At a glance: Situated at expat-friendly District 15 in the Tanjong Katong neighbourhood, Liv @ MB’s a good choice for a landlord thanks to its rare 99-year leasehold status, its location near an MRT station and its proximity to East Coast Park and several commercial districts.
|Property Name||Liv @ MB|
|Developer||Bukit Sembawang Estates Limited|
|Address||114A Arthur Road|
|Number of Floors||1 Block of 20 storeys and 3 Blocks of 19 storeys|
|TOP Date (Expected)||19/12/2024|
|Nearest Amenities||Shopping Malls|
• Leisure Park Kallang ~5-min drive
• Kallang Wave Mall ~6-min drive
• Parkway Parade ~6-min drive
• Suntec City ~7-min drive
• KINEX ~8-min drive
• I12 Katong ~10-min drive
• Bugis Junction ~10-min drive
• Bugis+ ~10-min drive
• Jalan Batu Market and Food Centre ~10-min walk
• Old Airport Road Food Centre ~4-min drive
• East Coast Lagoon Food Village ~9-min drive
• Golden Mile Food Centre ~9-min drive
• Cold Storage at Leisure Park Kallang
• Fairprice at Kallang Wave Mall
• Fairprice next to Old Airport Road Food Centre
• Foodie Market Place at 313 Tanjong Katong Road ~4-min drive
Parks and Recreation
• East Coast Park ~13-min walk
• Singapore Sports Hub ~3-min drive
• Coastal Playgrove ~5-min drive
• Gardens by the Bay ~9-min drive
• Marina Bay Golf Course ~9-min drive
|Nearest MRT Stations||• Katong Park (Thomson-East Coast Line) ~4-min walk|
• Mountbatten (Circle Line) ~13-min walk
|Schools Within 2-km (approx.)||• Geylang Methodist School (Primary)|
• Haig Girls’ School
• Kong Hwa School
• Tanjong Katong Primary School
|Nearby International Schools||• EtonHouse International School Broadrick ~12-min walk|
• Canadian International School ~15-min walk
• 5 Steps Academy ~5-min drive
• One World Preschool ~7-min drive
• Nexus International School ~7-min drive
• One World International Suntec Campus ~8-min drive
• Insworld Institute ~9-min drive
• GIG International School ~9-min drive
• Rosemount International School ~10-min drive
• Global Indian International School ~11-min drive
The site for Liv @ MB used to be that of former Katong Park Towers. The development had comprised 111 standard apartments and five penthouses alongside two commercial units, and was sold to Bukit Sembawang Estates for $345 million back in 2018. That was 20 per cent above the reserve price of $288 million. We think this definitely speaks volumes of the potential of the area.
And there is certainly potential, most notably in the form of upcoming Katong Park MRT, which is thankfully underground so there will be no noise from MRT tracks. Located along the Thomson-East Coast Line, Katong Park MRT station will be completed in 2024, under the fourth phase of the line’s construction. The Thomson-East Coast Line is expected to be fully operational by 2025. With the completion, it will take you just four stops to Marina Bay, where you can also change to the Circle and North-South Lines.
If you are walking down Mountbatten Road, you will notice that it is mainly lined with landed dwellings, which makes it a very exclusive, private area. Liv @ MB’s one of the few condominiums fronting this stretch, although its actual address falls on Arthur Road where a number of condominiums also sit. Most of the condominiums in this Tanjong Katong vicinity are located inwards, within the smaller roads and lanes.
It does make Liv @ MB a bit more accessible, especially if you are driving or taking the bus with the bus stop just along the road. But the real advantage is unblocked views. Higher-floor units facing Mountbatten Road will be facing a low-level landed home enclave based on URA’s plans.
Map courtesy of URA
Image courtesy of Google Maps
Major pluses on the connectivity side, driving wise. It’s less than 5 mins to reach major expressways KPE and ECP and less than 15 mins to reach the CBD, Orchard Road and the Paya Lebar commercial quarter, making it pretty attractive for those who work in these areas.
One of Liv @ MB’s other selling point is its access to sun, sand and sea. We are looking at getting to East Coast Park in under a 15-min walk; cycling (currently the nation’s sport) will take you there even faster.
There aren’t any big shopping malls within walking distance—the nearest ones like Kallang Leisure Park and Kallang Wave Mall, both of which are next to the Singapore Sports Hub, are a short drive away (or a 25-min walk if you feel like braving the weather). But you can get pretty much everything at these two malls. Plenty of food and beverage as well as retail options, a cinema, and two major supermarkets.
