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Marine Parade Neighbourhood Guide Singapore 2026: Property Prices, Schools, TEL MRT and Investment Outlook

Marine Parade Neighbourhood Guide Singapore 2026: Property Prices, Schools, TEL MRT and Investment Outlook

by | May 28, 2026 | Buying Guide, Estate Guides, Investment Analysis, Neighbourhood & Area Guides, Property Investment

Marine Parade is one of Singapore’s most storied residential estates — a coastal enclave in District 15 (D15) that blends Peranakan heritage, East Coast Park living, and a maturing private condo market. Long overlooked because of limited MRT access, the neighbourhood underwent a connectivity transformation in 2023 when the Thomson–East Coast Line (TEL) opened two stations — Marine Parade (TE26) and Marine Terrace (TE27) — directly into the heart of the estate. The result is a neighbourhood now fully linked to the city and, as a consequence, attracting stronger buyer interest than at any point in its history.

This guide covers everything prospective buyers, upgraders, and investors need to know about Marine Parade and the D15 corridor in 2026: property prices, MRT connectivity, schools, lifestyle amenities, rental yields, capital growth data, and a step-by-step buyer worked example.

Quick Answer: Key Facts About Marine Parade

  • District: D15 (Marine Parade, Katong, Siglap, Tanjong Katong)
  • MRT access: TEL Marine Parade (TE26) and Marine Terrace (TE27) since 2023; Paya Lebar EWL–CCL interchange ~1.8km away
  • HDB resale prices: 3-room S$355,000–S$500,000; 4-room S$530,000–S$760,000; 5-room S$695,000–S$980,000
  • Private condo prices: 1BR S$880,000–S$1,350,000; 2BR S$1,250,000–S$1,950,000; 3BR S$1,750,000–S$2,800,000
  • Gross rental yield: HDB 3.8–4.1%; condo 2.9–3.6%
  • 3-year capital growth: private condos +9.8–13.1%; HDB flats +10.5–11.2%
  • Notable development: The Continuum (freehold, 816 units, ~S$2,700–S$3,200 psf); Amber Park (fully sold); Tembusu Grand (D15 border)
  • No new BTO supply: D15 is a fully mature private-dominated market — HDB stock is resale-only
  • Buyer profile: Strong expat rental demand (UWCSEA East nearby); Peranakan heritage appeal; upgraders from eastern HDB towns

What Is Marine Parade and Where Is It?

Marine Parade is a planning area administered by the Urban Redevelopment Authority (URA) in Singapore’s East Region. It sits along the southern coastline, bounded by the Kallang area to the west, Bedok to the east, and the Katong/Siglap subzones in between. The area is classified as Outside Central Region (OCR) for most HDB-dominated stretches and borders Paya Lebar’s Rest of Central Region (RCR) on its western flank.

The name “Marine Parade” refers both to the planning area and the prominent arterial road — Marine Parade Road — that runs parallel to East Coast Parkway (ECP). Most residents know the area by its Katong identity: a vibrant Peranakan district famous for laksa, nyonya kueh, and rows of colourful shophouses along East Coast Road and Joo Chiat Road.

Marine Parade D15 property prices by type 2026 — HDB and condo price ranges
Figure 1: Marine Parade / D15 property prices by type, 2026. Source: HDB resale portal, URA REALIS, indicative market data.

MRT Connectivity: The TEL Game-Changer

For decades, Marine Parade’s biggest drawback was the absence of MRT. Residents relied on buses along the congested ECP and Marine Parade Road corridor. That changed on 23 June 2023, when the Land Transport Authority (LTA) opened TEL Stage 3, bringing two new stations directly into the neighbourhood.

Marine Parade MRT (TE26) sits at the junction of Marine Parade Road and Still Road, within walking distance of i12 Katong mall and the East Coast Road food belt. Marine Terrace MRT (TE27) is positioned further east along Marine Terrace, serving the residential precincts near Siglap and Katong Park. Both stations connect directly to the TEL mainline, giving riders one-stop access to Great World (TE15) for the Great World City retail cluster, Orchard (TE14) for ION and Takashimaya, and Marina Bay (TE20/NS27/CE2) for the CBD.

In addition to the TEL, residents can access Paya Lebar MRT — an EWL and CCL interchange — approximately 1.8km away via bus or cycling. The EWL links Paya Lebar to the CBD (City Hall, Raffles Place), Tampines, and Changi Airport, while the CCL provides a circle-line connection to Bishan, one-north, and HarbourFront.

Property Prices in Marine Parade 2026

D15 covers a range of property types and price points. The market broadly divides into three segments: HDB resale (concentrated in Marine Parade proper and Tanjong Rhu), mid-range private condos along the East Coast Road corridor, and premium freehold condos in the Amber Road and Meyer Road micromarkets.

HDB resale flats in Marine Parade trade at a modest premium to the OCR average, reflecting the estate’s maturity, school catchments, and the post-TEL connectivity uplift. A typical 4-room resale flat in the Tanjong Rhu or Marine Parade estate commands S$530,000 to S$760,000 in 2026, with premium blocks (high floor, unblocked sea-facing views) occasionally breaching the S$800,000 mark. Executive Apartments — a Singapore-specific HDB flat type featuring more floor area — trade at S$850,000 to S$1,150,000 in this locale.

Private condos span a wide PSF range. Older 99-year leasehold projects along Marine Parade Road trade at S$1,300–S$1,600 PSF, while newer freehold developments in the Amber Road and Meyer Road corridors command S$2,200–S$3,200 PSF. The benchmark project is The Continuum (freehold, 816 units), launched in 2023 at an average of approximately S$2,730 PSF and now approaching completion, with secondary market transactions in the S$2,800–S$3,100 PSF range in Q1 2026. Amber Park (fully sold; completed 2023) set a prior record at S$2,500–S$2,800 PSF. For investors, older 99-year leasehold condos such as Waterplace and Marine Blue provide more accessible entry points in the S$1,200–S$1,600 PSF range with correspondingly higher gross yields.

Marine Parade D15 amenities grid — MRT, schools, retail, parks, healthcare, key stats
Figure 2: Marine Parade / D15 amenities at a glance — transport, schools, retail, parks and healthcare.

Schools in Marine Parade

D15 is one of Singapore’s strongest school catchment zones for primary and secondary education, which is a significant driver of resale demand from families.

At the primary level, CHIJ (Katong) Primary — an all-girls SAP school administered by the Catholic community — draws buyers willing to pay a premium for the within-1km address advantage. Tao Nan School (a SAP school on Still Road South) is another highly sought-after feeder, with the 1km radius covering parts of Katong. At the secondary level, Victoria School (Siglap Road), St Patrick’s School (Siglap Road), Dunman High School (Tanjong Rhu), and Katong Convent are all established institutions within the planning area. Singapore Management University (SMU), accessible by TEL, adds to the tertiary ecosystem for residents in the estate.

Lifestyle and Amenities

Marine Parade’s quality-of-life proposition is anchored by three distinctive draws: the Peranakan food culture, East Coast Park, and a growing retail cluster.

East Coast Park, stretching 15km along the southern coastline, is Singapore’s most popular recreational park. Residents of Marine Parade enjoy direct cycling and walking access to its beach, barbecue pits, hawker centres, water sports facilities, and Marine Cove Playground. The upcoming Bayshore integrated development — a GLS site near Bedok South MRT (TEL) — will add further coastal amenity and residential supply to the broader East Coast corridor in the late 2020s.

Retail is anchored by i12 Katong (a mid-sized mall with a supermarket, F&B, and lifestyle tenants adjacent to Marine Parade MRT), 112 Katong on East Coast Road, and the heritage Parkway Parade mall in Marine Parade Road, which underwent a major refurbishment. For daily provisions, the Katong and Marine Parade market and food centres remain beloved neighbourhood institutions. Healthcare is served by Parkway East Hospital (a private hospital on East Coast Road) and multiple SingHealth polyclinics.

