This New Launch Condo In The East Is 4-Minutes From Katong Park MRT: A Preview Of Arina East Residences

9 min read

In recent months, we’ve seen how pent-up demand can drive strong sales in areas that have gone without a new launch for some time. 

Chuan Park, The Orie, and even the smaller Bagnall Haus all recorded robust take-up rates—76, 86, and 60 per cent, respectively—during their launch weekends, illustrating buyers’ appetite for mature enclaves.

Now, attention shifts to Tanjong Rhu, one of District 15’s most distinctive waterfront neighbourhoods. 

Arina East Residences marks the area’s first new launch in 13 years. Like the developments mentioned earlier, it’s located in a mature estate near a landed enclave, but it distinguishes itself with a waterfront setting and close proximity to Meyer Road, a name widely associated with prestige in this district.

Most notably, Arina East Residences carries freehold status—coveted among homeowners in District 15. And with new launches increasingly gravitating toward the Core Central Region (CCR), this could be one of the last opportunities to secure a freehold new launch in the Rest of Central Region (RCR). 

So, does this smaller, boutique development still warrant consideration? Here’s what we know so far.

Overview of Arina East Residences 

Project Name	Arina East Residences
Location	6C & 6D Tanjong Rhu Road
Developer	ZACD LV Development Pte Ltd
Tenure	Freehold
Site area	47,013 SQFT
GFA Harmonised	No
No. of Units	107
Est. TOP	Est. Q4 2028

Like many of its neighbours, Arina East Residences is a 107-unit freehold boutique project tucked within a cul-de-sac along Tanjong Rhu Road. It sits on the former site of La Ville, a 40-unit boutique condo that was acquired by ZACD Group for $152 million (approximately $1,540 psf ppr) in 2021 after three collective sale attempts (more on this later).

The project will comprise two 20-storey residential towers on a 47,013 square foot site with a plot ratio of 2.1. 

Notably, because the land was purchased in 2021, Arina East Residences isn’t subject to the newer Gross Floor Area (GFA) harmonisation guidelines. This means AC ledges are included in the total GFA rather than being separately accounted for, making space planning more crucial to ensure efficiency. 

Given the rising awareness among buyers about floor plan functionality, ZACD will likely have to optimise layouts to remain competitive. On that note, pre-GFA harmonised projects generally command a lower $PSF, though the total price outlay often translates to a higher cost (to account for the AC ledges). 

The site’s previous development, La Ville, was originally listed for collective sale at $148 million. Built in the 1980s, it had just 40 units, meaning Arina East Residences will introduce nearly 2.7 times the number of homes. As the first launch in Tanjong Rhu in 13 years, there aren’t direct comparisons for pricing in the immediate vicinity. However, its performance could serve as a litmus test for demand in the area.

Looking slightly beyond Tanjong Rhu, Meyer Blue—formerly Meyer Park—was acquired by a UOL & SingLand JV for $392.18 million ($1,668 psf ppr). The project sold over 50 per cent of its units at an average of $3,260 psf during its launch weekend. 

Unit Mix & Configurations 

The project offers 1- to 4-bedroom layouts, providing options for investors and own-stay buyers. Here’s a quick breakdown: 

Unit Type	Size (Sq Ft)	Total Units	Est. Maintenance Fees / Month	Unit Breakdown
1 Bedroom	495	17	$380	15.9%
2 Bedroom Deluxe	678	17	$456	40.2%
2 Bedroom Premium	797 / 861	26
3 Bedroom Deluxe	969	9	$456	29.9%
3 Bedroom Premium	1,087 / 1,195 / 1,238	23	$456 – $532
4 Bedroom Premium	1,324 / 1,389 / 1,615	14	$532	14%
4 Bedroom Premium + Study	1,679	1	$532

A quick look at the unit breakdown suggests that Arina East Residences is designed with both investors and homeowners in mind. 

Over 55 per cent of the unit mix consists of 1- and 2-bedders, while the remaining 45 per cent is allocated to 3- and 4-bedroom units.

