Is Arina East Residences Worth A Look? A Detailed Pricing Review Against District 15 Alternatives
Arina East Residences entered the market with a bold proposition: freehold status, boutique scale, and sleek, modern layouts – all at a starting price of around $3,000 psf. But despite the East Coast’s enduring popularity, early buyer response has been muted. As of launch weekend, just 10 out of 107 units were sold.
That puts it among the more subdued launches of 2024/25, particularly when you consider how tightly supply is held in District 15. The price point, while not unprecedented, is higher than nearby freehold peers, including The Continuum and Meyer Blue, and sits well above older resale options in the area. Yet there’s nuance here: for buyers looking at larger units, the total quantum for 4-bedders is competitive by district standards.
In this pricing review, we break down where Arina East Residences sits against the rest of the East Coast market: from its layout features and buyer profiles, to how its unit types stack up in price and potential resale appeal.
Indicative starting prices
These are based on the indicative starting $PSF of $3,000.
| Unit type | Estimated size (sqft) | Indicative starting price | Estimated starting $PSF |
| 1-Bedroom | |||
| 1 Bedroom | 495 | $1,485,000 | $3,000 |
| 2-Bedrooms | |||
| 2 Bedroom Deluxe | 678 | $2,034,000 | $3,000 |
| 2 Bedroom Premium | 797 | $2,391,000 | $3,000 |
| 2 Bedroom Premium | 861 | $2,583,000 | $3,000 |
| 3-Bedrooms | |||
| 3 Bedroom Deluxe | 969 | $2,907,000 | $3,000 |
| 3 Bedroom Premium | 1087 | $3,261,000 | $3,000 |
| 3 Bedroom Premium | 1195 | $3,585,000 | $3,000 |
| 3 Bedroom Premium (Private lift) | 1238 | $3,714,000 | $3,000 |
| 4-Bedrooms | |||
| 4 Bedroom Premium | 1324 | $3,972,000 | $3,000 |
| 4 Bedroom Premium (Private lift) | 1389 | $4,167,000 | $3,000 |
| 4 Bedroom Premium (Private lift) | 1615 | $4,845,000 | $3,000 |
| 4 Bedroom Premium + Study | 1679 | $5,037,000 | $3,000 |
Let’s compare this against the prices of other recent new launches.
Prices of recent new launches (as of 28/05/2025)
| Project | Tenure | District | Land purchased year | Land size (sqm) | Estimated breakeven $PSF | $PSF range for new sale transactions | Average $PSF for new sale transactions | Average developer’s profit margin (based on average $PSF) | Average quantum |
| Bloomsbury Residences | 99-year | 5 | 2024 | 10,632.1 | $2,076 | $2,348 – $2,700 | $2,496 | 20.23% | $1,820,956 |
| One Marina Gardens | 99-year | 1 | 2023 | 12,245.0 | $2,361 | $2,770 – $3,132 | $2,948 | 24.86% | $1,917,728 |
| The Orie | 99-year | 12 | 2023 | 15,743.0 | $2,305 | $2,395 – $3,064 | $2,731 | 18.48% | $2,389,552 |
| Chuan Park | 99-year | 19 | 2022 | 37,215.6 | $2,229 | $2,269 – $2,785 | $2,589 | 16.15% | $2,426,399 |
| Emerald of Katong | 99-year | 15 | 2023 | 20,572.1 | $1,911 | $2,387 – $2,983 | $2,640 | 38.15% | $2,375,358 |
| ELTA | 99-year | 5 | 2023 | 13,451.1 | $2,156 | $2,200 – $2,881 | $2,546 | 18.09% | $2,001,599 |
| Lentor Central Residences | 99-year | 26 | 2023 | 14,703.0 | $1,793 | $1,982 – $2,586 | $2,222 | 23.93% | $1,993,131 |
| Parktown Residence | 99-year | 18 | 2023 | 50,679.7 | $1,661 | $2,146 – $2,605 | $2,370 | 42.69% | $1,958,917 |
| Meyer Blue | Freehold | 15 | 2023 | 8,981.0 | $2,722 | $2,984 – $3,569 | $3,232 | 18.74% | $3,281,813 |
Given that most recent new launches are 99-year leasehold projects, it’s understandable that their average $PSF is lower than that of Arina East Residences, a freehold development.
When compared to Meyer Blue, another freehold condominium located less than a 15-minute walk from Arina East Residences, Arina East’s starting price of $3,000 PSF comes in slightly lower.
Developer profit margins for recent launches have ranged between 16 and 42 per cent, with the average hovering around 25 per cent.
Let’s now take a look at some of the earlier project launches in the vicinity of Arina East Residences.
| Project | Tenure | District | Year the land was purchased | Completion year | Land size (sqm) | Estimated breakeven $PSF | $PSF range for new sale transactions | Average $PSF for new sale transactions | Average developer’s profit margin (based on average $PSF) | Average quantum | No. of units |
| Meyer Mansion | Freehold | 15 | 2018 | 2024 | 7,919.0 | $1,961 | $2,403 – $3,293 | $2,701 | 37.74% | $3,248,911 | 200 |
| LIV @ MB | 99-year | 15 | 2018 | 2024 | 13,076.8 | $1,889 | $2,079 – $2,909 | $2,425 | 28.39% | $2,409,254 | 298 |
| The Continuum | Freehold | 15 | 2021 | 2027 | 24,507.3 | $2,296 | $2,644 – $3,121 | $2,871 | 25.04% | $2,438,341 | 816 |
| Tembusu Grand | 99-year | 15 | 2022 | 2028 | 19,560.1 | $2,130 | $2,174 – $2,725 | $2,437 | 14.41% | $2,277,546 | 638 |
| Grand Dunman | 99-year | 15 | 2022 | 2028 | 25,234.3 | $2,292 | $2,192 – $2,977 | $2,576 | 12.39% | $2,236,237 | 1,008 |
| Emerald of Katong | 99-year | 15 | 2023 | 2028 | 20,572.1 | $1,911 | $2,387 – $2,983 | $2,640 | 38.15% | $2,375,358 | 846 |
Among the developments in the surrounding area, Arina East Residences’ starting price of $3,000 PSF stands out as notably higher, even when compared to other freehold projects like Meyer Mansion and The Continuum.
