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Home/District 15 - East Coast, Marine Parade/THE MAKENA

THE MAKENA

District 15RCRFreeholdPropertyGuru

Project Details

Address
MEYER ROAD
Property Type
Condominium
Total Units
504
Est. TOP
1998
Developer
Hong Leong Holdings
Tenure
Freehold
Price by Bedroom (median, 3yr)
3-Bed*
$2,680,000
28 txns
4-Bed*
$2,840,000
9 txns
5-Bed*
$3,910,000
4 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$2100
41 transactions
Normalized PSF
$2,100
Raw $2,100 · Bala Freehold
vs new D15 launches
-22.5%
Both sides Bala-normalized

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).

PSF Trend

Transaction prices per square foot

More projects in District 15 - East Coast, Marine Parade ->

Investment Signals

Tanjong Katong Primary (1.1km)T3Kong Hwa School (1.6km)T3High supply: 3,151 units within 2kmTanjong Katong MRT (372m)Katong Park MRT (919m)
Last 3 years
  • THE MAKENARCR
    Feb 2026 · D15 · 3-Bed* · 1,152 sqft · fl 21-25
    $2,680,000
    $2,327 psf
    $2,327 norm
    Resale
  • THE MAKENARCR
    Feb 2026 · D15 · 4-Bed* · 1,582 sqft · fl 06-10
    $3,500,000
    $2,212 psf
    $2,212 norm
    Resale
  • THE MAKENARCR
    Dec 2025 · D15 · 3-Bed* · 1,152 sqft · fl 11-15
    $2,610,000
    $2,266 psf
    $2,266 norm
    Resale
  • THE MAKENARCR
    Oct 2025 · D15 · 3-Bed · 1,518 sqft · fl 06-10
    $3,400,000
    $2,240 psf
    $2,240 norm
    Resale
  • THE MAKENARCR
    Sep 2025 · D15 · 3-Bed · 1,636 sqft · fl 06-10
    $3,515,000
    $2,148 psf
    $2,148 norm
    Resale
  • THE MAKENARCR
    Sep 2025 · D15 · 5-Bed* · 1,647 sqft · fl 26-30
    $3,700,000
    $2,247 psf
    $2,247 norm
    Resale
  • THE MAKENARCR
    Sep 2025 · D15 · 3-Bed* · 926 sqft · fl 11-15
    $2,250,000
    $2,431 psf
    $2,431 norm
    Resale
  • THE MAKENARCR
    Sep 2025 · D15 · 3-Bed* · 926 sqft · fl 06-10
    $2,050,000
    $2,215 psf
    $2,215 norm
    Resale
  • THE MAKENARCR
    Sep 2025 · D15 · 3-Bed* · 1,152 sqft · fl 06-10
    $2,510,000
    $2,179 psf
    $2,179 norm
    Resale
  • THE MAKENARCR
    Jun 2025 · D15 · 3-Bed · 1,636 sqft · fl 11-15
    $3,450,000
    $2,109 psf
    $2,109 norm
    Resale
  • THE MAKENARCR
    Jun 2025 · D15 · 3-Bed* · 926 sqft · fl 06-10
    $2,000,000
    $2,161 psf
    $2,161 norm
    Resale
  • THE MAKENARCR
    May 2025 · D15 · 3-Bed · 1,292 sqft · fl 06-10
    $2,758,000
    $2,135 psf
    $2,135 norm
    Resale
  • THE MAKENARCR
    Apr 2025 · D15 · 3-Bed* · 1,152 sqft · fl 16-20
    $2,438,888
    $2,118 psf
    $2,118 norm
    Resale
  • THE MAKENARCR
    Apr 2025 · D15 · 3-Bed · 1,636 sqft · fl 06-10
    $3,250,000
    $1,986 psf
    $1,986 norm
    Resale
  • THE MAKENARCR
    Apr 2025 · D15 · 3-Bed* · 1,152 sqft · fl 16-20
    $2,440,000
    $2,119 psf
    $2,119 norm
    Resale
  • THE MAKENARCR
    Mar 2025 · D15 · 5-Bed* · 1,744 sqft · fl 16-20
    $3,910,000
    $2,242 psf
    $2,242 norm
    Resale
  • THE MAKENARCR
    Mar 2025 · D15 · 4-Bed* · 1,582 sqft · fl 11-15
    $3,420,000
    $2,161 psf
    $2,161 norm
    Resale
  • THE MAKENARCR
    Mar 2025 · D15 · 3-Bed · 1,668 sqft · fl 01-05
    $2,800,000
    $1,678 psf
    $1,678 norm
    Resale
  • THE MAKENARCR
    Feb 2025 · D15 · 3-Bed · 1,636 sqft · fl 21-25
    $3,420,000
    $2,090 psf
    $2,090 norm
    Resale
  • THE MAKENARCR
    Feb 2025 · D15 · 3-Bed · 1,292 sqft · fl 06-10
    $2,720,000
    $2,106 psf
    $2,106 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE MAKENA15RCR3*21-251,152$2,680,000$2,327$2,327Feb 2026Resale
THE MAKENA15RCR4*06-101,582$3,500,000$2,212$2,212Feb 2026Resale
THE MAKENA15RCR3*11-151,152$2,610,000$2,266$2,266Dec 2025Resale
THE MAKENA15RCR306-101,518$3,400,000$2,240$2,240Oct 2025Resale
THE MAKENA15RCR306-101,636$3,515,000$2,148$2,148Sep 2025Resale
THE MAKENA15RCR5*26-301,647$3,700,000$2,247$2,247Sep 2025Resale
THE MAKENA15RCR3*11-15926$2,250,000$2,431$2,431Sep 2025Resale
THE MAKENA15RCR3*06-10926$2,050,000$2,215$2,215Sep 2025Resale
THE MAKENA15RCR3*06-101,152$2,510,000$2,179$2,179Sep 2025Resale
THE MAKENA15RCR311-151,636$3,450,000$2,109$2,109Jun 2025Resale
THE MAKENA15RCR3*06-10926$2,000,000$2,161$2,161Jun 2025Resale
THE MAKENA15RCR306-101,292$2,758,000$2,135$2,135May 2025Resale
THE MAKENA15RCR3*16-201,152$2,438,888$2,118$2,118Apr 2025Resale
THE MAKENA15RCR306-101,636$3,250,000$1,986$1,986Apr 2025Resale
THE MAKENA15RCR3*16-201,152$2,440,000$2,119$2,119Apr 2025Resale
THE MAKENA15RCR5*16-201,744$3,910,000$2,242$2,242Mar 2025Resale
THE MAKENA15RCR4*11-151,582$3,420,000$2,161$2,161Mar 2025Resale
THE MAKENA15RCR301-051,668$2,800,000$1,678$1,678Mar 2025Resale
THE MAKENA15RCR321-251,636$3,420,000$2,090$2,090Feb 2025Resale
THE MAKENA15RCR306-101,292$2,720,000$2,106$2,106Feb 2025Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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