RCR - 6023 transactions in last 3 years
District 15 (East Coast, Marine Parade) is in the Rest of Central Region - city-fringe districts that balance proximity to the CBD with more accessible entry pricing than the CCR. A common sweet spot for owner-occupiers and yield-focused investors.
Last transaction: 2026-09-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | vs cble | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | EMERALD OF KATONG | $2,621 | — | N/A | 682 | 846 |
| 2 | THE CONTINUUM | $2,849 | — | N/A | 472 | 816 |
| 3 | GRAND DUNMAN | $2,523 | — | N/A | 353 | 1,008 |
| 4 | TEMBUSU GRAND | $2,432 | +0.7% | 3.2% | 256 | 638 |
| 5 | MEYER BLUE | $3,205 | — | N/A | 163 | 226 |
| 6 | SEASIDE RESIDENCES | $2,288 | +6% | 3.3% | 118 | - |
| 7 | MANDARIN GARDENS | $1,303 | +10% | 3.4% | 92 | - |
| 8 | ARINA EAST RESIDENCES | $2,851 | — | N/A | 89 | 107 |
| 9 | AMBER HOUSE | $3,060 | — | N/A | 87 | 105 |
| 10 | AMBER PARK | $2,882 | +52.7% | 2.9% | 76 | - |
| 11 | NEPTUNE COURT | $1,027 | -10.8% | 3.7% | 76 | - |
| 12 | SILVERSEA | $2,144 | -2% | 3.1% | 70 | - |
| 13 | SANCTUARY GREEN | $1,646 | -1.2% | 3.3% | 62 | - |
| 14 | PEBBLE BAY | $1,798 | +3.5% | 3.0% | 61 | - |
| 15 | COSTA RHU | $1,599 | -2.7% | 3.1% | 60 | - |
About this number
"Priced vs comparable" compares a sale's PSF to the median of genuinely like-for-like recent resale transactions: the same district, the same property class (private or executive condominium), the same tenure band (freehold, or leasehold grouped by remaining years), and the same bedroom count, over the last three years. New launches are excluded from the benchmark, so a brand-new project has no signal until it builds a resale history.
A negative figure means the unit transacted below comparable resale, a positive figure above. The gap can reflect location within the district, unit size, floor, facing, freshness, or condition, so read it as relative pricing rather than a verdict on value.
Benchmarks appear only where at least five comparable resale sales exist, and not where a project's pricing sits outside the comparable range (for example ultra-prime freehold in a mixed district). Source: URA caveat data.
2 tracked primary schools.
Deep dives
TEL access, freehold depth, primary and secondary school catchment, supply pipeline, BSD and ABSD cost stack.
Why raw PSF lies, and how to read a project against like-for-like resales. Worked on D15 freehold stock, where Amber Park's premium is vintage, not mispricing.
D15 is the textbook inversion: the near-MRT band sits just below the 400-800m band because the older Marine Parade core is on the line while newer freehold along Amber Road prices above it one band out. Read the projects, not the district median.