This isn’t surprising, given Tanjong Rhu’s strong expatriate rental market—especially in larger developments further down Tanjong Rhu Road, such as Costa Rhu and Pebble Bay. There’s also the growing acceptance of 2-bedroom units as starter homes among budget-conscious small families who prioritise location over space. This could have influenced the decision to skew the unit mix towards smaller configurations.

Now, let’s take a closer look at two of the 2-bedroom layouts: the 2-bedroom, 1-bath and the 2-bedroom, 2-bath:

Both layouts include a household shelter, a well-defined kitchen nook that is naturally ventilated for open-flame cooking, and overall efficient use of space, especially for a pre-GFA harmonisation project. However, one notable downside is the sizeable AC ledges, which take up a fair bit of space. 

For those considering resale alternatives in the area, the 2-bedroom + study unit at Emerald East—the boutique resale condo just across from Arina East Residences—offers another option. 

While it does come with some inefficiencies—such as planter boxes and an irregularly shaped living area—it offers a notably generous 1,195 square feet of space. For context, Tanjong Rhu, much like the neighbouring Meyer estate, has long been known for its large, spacious units.

That said, while Emerald East may have a lower $PSF, the higher overall quantum could be a consideration for buyers weighing between a larger resale unit and a more compact new launch. 

When compared to other new launches, Arina East Residences holds up fairly similarly in terms of unit sizing. For context, here’s a look at the entry-level 2-bedroom layouts across recent projects:

• The Orie: 592 square feet 
• Chuan Park: 700 square feet 
• Meyer Blue: 667 square feet
• Norwood Grand: 624 square feet 
• Emerald of Katong: 624 square feet

On another note, each unit type is tied to a specific stack, meaning buyers won’t have flexibility in choosing their view based on their preferred layout. 

That said, given that most developments in the area range between 16 and 24 storeys, unblocked views aren’t likely to be a major selling point in the first place.

Amenities are spread across the second, 19th, and 20th floors, including two main swimming pools, kid-friendly facilities, a clubhouse, a BBQ deck, and a sky gym.

As with most boutique condos, Arina East Residences comes with some trade-offs. It lacks the full suite of facilities found in larger developments—most notably, a tennis court—which may be a drawback for those who prioritise lifestyle amenities. In comparison, nearby projects like Costa Rhu and Pebble Bay offer more extensive facilities, making them more appealing to residents who value a resort-style environment. That said, for those who prefer a more private and low-density living experience, this may be an acceptable compromise.

Notably, placing amenities on the 19th and 20th floors—particularly the sky pool—would have incurred additional costs for the developer. But given the constraints of a smaller plot, this decision helps maximise the available space while offering residents elevated views and a more distinctive living experience.

Arina East Residences is also estimated to TOP in 2028. 

The Location of Arina East Residences 

Arina East Residences is situated along Tanjong Rhu Road, a cul-de-sac. 

For pedestrians, there is likely to be a side gate providing access to the nearby Jalan Batu HDB enclave, making daily amenities (such as Jalan Batu Hawker Centre) more accessible. This could be an advantage over other condos along the same stretch that lack direct walkable access to nearby conveniences. Katong Park MRT Station is also within a short walking distance. 

Another point of interest is the larger residential plot along Mountbatten Road that has been zoned for future development. While details are still unknown, it’s a site worth keeping an eye on, as it could introduce new offerings to the area in the coming years.

Here’s a look at the immediate surroundings as of June 2024. Being in a cul-de-sac, Arina East Residences is set in a relatively quiet pocket of Tanjong Rhu, though this also means limited entry and exit points. The area is surrounded by a mix of condos and older HDB blocks, giving it a varied skyline and a blend of different housing types.

Tanjong Rhu has long been known as a mature and relatively exclusive waterfront estate. It offers quick access to the ECP, making it convenient for drivers, while amenities like East Coast Park and the Singapore Sports Hub are within easy reach. The park connectors also provide pedestrian and cycling routes with views towards Marina Bay Sands.

Previously, public transport connectivity was a challenge for the estate, but this has improved with the opening of the Thomson-East Coast Line.