Developer profit margins for these projects range from approximately 12 to 38 per cent, with an average of around 26 per cent.
| Project | Tenure | District | Year that land was purchased | Land size (sqm) | Estimated breakeven $PSF | Estimated starting $PSF | Average developer’s profit margin (based on average $PSF) |
| Arina East Residences | Freehold | 15 | 2021 | 4,367.6 | $2,362 | $3,000 | 27.01% |
Based on the starting price of $3,000 PSF, the developer’s estimated profit margin for Arina East Residences is around 27 per cent, fairly aligned with the recent launch average of 25 per cent.
Assuming prices may increase by 10 to 30 per cent, let’s explore the potential price matrix.
Potential price matrix for Arina East Residences
| % above average starting $PSF of $2,412 | Estimated $PSF |
| 10% | $3,300 |
| 20% | $3,600 |
| 30% | $3,900 |
| Unit type | Estimated size (sqft) | Price based on $PSF of $3,300 (10%) | Price based on $PSF of $3,600 (20%) | Price based on $PSF of $3,900 (30%) |
| 1-Bedroom | ||||
| 1 Bedroom | 495 | $1,633,500 | $1,782,000 | $1,930,500 |
| 2-Bedrooms | ||||
| 2 Bedroom Deluxe | 678 | $2,237,400 | $2,440,800 | $2,644,200 |
| 2 Bedroom Premium | 797 | $2,630,100 | $2,869,200 | $3,108,300 |
| 2 Bedroom Premium | 861 | $2,841,300 | $3,099,600 | $3,357,900 |
| 3-Bedrooms | ||||
| 3 Bedroom Deluxe | 969 | $3,197,700 | $3,488,400 | $3,779,100 |
| 3 Bedroom Premium | 1087 | $3,587,100 | $3,913,200 | $4,239,300 |
| 3 Bedroom Premium | 1195 | $3,943,500 | $4,302,000 | $4,660,500 |
| 3 Bedroom Premium (Private lift) | 1238 | $4,085,400 | $4,456,800 | $4,828,200 |
| 4-Bedrooms | ||||
| 4 Bedroom Premium | 1324 | $4,369,200 | $4,766,400 | $5,163,600 |
| 4 Bedroom Premium (Private lift) | 1389 | $4,583,700 | $5,000,400 | $5,417,100 |
| 4 Bedroom Premium (Private lift) | 1615 | $5,329,500 | $5,814,000 | $6,298,500 |
| 4 Bedroom Premium + Study | 1679 | $5,540,700 | $6,044,400 | $6,548,100 |
Potential future developments in the area
The surrounding area is largely built up, though there remains a vacant plot southwest of Arina East Residences, which is earmarked for future residential development.
Nearby, there are a few colonial houses located on two adjacent plots. These are currently occupied by preschools and the Consulate of Monaco, with some possibly used for residential purposes. However, these colonial houses are not within a designated conservation area.
According to the URA Master Plan, both plots are zoned for residential use, suggesting potential for future redevelopment. One of the plots, with a plot ratio of 2.1, has a maximum allowable building height of 24 storeys, opening the door for potential high-rise developments in the future.
Resale landscape and new launch competitors
There are numerous residential projects in the vicinity of Arina East Residences, with most of those in its immediate surroundings being freehold boutique developments, similar in nature to Arina East Residences itself.
For a more comprehensive comparison, we’ll consider not only these boutique developments but also the larger freehold and 99-year leasehold condominiums in the broader area.
Since all projects within a 1km radius are freehold, we’ll expand our scope slightly to include 99-year leasehold condos located a little further out.
We’ll begin by examining the resale market, with the following data based on resale transactions recorded from 2024 to date (29/05/2025).
| Project | Completion year | Tenure | No. of units | Unit mix | Avg size | Avg $PSF | Avg price | No. of tnx | % of project sold in 2024 |
| Meyerhouse | 2022 | Freehold | 56 | 3, 4 | 2,971 | $3,124 | $9,280,000 | 1 | 1.79% |
| Fulcrum | 2016 | Freehold | 128 | 1, 2, 3, 4 | 726 | $2,163 | $1,528,000 | 5 | 3.91% |
| The Line @ Tanjong Rhu | 2016 | Freehold | 130 | 1, 2, 3, 4 | 938 | $2,369 | $2,209,778 | 9 | 6.92% |
| The Seafront on Meyer | 2010 | Freehold | 327 | 2, 3, 4 | 1,676 | $2,348 | $3,937,824 | 17 | 5.20% |
| The Belvedere | 2007 | Freehold | 167 | 2, 3, 4, 5 | 1,277 | $2,384 | $3,039,111 | 8 | 4.79% |
| The Makena | 1998 | Freehold | 504 | 2, 3, 4, 5 | 1,490 | $2,001 | $3,001,219 | 21 | 4.17% |
| The Waterside | 1992 | Freehold | 502 | 3, 4 | 2,248 | $2,036 | $4,586,379 | 15 | 2.99% |
| Silversea | 2014 | 99-year | 383 | 2, 3, 4 | 1,573 | $2,106 | $3,306,025 | 35 | 9.14% |
| The Shore Residences | 2014 | 99-year | 408 | 1, 2, 3, 4, 5 | 977 | $2,054 | $2,028,899 | 21 | 5.15% |
At a starting price of $3,000 PSF, Arina East Residences is priced higher than the majority of nearby projects based on the average $PSF. However, many of the older developments feature larger unit sizes, meaning their overall quantum may still be higher despite a lower PSF.
