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.
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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.
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