Cheap hawker eats can be found at Jalan Batu Market and Food Centre, which is a 9-min walk away, or at famed Old Airport Road Food Centre, which will take you about 18 mins by foot or a 4-min drive. Otherwise, head down to East Coast Road (25-min walk or 9-min drive) and be spoiled for choice over the stretch of cafes, restaurants and foodie favourites, including the OG Katong laksa.
Plenty of reputable schools in the area as well, and a slew of international schools nearby (some within a short walking distance), which will make Liv @ MB popular with local and expat families alike.
Because of Liv @ MB’s larger land parcel and the fact that it can go up to 24 storeys, we think there’s potential to include more landscaping and communal facilities within the site. You’ll want to take notice of the former especially, seeing as the condominium’s going to be fronting Mountbatten Road. This road isn’t overly busy every time of the day, but we think it can get quite busy during peak hours or school pick-up/drop-off hours as it connects to several pre-schools in the area.
A bit about the developer as well, so you know what to expect. Founded in 1911 (initially as a rubber company), Bukit Sembawang Estates is pretty reputable and is one of the oldest major property developers in Singapore.
The company is mainly known for their luxury housing projects, both condominiums and landed homes included. Condo projects include Skyline Residence at Telok Blangah, Paterson Suites at Orchard and 8 St Thomas at the heart of River Valley, while their landed housing projects include Luxus Hills and most recently Nim Collection. They have a penchant for going after freehold sites, so Liv @ MB’s 99-year lease may be unusual in that respect. Once again, it does say a lot about how they view the site’s potential.
You will notice they also tend to put quite a bit of emphasis on the architecture of their projects, which bodes well for Liv @ MB’s concept and design. 8 St Thomas’ stunning glass facades for instance were designed by DP Architects and inspired by the abstract style and geometric elements of the works of painter Piet Mondrian. Nim Collection was designed by the award-winning W Architects and comes with sustainable and passive design features as well as a level of detailing that sets it apart from other landed housing projects.
Liv @ MB’s Pricing and Rent Potential
Here’s a look at their average prices:
|Project||Average prices||No. of units||Tenure|
|One Meyer||$2,564 psf||66||Freehold|
|Meyer Mansion||$2,628 psf||200||Freehold|
Liv @ MB will likely be more affordable because of its 99-year leasehold status. You also want to consider the Meyer Road address for the above three condos, which tends to be one of the most prestigious addresses in the area. Meyer Mansion’s higher price tag is largely due to its beachfront views, although One Meyer’s location right in front of the future Katong Park MRT and MeyerHouse’s 5-min walk to the upcoming Tanjong Katong MRT do make them more convenient in the aspects of public transportation.
Unless you are coveting sea views and willing to pay a premium for it, Liv @ MB’s a pretty reasonable buy if you are looking for a property in this Tanjong Katong neighbourhood that is still within walking distance reach to East Coast Park. As we’ve mentioned, some units are definitely going to get unblocked cityscape views as well. It may not sit right in front of the MRT, but it’s still a very short walk to the station. All in all, we say it ticks the necessary boxes, including price point.
Because of its 99-year leasehold tenure (which is quite rare in this area), it also makes it a better option for landlords as you get a higher gross rental yield as compared with a pricier freehold condo. Here’s a look at the ballpark rent figure you can get based on the latest data from nearby condominiums:
One thing to note: rent prices will most definitely be on an upwards trend once the MRT station is in place.
In terms of rentability, District 15 has always been a particularly popular area for expats thanks to the proximity to East Coast Park and its easy-going, laid-back vibes. The rich heritage and character in the area is a bonus. It’s also close to several international schools, making it really convenient for expat families.
You also get to reach a large pool of potential renters from people working in the CBD who don’t wish to drive into the city, since you can reach the downtown core via Katong Park MRT without having to change MRT lines. Liv @ MB’s also pretty close to other business districts in the East including Paya Lebar and Changi.
The former is set to expand as well once Paya Lebar Air Base starts moving out in 2030, while the latter, along with Tampines North and Pasir Ris, will also see an increase in semi-conductor and aviation-related industry clusters, increasing your pool of potential renters even more in the future.
|TYPE||Area (sqft)||PRICE STARTING|
|2 BEDROOM DELUXE||B3||753||$2,119,000|
|3 BEDROOM DELUXE||C3||1,270||$3,040,000|
|4 BEDROOM DELUXE||D2||1,668||$4,082,000|