Rental Yields and Investment Case

Marine Parade has historically been a strong rental market. The estate benefits from proximity to UWCSEA East Campus (Dover Road, ~8km via ECP), generating consistent expat family demand. Post-TEL, the improved connectivity has expanded the catchment of corporate renters commuting to the CBD and Marina Bay financial district.

Marine Parade D15 rental yield vs 3-year capital growth by property type 2026
Figure 3: Marine Parade / D15 — gross rental yield vs 3-year capital growth by property type (2026). Source: indicative estimates based on URA/HDB Q1 2026 data.

HDB 3-room flats in the estate yield approximately 4.1% gross, reflecting a more affordable entry price combined with strong rental demand from young professionals and couples. Private condo yields compress as PSF rises: older 99-year leasehold projects deliver 3.4–3.6% gross, while premium freehold units at S$2,700–S$3,200 PSF yield closer to 2.8–3.0% gross. Capital growth, however, has been robust across all segments: D15 private properties recorded a +12.4% gain on a 3-year basis (condo 2BR benchmark) through Q1 2026, well above the OCR average of +11.3% and reflecting the post-TEL re-rating.

Summary: Marine Parade Property Types at a Glance

Property Type Typical Price Range Median PSF Gross Yield Tenure
HDB 3-Room Resale S$355,000–S$500,000 ~S$510 psf ~4.1% 99-yr (HDB)
HDB 4-Room Resale S$530,000–S$760,000 ~S$560 psf ~3.8% 99-yr (HDB)
HDB 5-Room Resale S$695,000–S$980,000 ~S$590 psf ~3.5% 99-yr (HDB)
Private Condo (1BR) S$880,000–S$1,350,000 S$1,300–S$1,800 psf 3.4–3.6% Mixed 99yr/FH
Private Condo (2BR) S$1,250,000–S$1,950,000 S$1,500–S$2,700 psf 3.0–3.4% Mixed 99yr/FH
Private Condo (3BR) S$1,750,000–S$2,800,000 S$2,200–S$3,200 psf 2.8–3.2% Mainly FH

Worked Example: Upgrader Purchasing a 2BR Condo in Marine Parade

Profile: Mr and Mrs Lim, Singapore Citizens, joint monthly income S$13,500. Currently own a fully paid-up Bedok 4-room HDB. Intending to sell the HDB and purchase a 2BR condo in Marine Parade as their home — first private property purchase.

Target unit: 2BR condo (older 99-year leasehold project on Marine Parade Road), asking price S$1,580,000 (approximately S$1,520 PSF for 1,040 sqft).

  • Buyer’s Stamp Duty (BSD): S$1–S$180,000 @ 1% = S$1,800 + S$180,001–S$360,000 @ 2% = S$3,600 + S$360,001–S$1,000,000 @ 3% = S$19,200 + S$1,000,001–S$1,580,000 @ 4% = S$23,200 = total BSD S$47,800
  • Additional Buyer’s Stamp Duty (ABSD): Nil — SC purchasing first private property (after selling HDB)
  • Loan quantum: 75% LTV (bank loan, no outstanding HDB loan) = S$1,185,000
  • Monthly repayment: S$1,185,000 at 3.0% p.a. over 25 years = approximately S$5,615/month
  • Total Debt Servicing Ratio (TDSR): S$5,615 ÷ S$13,500 = 41.6% — within the 55% TDSR limit
  • Cash/CPF upfront: 5% cash = S$79,000 + 20% CPF/cash = S$316,000 + BSD S$47,800 + legal fees ~S$5,200 = approximately S$448,000 total upfront

The Lims use S$200,000 CPF OA savings and S$248,000 in cash proceeds from the HDB sale. The transaction is feasible, with the monthly repayment well within TDSR and comfortable given their joint income.

Why Marine Parade Matters: The TEL Re-Rating

Marine Parade represents one of Singapore’s clearest examples of infrastructure-driven property re-rating. For 50 years after the estate was developed in the 1970s and 1980s, D15 property traded at a persistent discount to comparable RCR districts because of MRT absence. The TEL stations opened in 2023 have begun to close that gap. Industry data as at Q1 2026 shows that TEL-adjacent condos in D15 have outperformed the broader OCR by approximately 200–300 basis points on capital appreciation over the 24 months since the line opened.

The estate’s enduring appeal — heritage culture, East Coast Park, and school catchments — combined with the new connectivity advantage positions Marine Parade as a structural beneficiary of Singapore’s south-eastern TEL corridor build-out. The Bayshore GLS site (near Bedok South TEL) and the East Coast Plan (ECP) long-term coastal development will further reinforce the area’s desirability through the late 2020s and 2030s.

What Might Come Next for Marine Parade

This section contains forward-looking analysis and should not be construed as a prediction of future prices.

Several factors could drive further upside in D15 over the medium term. First, TEL full-line completion (Stages 4 and 5, connecting to Changi Airport and Tanah Merah) will add more riders to the line and increase throughput at Marine Parade and Marine Terrace stations, enhancing the commercial viability of street-level retail along the corridor. Second, the impending completion of The Continuum (816 units) will provide a fresh benchmark for freehold PSF in the submarket. Third, any announcement of an East Coast masterplan update — particularly relating to the Bayshore precinct — could boost buyer sentiment across D15. Conversely, a surge in completions across the broader TEL corridor (Tanjong Rhu, Katong, Siglap) could moderate near-term price appreciation if supply temporarily exceeds demand.

Frequently Asked Questions

Is Marine Parade a good area to buy property in 2026?

Marine Parade offers a compelling combination of lifestyle amenity (East Coast Park, Peranakan food culture, established schools), post-TEL MRT connectivity, and a strong tenant base. For buyers seeking a mature coastal estate with no new HDB BTO supply (meaning limited competing public housing entering the resale market), D15 is one of Singapore’s more defensible residential choices. The trade-off is price: D15 commands a premium over other OCR markets. First-time buyers on tighter budgets may find better value in Tampines, Jurong West, or Sengkang.

Which MRT stations serve Marine Parade?

Two TEL stations serve the estate directly: Marine Parade (TE26) and Marine Terrace (TE27), both opened in June 2023 as part of TEL Stage 3. The TEL connects directly to Orchard, Marina Bay, Stevens, and (via TEL Stage 4 onward) Bayshore, Bedok South, and Sungei Bedok. The closest EWL station is Kembangan (about 1.5km east) and the EWL–CCL interchange at Paya Lebar is approximately 1.8km to the north-west.

Can a Singapore Permanent Resident (SPR) buy an HDB resale flat in Marine Parade?

Yes. SPRs who meet HDB’s Public Scheme eligibility (SPR + any other SPR or SC family member forming a family nucleus) can purchase HDB resale flats anywhere in Singapore, including Marine Parade. However, SPRs pay a 5% Additional Buyer’s Stamp Duty (ABSD) on their first residential property and a 15% ABSD on their second. Additionally, SPRs must wait 3 years from the date of obtaining PR status before purchasing an HDB resale flat. SPRs cannot purchase HDB BTO flats — those are reserved for SC-led households.

What are the best condos to consider in Marine Parade?

For freehold investment, The Continuum (D15, 816 units, launch ~S$2,730 PSF, near completion) represents the newest benchmark. Amber Park (fully sold but tradeable on the secondary market) and older freehold projects like Silversea and Waterford Residence also trade in the premium tier. For yield-focused buyers on a tighter budget, older 99-year leasehold condos along Marine Parade Road — such as Waterplace, Aquarius by the Park, or Marine Blue — offer more accessible entry prices with yields in the 3.4–3.6% range. Always check remaining lease tenure carefully for leasehold units before committing to CPF usage.