Among these surrounding projects, we’ll take a closer look at those with the highest transaction volumes in 2024:
- The Line @ Tanjong Rhu (boutique freehold)
- The Seafront on Meyer (small freehold)
- The Makena (mid-sized freehold)
- Silversea (99-year leasehold)
Next, we’ll examine how other projects that were launched around the same period have performed over the past 10 years. While not all of these projects are in the same area, we will compare them based on the fact that they have the same tenure.
The Line @ Tanjong Rhu (freehold) – launched in 2012
| Project details | ||
| Project | District | No. of units |
| 26 Newton | 11 | 180 |
| Fulcrum | 15 | 128 |
| Katong Regency | 15 | 244 |
| Leedon Residence | 10 | 381 |
| Natura @ Hillview | 23 | 193 |
| Promenade @ Pelikat | 19 | 164 |
| The Line @ Tanjong Rhu | 15 | 130 |
Gains
| Project | Average quantum | Average purchase price | ROI | No. of tnx | Average holding period (days) | Average holding period (years) |
| 26 Newton | $24,131 | $1,315,585 | 1.83% | 4 | 2,665 | 7.3 |
| Fulcrum | $181,070 | $1,375,505 | 13.16% | 18 | 2,491 | 6.8 |
| Katong Regency | $220,799 | $1,583,110 | 13.95% | 45 | 3,208 | 8.8 |
| Leedon Residence | $1,098,769 | $5,182,904 | 21.20% | 65 | 2,421 | 6.6 |
| Natura @ Hillview | $73,595 | $764,807 | 9.62% | 48 | 2,973 | 8.1 |
| Promenade @ Pelikat | $89,823 | $738,643 | 12.16% | 57 | 3,053 | 8.4 |
| The Line @ Tanjong Rhu | $85,551 | $1,468,539 | 5.83% | 7 | 3,071 | 8.4 |
Losses
| Project | Average quantum | Average purchase price | ROI | No. of tnx | Average holding period (days) | Average holding period (years) |
| 26 Newton | -$134,833 | $1,309,940 | -10.29% | 11 | 2,836 | 7.8 |
| Fulcrum | -$112,861 | $1,706,130 | -6.62% | 5 | 2,324 | 6.4 |
| Katong Regency | -$64,832 | $1,412,502 | -4.59% | 18 | 2,660 | 7.3 |
| Leedon Residence | -$405,730 | $7,300,909 | -5.56% | 7 | 1,943 | 5.3 |
| Natura @ Hillview | -$42,868 | $897,987 | -4.77% | 25 | 2,857 | 7.8 |
| Promenade @ Pelikat | -$34,532 | $974,451 | -3.54% | 19 | 2,878 | 7.9 |
| The Line @ Tanjong Rhu | -$82,530 | $1,362,419 | -6.06% | 5 | 2,597 | 7.1 |
With the exception of 26 Newton and The Line @ Tanjong Rhu, the other projects recorded more profitable than unprofitable transactions in terms of ROI.
On average, the profitable transactions achieved an 11 per cent gain, while the unprofitable ones saw an average loss of 6 per cent.
Two other projects launched in the same year within District 15, Fulcrum and Katong Regency, provide additional points of comparison.
Among these three, The Line @ Tanjong Rhu ranked lowest in overall gains, and second in terms of overall losses, making it one of the weaker performers of its launch cohort.
The Seafront on Meyer (freehold) – launched in 2007
| Project details | ||
| Project | District | No. of units |
| Aalto | 15 | 196 |
| Bluwater 2 | 17 | 71 |
| Botannia | 5 | 493 |
| Carabelle | 5 | 338 |
| The Cascadia | 21 | 536 |
| The Seafront @ Meyer | 15 | 327 |
| Waterford Residence | 9 | 118 |
Gains
| Project | Average quantum | Average purchase price | ROI | No. of tnx | Average holding period (days) | Average holding period (years) |
| Aalto | $620,643 | $3,116,245 | 19.92% | 76 | 3,645 | 10.0 |
| Bluwater 2 | $192,765 | $907,894 | 21.23% | 31 | 3,379 | 9.3 |
| Botannia | $515,000 | $1,253,293 | 41.09% | 182 | 3,340 | 9.2 |
| Carabelle | $634,221 | $1,032,281 | 61.44% | 124 | 3,488 | 9.6 |
| The Cascadia | $288,233 | $1,766,947 | 16.31% | 204 | 2,970 | 8.1 |
| The Seafront @ Meyer | $544,683 | $2,529,974 | 21.53% | 116 | 3,669 | 10.1 |
| Waterford Residence | $401,972 | $1,777,486 | 22.61% | 47 | 3,522 | 9.6 |
Losses
| Project | Average quantum | Average purchase price | ROI | No. of tnx | Average holding period (days) | Average holding period (years) |
| Aalto | -$650,587 | $4,211,678 | -15.45% | 23 | 2,783 | 7.6 |
| Bluwater 2 | -$240,874 | $1,592,892 | -15.12% | 9 | 2,795 | 7.7 |
| Botannia | -$113,000 | $1,556,496 | -7.26% | 4 | 2,105 | 5.8 |
| Carabelle | -$1,232,800 | $2,182,800 | -56.48% | 1 | 1,586 | 4.3 |
| The Cascadia | -$204,989 | $2,317,139 | -8.85% | 39 | 2,554 | 7.0 |
| The Seafront @ Meyer | -$315,325 | $3,553,423 | -8.87% | 29 | 2,891 | 7.9 |
| Waterford Residence | -$26,185 | $1,876,254 | -1.40% | 6 | 2,065 | 5.7 |
Overall, these projects recorded more profitable transactions than unprofitable ones, with higher gains than losses in terms of ROI. On average, profitable sales yielded a 29 per cent gain, while unprofitable sales saw an average 16 per cent loss.
