby international schools include EtonHouse International (Mountbatten and Broadrick) and James Cook University.
Nearest MRT Station
The Mori condo is about 500 meters from Mountbatten MRT station (Exit A) on the Circle Line, a 6-minute walk across Guillemard Road and through the HDB blocks. Including the time to cross the overhead bridge, it takes about 8 minutes.
Aljunied station on the East-West Line is 600 meters away, also an 8-minute walk.
Both the East-West and Circle lines are highly accessible. The East-West line cuts through the city center, while the Circle line connects with every other MRT line, providing direct access to Marina Centre, Marina Bay Sands, and Dhoby Ghaut station on Orchard Road.
Accessibility
The Mori condo is centrally located, less than a 5-minute drive from Nicoll Highway and 10 minutes from the CBD and financial district. It also has convenient access to three major expressways: the PIE (Pan-Island Expressway), ECP (East Coast Parkway), and KPE (Kallang Paya Lebar Expressway).
Rental Yield
For investment purposes, properties in this area generally offer higher rental yields compared to other parts of the island. This is due to their proximity to the CBD, relatively lower prices, and vibrant character, attracting many expatriates looking to rent.
Click here to view the full Mori @ Guillemard Brochure.