How does Marine Parade compare with Tampines or Bedok for investment?

Marine Parade offers higher capital growth potential and stronger lifestyle appeal, but at significantly higher price points and lower rental yields than Tampines or Bedok. Tampines and Bedok HDB resale flats are typically S$100,000–S$200,000 cheaper than D15 equivalents, and their private condos trade at S$500–S$800 PSF lower. However, D15’s scarcity (no new HDB BTO; limited new condo supply after The Continuum) and the TEL connectivity uplift support a structural premium. Investors seeking high yield typically favour Tampines or Bedok; those seeking long-term capital appreciation in a lifestyle estate may prefer D15.

Is there any new HDB supply coming to Marine Parade?

No. HDB Build-To-Order (BTO) launches are not available in Marine Parade, as the estate is a fully developed mature town with no vacant sites set aside for new public housing. Prospective HDB buyers must purchase resale flats in the open market, subject to the standard Ethnic Integration Policy (EIP) quotas and SPR quotas for the block and neighbourhood. This supply scarcity is one reason why D15 HDB resale flats have maintained their price premium.

What are the ABSD implications for a foreigner buying a condo in Marine Parade?

Foreign individuals (non-citizens, non-PRs) who are not covered by a Free Trade Agreement (FTA) concession pay a 60% Additional Buyer’s Stamp Duty on all residential property purchases in Singapore, including in Marine Parade. At S$1,500,000 for a condo, that is an ABSD of S$900,000 — on top of BSD of approximately S$44,600. The few foreigners who pay reduced ABSD (5%, same as a Singapore Citizen second purchase) are nationals of the United States, Switzerland, Norway, Iceland, and Liechtenstein under their respective FTAs with Singapore. MAS administers the ABSD policy, and rates are updated by ministerial order — always verify the current rates at IRAS.gov.sg before transacting.

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Disclaimer

This article is for general informational purposes only and does not constitute financial, legal, or property advice. All property prices, rental yields, and capital growth figures are indicative estimates drawn from URA REALIS data, HDB resale portal transactions, and market analysis as at Q1 2026. Actual transaction prices vary by unit, floor, condition, and prevailing market conditions. ABSD rates, BSD rates, CPF rules, and HDB eligibility criteria are set by the Singapore Government (IRAS, HDB, MAS, CPF Board) and are subject to change. Readers should conduct their own due diligence and consult a licensed property agent, lawyer, and financial adviser before making any property transaction. For authoritative data, refer to URA (ura.gov.sg), HDB (hdb.gov.sg), IRAS (iras.gov.sg), and MAS (mas.gov.sg).

Thomson-East Coast Line Property Guide Singapore 2026: Best Districts & Investment Opportunities

Thomson-East Coast Line Property Guide Singapore 2026: Best Districts & Investment Opportunities

by | Apr 25, 2026 | Investment Analysis, MRT Line Guides, Neighbourhood & Area Guides, Property Investment

The Thomson-East Coast Line property guide Singapore 2026 is your complete reference for buying, investing, or upgrading along Singapore’s newest MRT trunk line. The TEL, operated by SMRT under the Land Transport Authority’s network, is the first line to run from the deep north of Singapore — Woodlands North — all the way to the eastern seaboard at Sungei Bedok, connecting eight of Singapore’s twenty-eight districts in a single continuous line. For property buyers, the TEL represents both a connectivity premium already priced into northern and eastern districts and a genuine price-growth runway in catchment areas where development is still maturing.

Quick Answer — TEL Property in 2026 at a Glance

  • The TEL runs 43 stations across 5 phases; all phases are operational as of November 2024
  • North segment (D25–D26): entry prices from S$1.2M–S$1.8M for 1–2 bedroom condos; gross yields 3.8–4.3%
  • Prime central segment (D10–D11): average transaction prices S$2,900–S$3,800 psf; yields compress to 2.5–3.2%
  • East Coast segment (D15–D16): sweet spot for yield investors — S$2,200–S$2,600 psf with yields 3.5–4.0%
  • Three active new launches along the TEL corridor in 2026: Springleaf Residence (D26), UPPERHOUSE (D10), and the Kallang Close GLS
  • The TEL’s opening in D15 (Katong, Marine Parade, Tanjong Rhu) added a 6–12% price premium to catchment condos within 500m, per URA caveat analysis
  • Investors should note: TEL East Coast properties fall under the Rest of Central Region (RCR) and Core Central Region (CCR) frameworks for ABSD and LTV calculations
  • The Tanjong Rhu GLS site (D15) — first new land release in the area in 28 years — signals major upcoming supply in a historically undersupplied waterfront node

What Is the Thomson-East Coast Line?

The Thomson-East Coast Line is the sixth MRT line on Singapore’s Mass Rapid Transit network. Planned by the Land Transport Authority and built in five phases, the TEL broke ground in 2015 and reached full network connection in November 2024 when the final phase linking Bedok South to Sungei Bedok opened, completing the 43-station, approximately 43-kilometre corridor. Unlike older lines that were retrofitted through existing urban fabric, the TEL was master-planned as a north-south-east spine: it reaches previously MRT-unserved residential catchments in Woodlands, Upper Thomson, and the East Coast, while also adding new stations in the premium central districts of Stevens, Napier, and Orchard Boulevard.

The LTA’s long-term transport planning has established a clear correlation between MRT station proximity and private residential price premiums. Researchers at the National University of Singapore’s Institute of Real Estate and Urban Studies have documented average premiums of 5–15% for private properties within 500 metres of a station, with new lines generating the strongest uplift in the two to three years around opening. The TEL’s staged opening created sequential pricing events across its catchments, and property investors who tracked the LTA’s construction timeline were able to position ahead of each phase.

The TEL in Five Segments: A Property Investor’s Map

For analytical purposes, the TEL’s 43 stations divide into five investment segments, each with distinct supply, pricing, and yield characteristics.

Median condo prices psf by TEL station catchment Singapore 2026 Q1 URA caveats
Figure 1: Indicative median condo transaction prices (S$ psf) by key TEL station catchment area, based on URA caveat data for Q1 2026. The gradient from north (D25–D26) to central CCR reflects Singapore’s established price geography.

Segment 1 — The North (D25–D26): Woodlands to Springleaf

The northern anchor of the TEL serves Woodlands (D25) and Upper Thomson/Mandai (D26). This is the most affordable segment on the line, with median condo transaction prices in the S$1,300–S$1,800 psf range as of Q1 2026 (URA caveats). The key residential projects here are Woodlands-area condos such as The Woodleigh Residences and Canberra Crescent developments, alongside the more recent Springleaf Residence at Upper Thomson. Springleaf Residence — a Wing Tai Holdings and Hong Leong Holdings joint venture — launched at an average S$2,175 psf and achieved 92% sold at launch, validating strong homebuyer demand in the D26 corridor.

Investment fundamentals for the north segment: rental yields are the highest on the TEL, typically 3.8–4.3% gross for 1-bedroom and 2-bedroom units, driven by the presence of international school catchments (Woodlands International School, Singapore Sports School), and the Woodlands Regional Centre transformation under URA’s long-range master plan. Entry prices for 1-bedroom units start from approximately S$850,000–S$1,000,000, making this the most accessible entry point on the line for investors under S$1M. The Woodlands–Johor Bahru RTS Link, due to complete in end-2026, is an additional demand catalyst: cross-border workers commuting from Singapore to the Johor Bahru Bukit Chagar terminus will increasingly seek rental accommodation at or near Woodlands MRT.

Segment 2 — Upper Thomson to Caldecott (D20, D11): The Middle Ground

Between Springleaf and the Orchard stretch, the TEL passes through Upper Thomson Road, the Caldecott interchange (linking to the Circle Line), and Stevens (linking to the Downtown Line). This segment includes Districts 20, 11, and the western edge of D10. Caldecott and Stevens are immediately adjacent to premium private residential estates including Bukit Timah, Holland Road, and the Nassim/Tanglin clusters — traditionally among the most expensive residential districts in Singapore.