Compared to other developments launched during the same period, The Seafront @ Meyer’s ROI falls within the mid-range for both profitable and unprofitable transactions. It performs notably better than Aalto, also located in District 15, which experienced a lower average positive ROI and a higher average negative ROI.
The Makena (freehold) – launched in 1995
| Project details | ||
| Project | District | No. of units |
| Aspen Heights | 9 | 606 |
| Hillview Green | 21 | 400 |
| Signature Park | 21 | 928 |
| The Makena | 15 | 504 |
| The Sunny Spring | 14 | 338 |
| UE Square | 9 | 495 |
| Valley Park | 10 | 728 |
Gains
| Project | Average quantum | Average purchase price | ROI | No. of tnx | Average holding period (days) | Average holding period (years) |
| Aspen Heights | $682,784 | $1,841,653 | 37.07% | 128 | 4,324 | 11.8 |
| Hillview Green | $517,454 | $901,019 | 57.43% | 113 | 4,999 | 13.7 |
| Signature Park | $630,547 | $1,012,034 | 62.30% | 242 | 5,507 | 15.1 |
| The Makena | $672,035 | $1,630,820 | 41.21% | 142 | 4,268 | 11.7 |
| The Sunny Spring | $508,272 | $853,890 | 59.52% | 98 | 3,977 | 10.9 |
| UE Square | $691,141 | $1,539,434 | 44.90% | 74 | 4,101 | 11.2 |
| Valley Park | $696,432 | $1,594,641 | 43.67% | 140 | 4,633 | 12. |
Losses
| Project | Average quantum | Average purchase price | ROI | No. of tnx | Average holding period (days) | Average holding period (years) |
| Aspen Heights | -$156,667 | $2,739,861 | -5.72% | 3 | 2,106 | 5.8 |
| Hillview Green | – | – | – | – | – | – |
| Signature Park | – | – | – | – | – | – |
| The Makena | -$50,000 | $1,896,462 | -2.64% | 4 | 1,566 | 4.3 |
| The Sunny Spring | -$54,000 | $1,105,442 | -4.88% | 2 | 1,321 | 3.6 |
| UE Square | -$55,000 | $1,005,422 | -5.47% | 1 | 1,769 | 4.8 |
| Valley Park | -$39,250 | $1,631,853 | -2.41% | 4 | 1,753 | 4.8 |
This group of properties is quite unique. As they were built a while back, they are mostly situated on larger land parcels and have significantly larger unit sizes compared to newer projects. Also, most of them are mid to large condos.
On average, profitable transactions in this group recorded a 49 per cent gain, while unprofitable ones showed a relatively modest 4 per cent loss. These strong gains, coupled with low losses, are likely influenced by their longer holding periods, which generally benefit freehold properties.
Notably, 2 out of the 7 projects did not record a single unprofitable sale over the past decade. Among these, The Makena’s gains fall within the mid-range, but it stands out for having one of the lowest loss rates.
Silversea (99-years) – launched in 2008
| Project details | ||
| Project | District | No. of units |
| Clover by the Park | 20 | 616 |
| Dakota Residences | 14 | 348 |
| Kovan Residences | 19 | 521 |
| Livia | 18 | 724 |
| Rosewood Suites | 25 | 200 |
| Silversea | 15 | 383 |
Gains
| Project | Average quantum | Average purchase price | ROI | No. of tnx | Average holding period (days) | Average holding period (years) |
| Clover by the Park | $694,465 | $1,354,453 | 51.27% | 193 | 3,373 | 9.2 |
| Dakota Residences | $652,946 | $1,487,428 | 43.90% | 121 | 3,381 | 9.3 |
| Kovan Residences | $499,760 | $1,370,218 | 36.47% | 207 | 3,085 | 8.5 |
| Livia | $321,121 | $986,666 | 32.55% | 260 | 3,359 | 9.2 |
| Rosewood Suites | $224,735 | $880,812 | 25.51% | 84 | 3,147 | 8.6 |
| Silversea | $388,624 | $2,342,608 | 16.59% | 149 | 2,954 | 8.1 |
Losses
| Project | Average quantum | Average purchase price | ROI | No. of tnx | Average holding period (days) | Average holding period (years) |
| Clover by the Park | -$96,000 | $2,534,706 | -3.79% | 3 | 1571 | 4.3 |
| Dakota Residences | -$99,500 | $2,224,843 | -4.47% | 6 | 1,890 | 5.2 |
| Kovan Residences | -$136,605 | $1,963,469 | -6.96% | 16 | 2,246 | 6.2 |
| Livia | -$95,806 | $1,212,810 | -7.90% | 43 | 2,422 | 6.6 |
| Rosewood Suites | -$56,333 | $1,018,945 | -5.53% | 18 | 2,688 | 7.4 |
| Silversea | -$447,064 | $3,660,080 | -12.21% | 38 | 2,932 | 8.0 |
All of these developments recorded higher gains than losses across the board. On average, profitable transactions yielded a 34 per cent gain, while unprofitable ones incurred a modest 7 per cent loss.
