District 15 - East Coast, Marine Parade

RCR - 6301 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: 2026-05-01. Source: URA private residential PMI.

Key Metrics

Median PSF

$2,340

3-year window

Gross Rental Yield

2.5%

annualised, before costs

3Y Appreciation

-1.0%

median PSF CAGR

Supply Pressure

1.8x

moderate incoming supply

Investment Score

34 / 100

Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.

3Y Appreciation(40%)

-1.0%

Gross Yield(20%)

2.5%

Supply Pressure(20%)

1.8x (lower = better)

Schools(20%)

2 schools (0 elite)

Top Transacted Projects

Ranked by transaction volume in the last 3 years.

1GRAND DUNMAN
PSF$2,517
Norm$2,633
YieldN/A
Txns (3Y)729
Pipeline1,008
2EMERALD OF KATONG
PSF$2,621
Norm$2,738
YieldN/A
Txns (3Y)682
Pipeline846
3THE CONTINUUM
PSF$2,843
Norm$2,843
YieldN/A
Txns (3Y)490
Pipeline816
4TEMBUSU GRAND
PSF$2,424
Norm$2,536
Yield3.2%
Txns (3Y)253
Pipeline638
5MEYER BLUE
PSF$3,201
Norm$3,201
YieldN/A
Txns (3Y)160
Pipeline226
6SEASIDE RESIDENCES
PSF$2,287
Norm$2,554
Yield3.3%
Txns (3Y)111
Pipeline-
7MANDARIN GARDENS
PSF$1,303
Norm$1,774
Yield3.4%
Txns (3Y)86
Pipeline-
8AMBER HOUSE
PSF$3,053
Norm$3,053
YieldN/A
Txns (3Y)81
Pipeline105
9ARINA EAST RESIDENCES
PSF$2,876
Norm$2,876
YieldN/A
Txns (3Y)76
Pipeline107
10NEPTUNE COURT
PSF$1,025
Norm$1,463
Yield3.7%
Txns (3Y)74
Pipeline-
11AMBER PARK
PSF$2,882
Norm$2,882
Yield2.9%
Txns (3Y)73
Pipeline-
12SILVERSEA
PSF$2,114
Norm$2,445
Yield3.1%
Txns (3Y)70
Pipeline-
13COSTA RHU
PSF$1,580
Norm$1,975
Yield3.1%
Txns (3Y)64
Pipeline-
14SANCTUARY GREEN
PSF$1,657
Norm$2,028
Yield3.3%
Txns (3Y)61
Pipeline-
15PEBBLE BAY
PSF$1,792
Norm$2,240
Yield3.0%
Txns (3Y)59
Pipeline-

#	Project	Median PSF	Norm PSF	Gross Yield	Txns (3Y)	Incoming Units
1	GRAND DUNMAN	$2,517	$2,633	N/A	729	1,008
2	EMERALD OF KATONG	$2,621	$2,738	N/A	682	846
3	THE CONTINUUM	$2,843	$2,843	N/A	490	816
4	TEMBUSU GRAND	$2,424	$2,536	3.2%	253	638
5	MEYER BLUE	$3,201	$3,201	N/A	160	226
6	SEASIDE RESIDENCES	$2,287	$2,554	3.3%	111	-
7	MANDARIN GARDENS	$1,303	$1,774	3.4%	86	-
8	AMBER HOUSE	$3,053	$3,053	N/A	81	105
9	ARINA EAST RESIDENCES	$2,876	$2,876	N/A	76	107
10	NEPTUNE COURT	$1,025	$1,463	3.7%	74	-
11	AMBER PARK	$2,882	$2,882	2.9%	73	-
12	SILVERSEA	$2,114	$2,445	3.1%	70	-
13	COSTA RHU	$1,580	$1,975	3.1%	64	-
14	SANCTUARY GREEN	$1,657	$2,028	3.3%	61	-
15	PEBBLE BAY	$1,792	$2,240	3.0%	59	-

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).