The Stevens station, in particular, serves as a gateway to the Good Class Bungalow belt in D10 and the UOL-SingLand UPPERHOUSE at Orchard Boulevard development (101 units, 99-year leasehold, average S$3,350 psf, launched 2024). The connectivity addition of the TEL here — bringing a direct one-seat ride from Stevens all the way to Marina Bay and the East Coast — solidified premium pricing in a corridor that was already well-served by car ownership. For buyers, the TEL has made D10–D11 properties accessible to a broader pool of non-car-owning tenants, improving rental sustainability for high-end CCR units.

Segment 3 — The CCR Core (D01–D10): Orchard to Marina Bay

The TEL’s central stations — Napier, Orchard Boulevard, Great World, Havelock, Outram Park (interchange), Maxwell, Shenton Way, and Marina Bay — traverse the very heart of Singapore’s Core Central Region. Median transaction prices in this segment range from S$2,900 psf (Havelock/Great World catchment) to S$3,800 psf (Orchard Boulevard environs), with top CCR addresses in Orchard exceeding S$4,500 psf. The key driver here is not yield — gross rental yields compress to 2.4–3.0% as capital values are elevated — but capital preservation and long-run appreciation in freehold or near-freehold assets.

The CCR core is where the ABSD differential matters most acutely. Foreigners buying in this segment pay 60% ABSD, which has materially shifted the buyer mix since April 2023 towards Singapore Citizens and PRs on investment purchases. URA Q1 2026 caveats show that CCR transactions remain below their 2021–2022 peak volumes, but median prices have held firm, suggesting that existing CCR owners are not distressed and are holding for long-term appreciation rather than selling at discounts.

Segment 4 — East Coast (D15): Katong to Marine Terrace

The TEL’s East Coast segment — from Tanjong Rhu to Marine Parade and Siglap — is arguably the most exciting investment corridor on the line in 2026. This is a historically low-supply, high-demand residential area. The East Coast has long commanded rental and lifestyle premiums driven by the concentration of international schools (SAS, CIS, UWCSEA East, EtonHouse), the East Coast Park, and a café-and-food-culture character that attracts young expatriate and local professional tenants. Before the TEL, the area had no MRT connectivity at all — residents relied entirely on buses and private transport. The arrival of Katong Park, Marine Parade, and Marine Terrace stations in 2023 was transformative.

URA caveat analysis shows that East Coast condos within 500 metres of the new TEL stations transacted at S$2,400–S$2,700 psf in Q1 2026, representing a 6–12% premium over comparable units further from the stations. Gross rental yields for 1-bedroom units in Katong and Marine Parade run at 3.5–4.1%, benefitting from high expatriate rental demand. The 2025 Tanjong Rhu GLS — the first government land sale in the area in 28 years — will eventually add supply, but the timeline to completion is 3–5 years, leaving the existing stock to absorb near-term rental demand.

Segment 5 — Far East (D16): Bedok to Sungei Bedok

The terminal segment, from Bedok South through Siglap, Bayshore, and Sungei Bedok, represents the TEL’s newest frontier. Bayshore Road — the subject of a significant GLS tender launched by the URA in March 2026, with a S$1.9–2.1B bid estimate and a 1,280-unit mixed-use integrated development — will be the anchor new launch for this segment. This site has MRT integration built into the development brief, meaning future residents will have a covered walk directly from their lobby to Bedok South MRT. The catchment here currently trades at S$1,900–S$2,300 psf, offering the best price-to-TEL-connectivity value on the entire line for medium-term investors who are comfortable with a 2–3 year supply wait.

TEL segment comparison price psf versus gross rental yield Singapore condo 2026
Figure 2: TEL segment comparison — average price psf against gross rental yield and indicative 1-bedroom entry price (Q1 2026). The north and east segments offer the superior yield profile; the CCR core delivers capital preservation and prestige.

Summary Table: TEL Segments at a Glance

Segment Districts Median psf (Q1 2026) Gross Yield Entry 1BR (~S$) Best For
North (Woodlands–Springleaf) D25–D26 S$1,300–1,800 3.8–4.3% S$850K–1.0M Yield-focused; RTS uplift play
Mid-North (Thomson–Caldecott) D20–D11 S$2,050–2,400 3.0–3.5% S$1.2M–1.5M Balanced; school proximity
CCR Core (Orchard–Marina Bay) D01–D10 S$3,000–3,800 2.5–3.0% S$2.2M–3.5M Capital preservation; prestige
East Coast (Katong–Marine Parade) D15 S$2,400–2,700 3.5–4.1% S$1.5M–1.8M Expat rental; lifestyle premium
Far East (Bayshore–Sungei Bedok) D16 S$1,900–2,300 3.6–4.0% S$1.1M–1.4M Medium-term upside; Bayshore GLS

Worked Example: Comparing Two TEL Investment Scenarios

To illustrate how the TEL’s price geography affects investor outcomes, consider two hypothetical purchasers buying in April 2026, each with a S$1.8M budget for a 2-bedroom investment unit (Singapore Citizen, first private property, no ABSD).

Option A — East Coast (D15), near Marine Parade MRT: 2BR, 700 sqft at S$2,500 psf = S$1.75M. BSD payable to IRAS: ~S$55,600. Monthly mortgage (75% LTV, S$1.31M at SORA+0.75% = ~3.70%, 25 years): ~S$6,720. Monthly rental income at 3.7% gross yield: ~S$5,390. Net monthly cash flow (before management fee, property tax, sinking fund): −S$1,330 per month. Capital appreciation target: 4–6% per annum over a 7-year hold. Total return (conservative 4% p.a. appreciation + cumulative rental income): estimated IRR of approximately 8–10% over a 7-year hold.

Option B — North (D26), near Springleaf MRT: 2BR, 800 sqft at S$1,850 psf = S$1.48M. BSD payable to IRAS: ~S$43,000. Monthly mortgage (75% LTV, S$1.11M at 3.70%, 25 years): ~S$5,700. Monthly rental at 4.1% gross: ~S$5,060. Net cash flow: −S$640 per month (significantly better than Option A). Capital appreciation at a more conservative 3% p.a. over 7 years. IRR: approximately 7–9%, with a stronger monthly cash flow during the hold period. Option B also leaves S$320K of the budget unused, which could service emergencies or fund a second property later.

Neither option is inherently superior — the trade-off is between location prestige and rental resilience (Option A) versus cash-flow comfort and lower entry risk (Option B). Both outperform a typical fixed deposit or Singapore Savings Bond over a 7-year horizon on a total return basis, based on current market data.

New launch condos along Thomson-East Coast Line TEL pipeline 2026 2027 Singapore
Figure 3: Key new launch projects along the TEL corridor — indicative launch dates and entry pricing. The pipeline includes both live launches and upcoming sites from the Government Land Sales programme.

Why the TEL Matters for Property Investors in 2026

Singapore’s MRT network has historically been the single most reliable infrastructure driver of residential price premiums. The TEL is unique in that it opened across a decade (2019–2024), meaning different catchments are at very different stages of the price-uplift cycle. The north segment is still absorbing the connectivity premium as the Johor Bahru RTS Link nears completion; the East Coast is in the early-mid stage of its premium maturation; and the CCR core stations are fully priced in. For investors, the implication is clear: the North and East Coast segments still offer the better forward-looking return profile relative to entry price.