However, Silversea registered the lowest gains and the highest losses in terms of ROI among the group.
Let’s now examine the resale quantum for the different unit types across these projects, based on transactions completed from 2024 to date (29/05/2025).
Resale price quantum
Arina East Residences starting prices for reference
| Unit type | Estimated size (sqft) | Indicative starting price |
| 1-Bedroom | ||
| 1 Bedroom | 495 | $1,485,000 |
| 2-Bedrooms | ||
| 2 Bedroom Deluxe | 678 | $2,034,000 |
| 2 Bedroom Premium | 797 | $2,391,000 |
| 2 Bedroom Premium | 861 | $2,583,000 |
| 3-Bedrooms | ||
| 3 Bedroom Deluxe | 969 | $2,907,000 |
| 3 Bedroom Premium | 1087 | $3,261,000 |
| 3 Bedroom Premium | 1195 | $3,585,000 |
| 3 Bedroom Premium (Private lift) | 1238 | $3,714,000 |
| 4-Bedrooms | ||
| 4 Bedroom Premium | 1324 | $3,972,000 |
| 4 Bedroom Premium (Private lift) | 1389 | $4,167,000 |
| 4 Bedroom Premium (Private lift) | 1615 | $4,845,000 |
| 4 Bedroom Premium + Study | 1679 | $5,037,000 |
The Line @ Tanjong Rhu
| No. of bedrooms | Average price | Average $PSF | Average size (sqft) |
| 1 | $1,038,000 | $2,473 | 420 |
| 2 | $1,370,000 | $2,401 | 570 |
| 3 | $2,685,000 | $2,341 | 1146 |
Starting with The Line @ Tanjong Rhu, its average 1-bedroom units are smaller than those at Arina East Residences. At Arina East’s starting $3,000 PSF, its 1-bedroom units are nearly $450,000 more expensive, which is a significant difference.
For 2-bedrooms units, The Line’s average unit size is noticeably smaller than Arina East’s smallest 2-bedroom, but is priced at almost $600,000 less.
Regarding 3-bedrooms, The Line offers average sizes comparable to Arina East’s larger 3-bedroom units, yet costs less than Arina East’s smallest 3-bedroom units.
The Seafront on Meyer
| No. of bedrooms | Average price | Average $PSF | Average size (sqft) |
| 2 | $2,407,750 | $2,259 | 1066 |
| 3 | $3,905,429 | $2,435 | 1604 |
| 4 | $4,995,667 | $2,305 | 2165 |
Moving to The Seafront on Meyer, all its average unit sizes exceed those of Arina East Residences and are priced similarly, meaning you can get a larger unit for a comparable price.
The Makena
| No. of bedrooms | Average price | Average $PSF | Average size (sqft) |
| 2 | $1,860,000 | $1,819 | 1023 |
| 3 | $3,058,280 | $2,011 | 1513 |
With The Makena, average unit sizes also surpass those at Arina East Residences. It offers 2-bedroom units at a lower price and 3-bedroom units at comparable prices, all with larger floor areas.
Silversea
| No. of bedrooms | Average price | Average $PSF | Average size (sqft) |
| 2 | $2,076,074 | $2,041 | 1019 |
| 3 | $3,415,444 | $2,178 | 1567 |
| 4 | $5,864,000 | $2,001 | 2928 |
Similarly, Silversea features larger average unit sizes across the board. Its 2- and 3-bedroom units come at prices comparable to Arina East but offer more space. The 4-bedroom units at Silversea are priced significantly higher than the largest 4-bedroom units at Arina East, though their size is nearly double.
From this comparison, several projects emerge as strong competitors. However, The Seafront on Meyer stands out due to its freehold tenure, relatively recent completion, decent variety of facilities, and competitive pricing for larger units. Some stacks even enjoy unblocked sea views, adding to their appeal.
For these reasons, let’s take a closer look and compare the floor plans of The Seafront on Meyer with those of Arina East Residences.
Floor plan analysis
2-bedroom
The Seafront on Meyer – 1066 sq. ft.
Arina East Residences – 861 sq. ft.
While 1,066 sq. ft. is the smallest 2-bedroom unit at The Seafront on Meyer, 861 sq. ft. is the largest 2-bedder at Arina East Residences – a considerable difference in size.
Both layouts offer a 2-bedroom, 2-bathroom (2B2B) configuration, but there are several key differences in their designs.
One notable distinction is the balcony: Arina East Residences includes one, while The Seafront on Meyer does not. This gives The Seafront more usable interior space, though buyers who value outdoor space may see this as a trade-off.
Both units come with enclosed kitchens, but The Seafront on Meyer has the added benefit of a yard and WC. It also features a home shelter tucked discreetly in the kitchen yard, keeping it out of sight. In contrast, the home shelter at Arina East Residences is positioned next to the dining area, which some buyers may find visually intrusive, possibly requiring additional cabinetry or design work to conceal it.
The bedrooms in both layouts are decently sized, though The Seafront on Meyer’s common room appears slightly larger and can comfortably accommodate two single beds and side tables. Its master bathroom is also spacious enough to include a bathtub.