URA’s Q1 2026 full statistics (released 25 April 2026) showed that private residential prices rose 0.9% quarter on quarter, with the Rest of Central Region — which encompasses much of the East Coast TEL corridor — outperforming the Core Central Region in transaction volume. This divergence suggests that RCR properties, including East Coast condos, are currently absorbing more buyer demand than the premium CCR market, consistent with a pricing cycle where affordability-conscious buyers are moving down the price curve from CCR into RCR catchments along connective infrastructure like the TEL.

What Might Come Next Along the TEL

Looking forward, three developments warrant investor attention. First, the Bayshore Drive GLS (URA tender, closing July 2026) will be the defining new launch for the Far East segment. With 1,280 units and an MRT-integrated brief, the eventual project will set a new price benchmark for D16, potentially pushing neighbouring resale values upward in anticipation. Second, the Tanjong Rhu GLS — where the site was awarded in late 2025 — will bring the first new private development to the Tanjong Rhu waterfront in three decades; market estimates place the launch price at S$3,200–3,500 psf, consistent with D15 premium waterfront comparable transactions. Third, URA’s ongoing Draft Master Plan 2025 consultations include proposals to intensify the East Coast Park corridor and the Katong precinct, which, if implemented, could further bolster lifestyle premiums in the Marine Parade and Siglap catchments.

Frequently Asked Questions

Which TEL station has the best investment value in 2026?

For yield-focused investors, the Upper Thomson and Springleaf catchments (D26) currently offer the best combination of gross yield (3.8–4.3%), reasonable entry price (from S$1.2M for 2BR), and near-term demand catalysts from the Johor Bahru RTS Link. For capital appreciation, Marine Parade and Katong Park (D15) are the standout stations — still absorbing the TEL connectivity premium with a supply shortage that will persist until the Tanjong Rhu GLS project completes circa 2029–2030. For lifestyle owner-occupiers, Stevens and Orchard Boulevard (D10) offer unsurpassed centrality and school proximity at a premium entry point.

How much of a premium do TEL station properties command over non-MRT units?

Research from the Institute of Real Estate and Urban Studies at NUS estimates that properties within 500 metres of a new MRT station command a 5–15% price premium over comparable properties 800–1,500 metres away, with the premium being largest in the first two to three years after the station opens and in areas with low existing MRT coverage (such as the East Coast before the TEL). Properties integrated directly with a station (ground-level covered link) command a further 3–7% premium, per URA caveat analysis. For the East Coast segment, which had zero prior MRT coverage, the observed premium has been at the higher end of the 8–12% range for 500m-radius properties.

Are there new launch condos available along the TEL right now?

As of April 2026, active new launches along the TEL corridor include Springleaf Residence (D26, near Springleaf MRT, 473 units, 92% sold at launch at ~S$2,175 psf by Wing Tai and Hong Leong Holdings) and UPPERHOUSE at Orchard Boulevard (D10, near Orchard Boulevard MRT, 171 units at ~S$3,350 psf by UOL and Singapore Land Group). The Kallang Close GLS site (near Bendemeer MRT, an adjacent north-south TEL interchange station) is expected to launch circa 2027–2028 at S$2,900–3,100 psf by Frasers Property and Mitsubishi Estate. For the East Coast, the Tanjong Rhu waterfront site is in development and expected to preview approximately 2027.

How does ABSD apply to TEL property purchases by foreigners?

Foreigners purchasing any residential property in Singapore — including condos along the TEL — pay 60% ABSD on the full purchase price, regardless of whether it is their first or subsequent property. This applies equally to CCR Orchard Boulevard units and to more affordable East Coast apartments. The 60% rate, introduced in April 2023, has effectively priced most foreign investors out of the Singapore residential market. Singapore Permanent Residents buying their first private property pay 5% ABSD; their second residential property attracts 30% ABSD. Singapore Citizens pay 0% on a first private purchase and 20% on a second. All ABSD is administered by the Inland Revenue Authority of Singapore and is payable within 14 days of exercising the Option to Purchase.

What is the Johor Bahru RTS Link and why does it matter for TEL D25–D26 properties?

The Rapid Transit System (RTS) Link is a cross-border rail connection between Woodlands North MRT (the TEL’s northernmost station) and Bukit Chagar in Johor Bahru, Malaysia, scheduled for completion in late 2026. The RTS Link will allow commuters to travel between Singapore and Johor Bahru in approximately 5 minutes by rail, replacing a congested road crossing that currently takes 30–90 minutes in peak hours. For property investors, the RTS Link is a demand multiplier: Singaporeans working in Johor Bahru’s rapidly developing Iskandar Malaysia economic region, as well as Malaysians working in Singapore who choose to commute rather than rent, both anchor rental demand at or near Woodlands North and Woodlands MRT. Industry data suggests rental demand for 1BR and 2BR units within a 10-minute walk of Woodlands MRT could increase 15–25% once the RTS Link is fully operational.

How do I find resale condos near a specific TEL station?

The most reliable data source for resale condo transactions near any TEL station is the Urban Redevelopment Authority’s real estate information system at URA REIS. You can search by postal district or project name to see actual caveated transaction prices, floor area, and date of transaction. For a broader property search including current listings, URA’s public portal at ura.gov.sg provides planning information and the latest approved development details for each district. Cross-referencing URA caveats with listing prices gives you a reliable indication of the price gap (or premium) being applied by sellers in each catchment.

Related Articles

Disclaimer

This article is for general informational purposes only and does not constitute financial, legal, or property investment advice. All price per square foot figures, yield estimates, and transaction data referenced are indicative, based on publicly available URA caveat records and industry analysis, and are subject to change. Property values may go up or down. ABSD and stamp duty rates are administered by IRAS and are subject to revision. Consult a licensed property professional and a qualified financial adviser before making any investment decision.


The Continuum

The Continuum

by | Apr 23, 2026 | Condo New Launches, New Launches



NEW LAUNCH · THIAM SIEW AVENUE · DISTRICT 15

The Continuum

Freehold Thiam Siew Avenue District 15 residence by Hoi Hup and Sunway
D15
District
Freehold / Estate in Fee Simple
Tenure
17 November 2027
TOP / VP
816
Total Units
Download Factsheet (PDF)Enquire · Floor Plans
816
Residential Units
D15
District
25,083.2 sqm / 269,995 sqft
Site Area
From S$1.378M
Current From Price

Why The Continuum

The Continuum The Continuum is a freehold District 15 residence across Thiam Siew Avenue, pairing Katong and Joo Chiat lifestyle access with 816 homes and a broad mix from compact layouts to larger private-lift homes.

01 · Address

D15 Location

1, 3, 5, 2, 6 and 8 Thiam Siew Avenue, Singapore

02 · Scale

816 residential units

4 blocks of 17 storeys and 2 blocks of 18 storeys

03 · Tenure

Freehold / Estate in Fee Simple; airspace bridge lot on 99-year lease from 2 March 2023

Confirm the latest availability before shortlisting.

Project At-a-Glance

Project Name The Continuum
Developer Hoi Hup Sunway Katong Pte Ltd
Address 1, 3, 5, 2, 6 and 8 Thiam Siew Avenue, Singapore
District D15
Tenure Freehold / Estate in Fee Simple; airspace bridge lot on 99-year lease from 2 March 2023
Total Units 816 residential units
Site Area 25,083.2 sqm / 269,995 sqft
Plot Ratio 2.8
Blocks 4 blocks of 17 storeys and 2 blocks of 18 storeys
TOP / VP 17 November 2027 (notice of vacant possession)
Legal Completion 17 November 2030 (notice of completion)

Viewing Preparation

Use the factsheet, selected floor plans and site plan below to compare the north and south plots, unit positions and larger-format layouts.

Confirm current pricing, stack availability and final specifications before booking.