At a starting price of $3,000 PSF, the 861 sq. ft. 2-bedder at Arina East Residences would cost roughly 7 per cent more than the 1,066 sq. ft. unit at The Seafront on Meyer – a difference of around $175,000 despite the smaller size.
3-bedroom
The Seafront on Meyer – 1,604 sq. ft.
Arina East Residences – 1,238 sq. ft.
The 1,604 sq. ft. unit is the smallest 3-bedroom apartment at The Seafront on Meyer, while 1,238 sq. ft. is the largest 3-bedroom unit at Arina East Residences. Both offer 3 bedrooms, 2 bathrooms, a balcony, an enclosed kitchen with a yard and WC, as well as a home shelter.
The Seafront on Meyer offers two different 3-bedroom layouts of the same size, both of which smartly separate the kitchen from the bedroom zones. A key differentiator is that the unit at Arina East Residences has its private lift, adding an extra level of exclusivity and luxury. Additionally, its kitchen is divided into wet and dry zones.
The living and dining areas are arranged differently in the two developments, which impacts the balcony size. At The Seafront on Meyer, the living and dining spaces are stacked vertically, resulting in a shorter balcony that spans only the length of the living room. Meanwhile, at Arina East Residences, the living and dining areas sit side by side horizontally, allowing the balcony to stretch along their entire length, making it significantly longer.
All three bedrooms in both developments are well-sized, though the common bedrooms in The Seafront on Meyer tend to be slightly larger. Both layouts in The Seafront feature master bathrooms with bathtubs and separate shower areas, while Arina East Residences has a shower-only setup.
At a starting price of $3,000 PSF, the 1,238 sq. ft. 3-bedroom unit at Arina East Residences costs approximately 5 per cent less than the 1,604 sq. ft. unit at The Seafront on Meyer, translating to slightly under $200,000 in savings.
4-bedroom
The Seafront on Meyer – 2,088 sq. ft.
Arina East Residences – 1,679 sq. ft.
The 2,088 sq. ft. unit is the smallest 4-bedroom at The Seafront on Meyer, while the 1,679 sq. ft. unit is the largest 4-bedroom at Arina East Residences. The Seafront unit offers a 4-bedroom, 3-bathroom layout, while Arina East’s layout is a 4-bedroom, 3-bathroom plus Study configuration—though the “study” is more of a compact nook than a fully enclosed room.
There are several key differences between the two layouts.
Both units come with an enclosed kitchen. At The Seafront on Meyer, the kitchen includes a yard, WC, and home shelter, while Arina East Residences features a separate utility room of a decent size and places the home shelter just outside the kitchen. Notably, the Arina East unit includes a wraparound counter with a sink outside the home shelter, which can function as a dry kitchen or pantry area—a useful space for entertaining or prep work.
The living and dining area at Arina East Residences enjoys a higher ceiling, creating a more open and luxurious atmosphere. Its balcony is also longer, owing to the side-by-side (horizontal) positioning of the living and dining zones, compared to the vertically stacked layout in The Seafront on Meyer.
As for the master bathrooms, The Seafront on Meyer includes a bathtub and separate shower, while Arina East Residences has opted for a more compact setup with just a shower.
Despite being significantly smaller, the 1,679 sq. ft. 4-bedder at Arina East Residences is priced at almost 1 per cent more than the 2,088 sq. ft. unit at The Seafront on Meyer, amounting to a difference of just over $40,000 at the starting PSF of $3,000.
Now, let’s turn our attention to the new launches.
There are several newly launched projects in the area, including Meyer Blue, Emerald of Katong, Tembusu Grand, Grand Dunman, and The Continuum.
Let’s take a look at the pricing of the available units in these developments.
New launch price quantum
Arina East Residences starting prices for reference
| Unit type | Estimated size (sqft) | Indicative starting price |
| 1-Bedroom | ||
| 1 Bedroom | 495 | $1,485,000 |
| 2-Bedrooms | ||
| 2 Bedroom Deluxe | 678 | $2,034,000 |
| 2 Bedroom Premium | 797 | $2,391,000 |
| 2 Bedroom Premium | 861 | $2,583,000 |
| 3-Bedrooms | ||
| 3 Bedroom Deluxe | 969 | $2,907,000 |
| 3 Bedroom Premium | 1087 | $3,261,000 |
| 3 Bedroom Premium | 1195 | $3,585,000 |
| 3 Bedroom Premium (Private lift) | 1238 | $3,714,000 |
| 4-Bedrooms | ||
| 4 Bedroom Premium | 1324 | $3,972,000 |
| 4 Bedroom Premium (Private lift) | 1389 | $4,167,000 |
| 4 Bedroom Premium (Private lift) | 1615 | $4,845,000 |
| 4 Bedroom Premium + Study | 1679 | $5,037,000 |
Meyer Blue
| No. of bedrooms | Starting price | Starting $PSF | Size (sqft) |
| 3-bedroom | $3,001,000 | $3,031 | 990 |
| 3-bedroom Premium | $3,474,000 | $3,045 | 1141 |
| 4-bedroom Premium (with private lift) | $4,584,000 | $3,020 | 1518 – 1528 |
| 4-bedroom Premium + Study (with private lift) | $5,222,000 | $3,013 | 1733 |
| 5-bedroom Suite (with private lift) | $5,655,000 | $2,969 | 1905 |
Emerald of Katong
| No. of bedrooms | Starting price | Starting $PSF | Size (sqft) |
| 1-bedroom + Study | $1,433,000 | $2,961 | 484 |
Tembusu Grand