Unit Mix and Sizes

Bedroom Type Size / Range Availability Note
1 Bedroom See floor plans below Subtype count varies by latest balance-unit list
1 Bedroom + Study See floor plans below Subtype count varies by latest balance-unit list
2 Bedroom / 2 Bedroom + Study See floor plans below Subtype count varies by latest balance-unit list
3 Bedroom / 3 Bedroom + Study See floor plans below Subtype count varies by latest balance-unit list
4 Bedroom See floor plans below Subtype count varies by latest balance-unit list
5 Bedroom See floor plans below Subtype count varies by latest balance-unit list

Unit areas and availability may change. Confirm the latest stack, price and size information before shortlisting.

Indicative Pricing

Entry Units
From S$1.378M

1BR + Study, 560 sqft

3BR Units
From S$2.880M

3BR, 1,076-1,141 sqft

Larger Units
From S$3.653M

4BR; 5BR from S$5.487M

Available units from S$1.378M; 3BR from S$2.880M, 3BR+Study from S$3.372M, 4BR from S$3.653M, 4BR Premier from S$4.481M and 5BR from S$5.487M. Source: The Continuum public price list updated 7 Mar 2026, accessed 29 Apr 2026.

Why Buyers Are Watching

  1. 1
    Freehold District 15 address near the Katong/Joo Chiat lifestyle corridor.
  2. 2
    816 units are planned across six residential blocks.
  3. 3
    Conservation bungalow and proposed overhead bridge are included in the project description.
  4. 4
    Selected 3-, 4- and 5-bedroom homes include private-lift lobby layouts.
  5. 5
    Notice of vacant possession is listed as 17 November 2027.
  6. 6
    The page includes a site plan image and representative floor-plan pages.

Location and Connectivity

MRT

Paya Lebar / Dakota / Katong access

Location material places the project in the East Coast / city-fringe network.

Lifestyle

Katong and Joo Chiat

Dining, conservation streets and East Coast amenities support daily convenience.

Schools

District 15 education options

Verify current school distance bands with OneMap before enrolment planning.

Roads

ECP / PIE / city routes

City and airport routes are accessible through the East Coast road network.

The Continuum location map

Schools Nearby

School Planning Confirm current school distance bands and eligibility with OneMap and MOE before relying on any school-distance claim.

Lifestyle and Amenities

Daily Convenience

Review nearby retail, food, transport and park connections before shortlisting stacks.

Neighbourhood Fit

Compare the surrounding precinct with your commute, school and lifestyle needs.

Viewing Check

Confirm walking routes, traffic patterns and future works during your site visit.

Site Plan

The Continuum actual site plan

Actual site plan showing blocks, facilities, access points and internal landscaping.

Floor Plans (Selected)

Representative actual floor plans by unit type. The full floor-plan PDF belongs in the download button below this section.

The Continuum 1 Bedroom Type A floor plan

1 Bedroom Type A
The Continuum 2 Bedroom + Study Type B floor plan

2 Bedroom + Study Type B
The Continuum 3 Bedroom Type C floor plan

3 Bedroom Type C
The Continuum 4 Bedroom Type D floor plan

4 Bedroom Type D
The Continuum 5 Bedroom Type E floor plan

5 Bedroom Type E
Full Floor Plans PDF
Selected layout pages prepared as a clean PDF download.

Download Full Floor Plan PDF

Elevation and Stack Chart

Refer to the site plan, selected layouts and full floor-plan PDF for stack orientation, floor levels and facing checks.

Facilities (30+)

Pool DeckClubhouseGymLandscape CourtyardsFunction RoomsFamily FacilitiesArrival CourtSmart Home Provisions

Gallery

The Continuum clean development gallery image 1The Continuum clean development gallery image 2The Continuum clean development gallery image 3The Continuum clean development gallery image 4The Continuum clean development gallery image 5The Continuum clean development gallery image 6The Continuum clean development gallery image 7The Continuum clean development gallery image 8

Developer and Consultant Team

Hoi Hup Sunway Katong Pte Ltd

Before committing, verify the latest developer licence, project account details and contractual documents with the appointed sales team.

Sustainability and Specifications

Specifications, finishes, smart-home provisions and sustainability ratings vary by unit. Refer to the latest developer brochure and sale documents for final approved details.

Project Timeline

Launch / Sales Phase Live new-launch project page
TOP / Vacant Possession 17 November 2027 (notice of vacant possession)
Legal Completion 17 November 2030 (notice of completion)

Project Factsheet

A shareable 2-page PDF snapshot of everything on this page — bring it to viewings, forward it to family.

The Continuum factsheet page 1
The Continuum factsheet page 2
Download Factsheet (PDF)

Download the Full Sales Pack

PDF · Factsheet

The Continuum Factsheet

2-page project factsheet with key facts, unit mix and buyer notes.

Download Factsheet

PDF · Floor Plans

Full Floor Plans

Selected floor-plan pages and layouts for quick comparison.

Download Floor Plans

Image · Site Plan

Site Plan

Site plan showing blocks, facilities and arrival points.

Download Site Plan

Frequently Asked Questions

Where is The Continuum located?
1, 3, 5, 2, 6 and 8 Thiam Siew Avenue, Singapore
Who is the developer?
Hoi Hup Sunway Katong Pte Ltd
How many units are there?
816 residential units
What is the current from-price?
Available units start from S$1.378M based on the public price list updated 7 Mar 2026. Confirm stack-specific pricing, discounts and availability before shortlisting.

Ready to see The Continuum in person?

Request current availability, developer pricing, showflat slots and financing checks.

Enquire Now

Related Buying Guides

ABSD Singapore 2026

Stamp-duty planning before purchase.

Condo Buying Guide

Budget, timeline and financing basics.

Property Investment

Holding cost and exit considerations.

Disclaimer: Prices, availability, areas, specifications and timelines may change without notice. Buyers should verify all details with the developer-appointed sales team and relevant authorities before committing.

Arina East Residences

Arina East Residences

by | Apr 22, 2026 | Condo New Launches, New Launches



Tanjong Rhu · District 15

Arina East Residences

Freehold Katong Park MRT city-fringe residence with 107 units
Updated Apr 2026
Price Snapshot
31 December 2028
Expected TOP
Estate in Fee Simple
Tenure
From S$1.328M
Indicative Price
Download Factsheet (PDF)Enquire · Floor Plans

107
Residential Units
D15
District
Estate in Fee Simple
Tenure
31 December 2028
Expected TOP
From S$1.328M
Current From Price

Why Arina East Residences

Arina East Residences is a 107-unit freehold District 15 residence at Tanjong Rhu Road, close to Katong Park MRT and the Kallang / East Coast lifestyle corridor.

01 · Location

D15 Address

6C and 6D Tanjong Rhu Road, Singapore

02 · Scale

107 residential units

107-unit point-block development with landscape decks

03 · Pricing

From S$1.328M

Available units from S$1.328M; 1BR S$1.328M-S$1.523M, 2BR Deluxe from S$1.958M, 3BR Premium from S$3.515M, 4BR Premium from S$4.278M (Mar 2026 public price snapshots).

Project At-a-Glance

Project Name Arina East Residences
Address 6C and 6D Tanjong Rhu Road, Singapore
District D15
Tenure Estate in Fee Simple / Freehold
Developer ZACD LV Development Pte. Ltd.
Total Units 107 residential units
Site Area 4,367.60 sqm / 47,013 sqft
Plot Ratio 2.1
Blocks 107-unit point-block development with landscape decks
Expected TOP 31 December 2028
Legal Completion 31 December 2031
Current Price Available units from S$1.328M; 1BR S$1.328M-S$1.523M, 2BR Deluxe from S$1.958M, 3BR Premium from S$3.515M, 4BR Premium from S$4.278M (Mar 2026 public price snapshots).