| No. of bedrooms | Starting price | Starting $PSF | Size (sqft) |
| 1-bedroom + Study | $1,409,000 | $2,674 | 527 – 646 |
| 5-bedroom | $4,028,000 | $2,354 | 1711 |
| Penthouse | $7,888,000 | $2,931 | 2691 |
Grand Dunman
| No. of bedrooms | Starting price | Starting $PSF | Size (sqft) |
| 1-bedroom (luxury) | $1,441,000 | $2,625 | 549 – 581 |
| 1-bedroom + Study (luxury) | $1,412,000 | $2,572 | 549 – 710 |
| 2-bedroom (luxury) | $1,954,000 | $2,930 | 667 – 893 |
| 2-bedroom + Study (luxury) | $2,092,000 | $2,699 | 775 |
| 2-bedroom Dual Key (luxury) | $2,122,000 | $2,433 | 872 |
| 3-bedroom (grand) | $3,427,000 | $2,323 | 1475 – 1819 |
| 3-bedroom Dual Key (luxury) | $2,566,000 | $2,458 | 1044 – 1238 |
| 4-bedroom (grand) | $4,310,000 | $2,412 | 1787 – 2314 |
| 4-bedroom (luxury) | $3,284,000 | $2,542 | 1292 – 1432 |
| 5-bedroom (grand) | $5,162,000 | $2,422 | 2131 – 2615 |
| 5-bedroom (luxury) | $4,004,000 | $2,385 | 1679 – 1690 |
| Penthouse (grand) | $6,015,000 | $2,575 | 2336 – 3068 |
The Continuum
| No. of bedrooms | Starting price | Starting $PSF | Size (sqft) |
| 1-bedroom + Study | $1,510,000 | $2,696 | 560 |
| 2-bedroom | $1,993,000 | $3,085 | 646 – 807 |
| 3-bedroom | $2,966,000 | $2,757 | 1076 – 1141 |
| 3-bedroom Premier | $3,047,000 | $2,858 | 1066 – 1302 |
| 3-bedroom + Study | $3,452,000 | $2,813 | 1227 – 1464 |
| 4-bedroom | $3,555,000 | $2,799 | 1270 – 1518 |
| 4-bedroom Premier | $4,759,000 | $2,816 | 1690 – 2034 |
| 5-bedroom | $5,567,000 | $2,922 | 1905 – 2260 |
Since Meyer Blue is the closest in both proximity and price point to Arina East Residences, and shares a similar freehold tenure, it makes sense to compare their floor plans to see how they stack up.
Floor plan analysis
3-bedroom
Meyer Blue – 990 sq. ft.
Arina East Residences – 969 sq. ft.
These are the smallest 3-bedroom units in each project, and while the size difference is marginal, their layouts differ notably.
Meyer Blue features a dumbbell layout, which eliminates corridors and maximises usable space. In contrast, Arina East Residences adopts a more conventional layout.
Both units offer an enclosed or enclosable kitchen. Meyer Blue’s kitchen is wider but shorter, while Arina East’s is narrower yet longer. The living and dining areas in Meyer Blue are clearly separated, whereas they share a combined space in Arina East Residences.
Another key difference: Arina East includes a home shelter, providing additional storage for miscellaneous items, something Meyer Blue’s unit lacks.
At the starting price of $3,000 PSF, the 969 sq. ft. 3-bedder at Arina East Residences is priced about 3 per cent lower than the 990 sq. ft. unit at Meyer Blue, amounting to a difference of approximately $94,000.
Meyer Blue – 1,141 sq. ft.
Arina East Residences – 1,195 sq. ft.
These are the 3-Bedroom Premium units, and while the unit at Arina East Residences is slightly larger than the one at Meyer Blue, there are several key differences in their layouts.
Due to the building’s design, Arina East Residences has a considerably smaller balcony when compared to Meyer Blue.
Both units have well-separated living and dining areas, but Arina East Residences provides a larger living space, creating a more open and spacious feel.
Their kitchens are also configured differently. While both include a store/home shelter and WC, Arina East Residences features a distinct wet and dry kitchen setup, compared to the single large enclosed kitchen in Meyer Blue.
A standout feature in Arina East Residences is the Jack-and-Jill common bathroom, allowing direct access from one of the common bedrooms, effectively making it a second ensuite. Additionally, the master bedroom includes a recessed nook, ideal for creating a walk-in wardrobe.
At a starting price of $3,000 PSF, the 1,195 sq. ft. unit at Arina East Residences is approximately 3 per cent more expensive than the 1,141 sq. ft. unit at Meyer Blue, translating to just over $110,000 difference.
4-bedroom
Meyer Blue – 1,518 sq. ft.
Arina East Residences – 1,389 sq. ft.
These are the smallest 4-bedroom units with private lifts in both developments, though the unit at Arina East Residences is notably more compact.
Both layouts offer 4 bedrooms (with 2 ensuite), 3 bathrooms, a balcony, wet and dry kitchen zones, a yard, WC, and a home shelter, but the spatial arrangement differs.
At Meyer Blue, the layout is more clearly divided, with the entertaining zones (living, dining, and kitchen) grouped on one side, and the bedrooms separated on the other, offering greater privacy.
In contrast, Arina East Residences places the bedrooms flanking the living and dining areas, which may offer a more family-oriented layout, but slightly less separation.
In terms of outdoor space, Meyer Blue’s balcony extends only across the living area, making it more compact, whereas Arina East Residences’ balcony spans the entire living and dining space, offering a broader frontage and potentially better airflow.
The master bedroom at Meyer Blue is especially generous in size, with enough space for a study or dressing corner as well as a walk-in wardrobe, a clear highlight for buyers seeking luxury and space.