Unit Mix and Sizes

Bedroom Type Size (sqft) Units % of Total
1 Bedroom 495 sqft 17 units 15.9%
2 Bedroom Deluxe 678 sqft 17 units 15.9%
2 Bedroom Premium 797 sqft 18 units 16.8%
3 Bedroom Deluxe 861 sqft 8 units 7.5%
3 Bedroom Premium 969-1,195 sqft 27 units 25.2%
3 Bedroom Premium (Private Lift) 1,238 sqft 5 units 4.7%
4 Bedroom Premium 1,324 sqft 1 unit 0.9%
4 Bedroom Premium (Private Lift) 1,389-1,615 sqft 13 units 12.1%
4 Bedroom Premium + Study 1,679 sqft 1 unit 0.9%
Total – 107 units 100%
Bedroom Type Size / Range Units Current Indicative Price
1 Bedroom 495 sqft 17 units From S$1.328M
2 Bedroom Deluxe 678 sqft 17 units From S$1.958M
2 Bedroom Premium 797 sqft 18 units From S$2.288M
3 Bedroom Deluxe 861 sqft 8 units Sold out in checked balance snapshot
3 Bedroom Premium 969-1,195 sqft 27 units From S$3.515M
3 Bedroom Premium (Private Lift) 1,238 sqft 5 units From S$3.560M
4 Bedroom Premium 1,324 sqft 1 unit From S$4.368M
4 Bedroom Premium (Private Lift) 1,389-1,615 sqft 13 units From S$4.278M
4 Bedroom Premium + Study 1,679 sqft 1 unit From S$5.539M
Pricing note: Pricing cross-checked against Arina East public balance-unit and NewLaunches price snapshots, accessed 29 Apr 2026. Prices and availability can change without notice.

Indicative Pricing

Entry Units
From S$1.328M

1BR, 495 sqft

2BR Range
From S$1.958M

2BR Deluxe / Premium

4BR Range
From S$4.278M

4BR Premium / Private Lift

Available units from S$1.328M; 1BR S$1.328M-S$1.523M, 2BR Deluxe from S$1.958M, 3BR Premium from S$3.515M, 4BR Premium from S$4.278M (Mar 2026 public price snapshots).

Why Buyers Are Watching

  1. 1
    Freehold 107-unit city-fringe development near Katong Park MRT.
  2. 2
    Fact sheet states 71% of GFA is allocated to common facilities.
  3. 3
    Approximately 3 minutes' walk to Katong Park MRT entrance according to the source fact sheet.
  4. 4
    Close to Singapore Sports Hub, Gardens by the Bay East and East Coast Park.
  5. 5
    Premium appliance and sanitaryware specifications are highlighted in the fact sheet.
  6. 6
    Expected vacant possession is 31 December 2028.

Location and Connectivity

MRT
Katong Park MRT
The source fact sheet states approximately 3 minutes' walk to Katong Park MRT.
City
CBD / Marina Bay
The fact sheet references about 10 minutes' drive to CBD / Marina Bay.
Leisure
Sports Hub and East Coast Park
Nearby leisure nodes include Sports Hub, Gardens by the Bay East and East Coast Park.
Food
Old Airport Road / Jalan Batu
Food centres named in source material include Jalan Batu, Old Airport Road and Kallang Estate.
Arina East Residences location map

Schools Nearby

School Notes Dunman High, Kong Hwa, Tanjong Katong schools and Geylang Methodist Primary are named in the source fact sheet; distance bands should be verified.
Verification Confirm current home-school distance bands with OneMap and MOE SchoolFinder before enrolment planning.

Lifestyle and Amenities

Transport

Use the location map and latest routing to compare MRT, bus and road access.

Daily Amenities

Review malls, supermarkets, food centres and services around the site.

Recreation

Compare nearby parks, clubs and leisure nodes against your household routine.

Site Plan

Arina East Residences actual site plan

Site plan · indicative only · subject to developer confirmation

Floor Plans (Selected)

Representative plans from available bedroom types. Download the full PDF below for broader stack-by-stack layout review.

Arina East Residences 1 Bedroom Type A1 floor plan

1 Bedroom Type A1
Arina East Residences 2 Bedroom Premium Type B2 floor plan

2 Bedroom Premium Type B2
Arina East Residences 3 Bedroom Premium Type C1 floor plan

3 Bedroom Premium Type C1
Arina East Residences 4 Bedroom Premium Type D1 floor plan

4 Bedroom Premium Type D1
Arina East Residences 4 Bedroom Premium + Study Type DS floor plan

4 Bedroom Premium + Study Type DS
Full Floor Plans PDF
Selected layout pages and unit dimensions for buyer review.

Download PDF

Elevation and Stack Chart

Arina East Residences site plan and stack reference

Use with official stack chart and availability list during viewings.

Facilities (30+)

Swimming PoolGymClubhouseFunction RoomLandscape DecksArrival CourtFamily FacilitiesSmart Home ProvisionsSecurityGarden Pavilion

Gallery

Arina East Residences clean development gallery image 1Arina East Residences clean development gallery image 2Arina East Residences clean development gallery image 3Arina East Residences clean development gallery image 4Arina East Residences clean development gallery image 5Arina East Residences clean development gallery image 6

Developer and Consultant Team

ZACD LV Development Pte. Ltd.

Verify current developer licence, project account and sale documentation before committing.

Developer ZACD LV Development Pte. Ltd.
District D15
Expected TOP 31 December 2028

Sustainability and Specifications

  • Specifications: Confirm unit fittings, appliance brands and smart-home provisions against current sale documents.
  • Carpark and facilities: Refer to the latest developer factsheet and approved plans.
  • Buyer check: Review defects liability, payment timeline and maintenance fees before purchase.

Project Timeline

Now
Sales / availability check
Price
From S$1.328M
TOP
31 December 2028
Legal
31 December 2031
Verify
Before booking

Project Factsheet

Arina East Residences factsheet page 1 previewArina East Residences factsheet page 2 previewDownload Factsheet (PDF)

Download the Full Sales Pack

PDF · factsheet

Arina East Residences Factsheet

Project facts, pricing snapshot and buyer notes.

Download Factsheet

PDF · floor plans

Full Floor Plans

Representative floor-plan pages and layout references.

Download Floor Plans

Image · site plan

Site Plan

Development site plan for block and facility review.

Download Site Plan

Frequently Asked Questions

Where is Arina East Residences located?
6C and 6D Tanjong Rhu Road, Singapore
What is the current from-price?
Available units from S$1.328M; 1BR S$1.328M-S$1.523M, 2BR Deluxe from S$1.958M, 3BR Premium from S$3.515M, 4BR Premium from S$4.278M (Mar 2026 public price snapshots).
How many units are there?
107 residential units
Where can I get the floor plans?
Use the selected thumbnails above or download the full floor-plan PDF.

Ready to see Arina East Residences in person?

Request latest prices, balance-unit stacks, floor plans and viewing slots.

Enquire Now

Related Buying Guides

Stamp Duty

ABSD Singapore 2026

Additional Buyer’s Stamp Duty rates and remission scenarios.

Buying Guide

Condo Buying Guide

Step-by-step private condo purchase process.

Finance

Property Finance

Loan, LTV, TDSR and cash outlay planning.

Disclaimer. Prices, unit mix, specifications, site plans, floor plans and facility lists on this page are indicative only and subject to change by the developer without notice. Pricing snapshots are compiled from public balance-unit/price-list references checked on 29 April 2026. LovelyHomes.com.sg is not the project developer. Prospective buyers should consult an accredited salesperson and the developer’s official sales kit before committing to any purchase. Artist impressions are for illustrative purposes only and may differ from the final built product.

Is Arina East Residences worth buying?

Is Arina East Residences worth buying?

by | Jun 12, 2025 | Property Reviews & Analysis

[This article was first posted on littlebigreddot.com on 14 May 2025]

Former La Ville Condominium was sold to Developer ZACD Group Limited through a collective sale on 1 December 2021.

Developed by ZACD Group Limited, a Singapore-based Developer – Arina East Residences will be having its public preview soon. A development located in the highly sought after District 15 of Singapore. Is this development worth buying? Let’s analyze and review this together!

To start off, Arina East Residences is a Freehold Development, so there is no lease start date. In the long run, as other big boys like Grand Dunman, Tembusu Grand go through their lease decay, Arina East Residences will stand tall as something that is timeless. Yes, that’s a plus point, but what’s its Price Point?

Be it for Home-stay or what most Singaporeans like to call, “investment”, the entry point to a project is extremely important. You would want to make sure that you are not purchasing the biggest asset in your life at a ridiculous price compared to your surrounding neighbors in the area. That being said, Freehold usually has a 10-20% premium as compared to its leasehold counterparts.

 

For this post, I will be splitting this analysis into a few categories and review it after each round using:

  1. Size and Facilities
  2. Distance to nearest MRT, is it within 15 minutes?
  3. Distance to nearest Hawker Center, is it within 15 minutes?
  4. Distance to nearest Shopping Centre, is it within 15 minutes?
  5. Any Primary/ Secondary schools within 1KM of development?
  6. Price Per Squarefoot – Premium over its Freehold Neighbors 

 

Category 1 – Size and Facilities of Arina East Residences

To begin, Arina East Residences will consist of 107 residential units, offering unit mix of 1 to 4 Bedroom types. It will be a fully facilitated development which ladies and gentlemen, includes a Tennis Court! As well as the other typical Condominium Facilities such as luxury pools, pavilions, gym etc. to suit your leisure and fitness needs.

Honestly, I was surprise to learn that Arina East Residences, a well located Freehold Development has full facilities. Normally, Freehold Developments are either not situated in a very convenient spot that’s further from the MRT, or a smaller development with lack of facilities, let alone having a Tennis Court in it. It’s a win win for me this round!

Verdict for Category 1: Pass.

 

Category 2 – Distance to the nearest MRT

The nearest MRT to Arina East Residences is Katong Park MRT Station. According to Google Maps, its a 500m distance which is about 7 minutes walk from the development to Katong Park MRT Station. Personally for Private Properties, the walk to nearest MRT Station should always be below 15 minutes for me to consider it as being decently located.

Arina East Residences to Katong Park MRT Station by foot

Verdict for Category 2: Pass.

 

Category 3 – Distance to the nearest Hawker Center

Location of Arina East Residences

The nearest Hawker centre from Arina East Residences will be Jalan Batu Market & Food Centre. It’s a good 1KM away from the development and is estimated to be a 14 minutes walk according to Google Maps.

Arina East Residences to Jalan Batu Market & Food Centre by foot

Verdict for Category 3: This was a close one, but within 15 minutes it is. Pass!

 

Category 4 – Distance to the nearest Shopping Centre

I’ve seen several sites stating that the nearest Shopping Centre – Leisure Park Kallang is 0.93KM, approximately a 12 minutes walk from Arina East Residences. However (and this is always the case), Google Maps stated that the walking distance is in fact 1.8KM, approximately a 24 minutes walk.

Arina East Residences to Leisure Park Kallang by foot.

This could often be the case because Google Maps may recommend a longer route that avoids certain roads or areas, possibly due to pedestrian access restrictions or safety concerns, therefore the suggested routes might incorporate pedestrian paths that are not the most direct but are considered safer or more accessible. Google Maps may also adjust routes based on real-time data, such as traffic conditions or construction, leading to longer suggested paths.

I will take Google Map’s distance to generate the result for this category.

Verdict for Category 4: Fail.

 

Category 5 – Schools within 1KM of Development

For this category, I will be using Elite.com.sg as always.

Schools within 1KM from Arina East Residences via Elite.com.sg

According to Elite.com.sg, it seems there’s no schools within 1KM of Arina East Residences. However upon further research and confirmation using Google Maps, Dunman High School is a mere 400m, just 6 minutes walk from the development.

Arina East Residences to Dunman High School by foot.

For additional information, here are some other schools that are located within 2KM of Arina East Residences:

Chung Cheng High School – 1.6KM, approximately 22 minutes walk

Broadrick Secondary School – 1.7KM. approximately 23 minutes walk

which would bring about more convenience if you are travelling by car, unless you enjoy some morning exercises.

Verdict for Category 5: Pass!

 

Category 6 – Price per Squarefoot

For this category, we will be looking at Arina East Residence’s PSF in comparison to the recent New Launches, as well as its Freehold Resale neighbors in the area.

According to EdgeProp, ZACD Group is set to preview Arina East Residences at prices starting from 3,000 PSF (Source: https://www.edgeprop.sg/property-news/zacd-group-preview-freehold-arina-east-residences-prices-3000-psf) That will amount to around $1.485 mil starting from a 1 Bedroom – 495 Sqft. A similar price range to Meyer Blue when it previewed last year.

As all may know, the starting from prices are usually for units with lower floors or facings that are not the best. To be safe in selecting a better unit, let’s take $3,250 PSF for this comparison!

I will take Meyer Blue for the recent New Launch comparison. Meyer Blue is a fully facilitated, freehold Development housing 226 units. This development was launched last year October and is similarly located in District 15.

 

Prices of Meyer Blue from Dec’24 to May’25

The average PSF taken from Meyer Blue’s transactions over the last 6 months is $3,162. If we take Arina East Residence’s estimated PSF of $3,250, that will amount to a 2.78% premium over Meyer Blue.

What are your thoughts on these? Taking into account both developments are Freehold luxury properties, we definitely have to look into more details of these projects for a better comparison! Let’s leave this to next week’s episode: “Property Showdown on Little Big Red Dot: Meyer Blue Vs. Arina East Residences“. Stay tuned! (:

Next, let’s have a look at Arina East Residence’s Resale comparison.

Arina East Residences and its comparing property

Let’s use The Line @ Tanjong Rhu for this comparison. The Line @ Tanjong Rhu is a freehold, fully facilitated development housing 130 residential units. It was   completed in 2016 and just a 300m away from Arina East Residences. However, despite being fully facilitated with similar amount of units as Arina East Residences, this development does not have a Tennis Court.

Prices of The Line @ Tanjung Rhu from Dec’24 to May’25

There wasn’t much transactions at The Line @ Tanjong Rhu over the past year. Based on most recent past 6 months, these was only one transaction during December 2024 with the PSF of $2,295. This would calculate to Arina East Residences having a premium of 41.61% over The Line @ Tanjung Rhu.

 

Instead of a verdict for this category. Maybe we can have a thought on this to end today’s topic – Arina East Residences will be entering the market with a modern offering and full suite of condo facilities, but its estimated 41% price premium over The Line @ Tanjong Rhu – a relatively new freehold development just 300 metres away raises valid questions.

While Arina East appeals with brand-new fittings, potential for better common facilities, and proximity to the upcoming Katong Park MRT, buyers must also weigh the smaller unit sizes and whether the premium reflects real long-term value or simply developer pricing strategies in today’s market.

Ultimately, it’s not just about what you’re paying—but what you’re getting in return. For some of you, the freshness and launch momentum may be worth it. While for others, resale options like The Line @ Tanjong Rhu could represent better value without sacrificing location or tenure.

So in conclusion, what matters more to you? – Newness and perceived potential, or space and value in a still-modern development? (:

 

Love,

Lin Xuan

Disclaimer: I am in the Real Estate Field under the company ERA. The above are my sincere and friendly analysis. If you are looking to move into the next phase of life and is looking to upgrade or downsize your home to cash out – but is in a dilemma on what is the best option, I’m always available on WhatsApp at +65 8222 2556 to have a good chat! You may reach out to me for all Official Project Details such as Floor Plans, e-Brochures & Factsheets as well.

Wishing you a great week!

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