At a starting price of $3,000 PSF, the 1,389 sq. ft. 4-bedder at Arina East Residences is approximately 10 per cent cheaper than the 1,518 sq. ft. unit at Meyer Blue, translating to a savings of nearly $420,000.
Arina East Residences – 1,615 sq. ft.
The larger 1,615 sq. ft. 4-bedroom unit at Arina East Residences features essentially the same layout as the smaller version, with one key distinction – the living and dining areas boast a higher ceiling, lending a greater sense of openness and grandeur to the space.
However, this additional volume comes at a premium.
At a starting PSF of $3,000, the 1,615 sq. ft. unit is priced at almost 6 per cent more than the 1,518 sq. ft. unit at Meyer Blue, amounting to a difference of just over $260,000.
Let’s examine the potential buyer pool for this area by looking into the previous properties owned by buyers who have purchased units in District 15 in recent years.
Potential buyer pool
| Year | HDB | Private property | Unknown | % of HDB upgraders | % of existing private property owners |
| 2020 | 254 | 754 | 55 | 23.89% | 70.93% |
| 2021 | 491 | 1607 | 110 | 22.24% | 72.78% |
| 2022 | 389 | 1226 | 80 | 22.95% | 72.33% |
| 2023 | 535 | 1493 | 256 | 23.42% | 65.37% |
| 2024 | 388 | 1350 | 916 | 14.62% | 50.87% |
It’s evident that a consistently larger proportion of buyers in the area are existing private property owners.
Given the number of developments nearby, let’s now take a closer look at the current supply and resale volume.
Supply of private properties in the area (estimated)
| No. of bedrooms | 1-bedroom | 2-bedrooms | 3-bedrooms | 4-bedrooms |
| Total | 3,501 | 6,474 | 14,141 | 3,602 |
Recent transaction volume (resale only)
| 1-bedroom | 2-bedrooms | 3-bedrooms | 4-bedrooms | |
| 2020 | 95 | 182 | 384 | 86 |
| 2021 | 211 | 419 | 700 | 142 |
| 2022 | 174 | 286 | 474 | 93 |
| 2023 | 150 | 210 | 378 | 86 |
| 2024 | 149 | 262 | 484 | 102 |
| % of total units sold in 2024 | 4.26% | 4.05% | 3.42% | 2.83% |
District 15 has a considerable supply of 3-bedroom units. However, in 2024, it was the smaller units (particularly 1- and 2-bedders) that recorded higher turnover rates.
Let’s now take a look at the average resale quantum in 2024.
Average resale prices
| 1-bedroom | 2-bedrooms | 3-bedrooms | 4-bedrooms | |
| All projects in D15 | $985,607 | $1,666,373 | $2,471,735 | $3,959,278 |
| 99-year leasehold projects | $1,181,521 | $1,773,668 | $2,355,168 | $3,774,683 |
| 999-year/freehold projects | $928,711 | $1,625,434 | $2,536,262 | $4,059,726 |
When comparing the average prices of 999-year and freehold projects in District 15 to the starting prices at Arina East Residences, the 1- to 3-bedroom units at Arina East are notably more expensive. However, its 4-bedroom units are priced slightly below the district average.
Next, let’s take a look at the average rental yield in D15.
Average rental yield
| 1-bedroom | 2-bedrooms | 3-bedrooms | 4-bedrooms | |
| Average price in 2024 | $985,607 | $1,666,373 | $2,471,735 | $3,959,278 |
| Average rent in 2024 | $3,163 | $4,335 | $5,845 | $8,494 |
| Rental yield | 3.85% | 3.12% | 2.84% | 2.57% |
Rental yields appear to align with transaction volumes, with smaller units achieving higher yields, likely attracting more investor interest and contributing to their higher turnover.
Given the significant price jumps between unit types, it’s also understandable that investors may prefer smaller units to minimise risk, especially when those units offer better returns.
Summary
Arina East Residences’ starting $PSF of $3,000 positions it among the more premium offerings in the area, even when compared to other freehold projects such as Meyer Blue and The Continuum. While the per square foot pricing is relatively high, the total quantum for larger units, particularly 4-bedders, remains competitive and in some cases falls below the district average. As such, those priced out of the overall quantum in neighbouring units can consider Arina East Residences as an alternative.
The development offers a range of unit types with modern layouts that include features like private lifts, wet and dry kitchens, and higher ceilings in selected stacks, elements that may appeal to buyers seeking exclusivity and a sense of space, despite the smaller floor areas compared to nearby resale projects. In comparison, older developments like The Seafront on Meyer, The Makena, and Silversea offer more generous unit sizes at lower $PSFs.
Transaction data from recent years shows that existing private property owners form the majority of buyers in District 15. Smaller units (namely 1- and 2-bedders) tend to see higher turnover and rental yields, suggesting that Arina East’s more compact units may draw interest from investors. However, the significant price gaps between unit types may prompt some caution among more price-sensitive buyers.
From a planning perspective, the area is largely built up, though there is potential for future residential supply from a nearby vacant plot and two adjacent sites currently occupied by colonial buildings. These are not under conservation and are zoned for residential development, suggesting the area could see more competition down the road.
Overall, Arina East Residences presents a premium, boutique offering in a well-established neighbourhood, with pricing that reflects its freehold status, modern specifications, and exclusive positioning. Whether its value proposition holds up will likely depend on buyer appetite for newer, smaller-format homes in a market where larger resale units still offer compelling alternatives.
If you’d like to get in touch for a more in-depth consultation, you can do so here.