Lack of Primary Schools: A Consideration for Families

For families with young children, Arina East Residences may not be the most ideal location in terms of primary school proximity. 

At the time of writing, there’s no available Onemap for the development, but using Emerald East as a reference, there are no primary schools within a 1 km radius.

That said, if families are open to schools slightly further away, options within a 2-km radius include Geylang Methodist School (Primary), Kong Hwa School, and Tanjong Katong Primary School.

On the other hand, the area is well-served by established secondary schools and junior colleges, including Dunman High School (DHS), Chung Cheng High School (Main), Tanjong Katong Girls’ School, and Tanjong Katong Secondary School. While this may be less of a priority for families with younger children, it could be a consideration for those planning long-term stays in the area. 

For now, Indicative Prices Still Unreleased 

As of now, indicative prices have yet to be released, so it’s difficult to make concrete comparisons. However, given the land acquisition cost, prices are likely to fall within the low to mid-$3,000s PSF range.

To get a sense of how Arina East Residences might be positioned, it’s useful to look at resale transactions from nearby developments. These include Emerald East, given its proximity, as well as The Line @ Tanjong Rhu and Fulcrum—both of which were the last new launches in the area back in 2012. Additionally, Meyer Blue, the closest and most recent launch, provides a more updated benchmark.

There have been no recorded transactions for Emerald East in the past six months, with only one sale in 2024 so far. 

Sold On	Address	Unit Area (Sq Ft)	Sale Price (S$ PSF)	Purchase Price (S$ PSF)
16 Aug 2024	8D Tanjong Rhu Road #07-XX	1,195	1,832	1,322
23 Aug 2023	8D Tanjong Rhu Road #04-XX	1,216	1,768	676
28 Apr 2023	8d Tanjong Rhu Road #14-XX	1,916	1,638	919
12 Jul 2022	8d Tanjong Rhu Road #06-XX	1,195	1,507	803
12 Jul 2022	8d Tanjong Rhu Road #02-XX	980	1,756	1,205
22 Feb 2022	8d Tanjong Rhu Road #05-XX	926	1,664	666

With limited resale activity, pricing trends in Emerald East remain uncertain—though this is often the case with boutique projects that naturally have fewer transactions.

For a broader perspective, here are recent transactions at The Line @ Tanjong Rhu and Fulcrum:

Recent Transactions for The Line @ Tanjong Rhu: 

Contract Date	Address	Unit Area (Sq Ft)	Price (S$PSF)	Price (S$)
13 Dec 2024	6 Tanjong Rhu Road #17-XX	893	2,295	2,050,000
28 Nov 2024	6 Tanjong Rhu Road #09-XX	1,055	2,332	2,460,000
28 Nov 2024	6 Tanjong Rhu Road #11-XX	1,184	2,449	2,900,000

Recent Transactions for Fulcrum: 

Contract Date	Address	Unit Area (Sq Ft)	Price (S$PSF)	Price (S$)
22 Oct 2024	33 Fort Road #11-XX	474	2,280	1,080,000

From these transactions, it’s evident that sales activity in the area has been relatively muted, regardless of the project’s age. 

On the other hand, Meyer Blue—as previously mentioned—has achieved an average price of $3,239 PSF. However, Meyer properties have historically commanded a premium over Tanjong Rhu, largely due to their unblocked views of the beach and positioning along the more prestigious stretch of Meyer Road.

Future Transformations: Kallang Alive & Long Island

The Kallang Alive Masterplan, highlighted during the National Day Rally 2024, is set to revitalise the Tanjong Rhu area, further cementing Kallang as a premier sports, entertainment, and lifestyle hub. 

For those who enjoy recreational activities, this transformation could enhance the vibrancy and appeal of the neighbourhood.

Beyond that, there’s also the Long Island project on the horizon—a major land reclamation initiative along the East Coast. However, given that it is still in the early planning stages, any tangible impact on the area is likely to be a long-term prospect.

Future Influx of BTOs in Tanjong Rhu

With an estimated 2,875 BTO units set to be introduced in the Tanjong Rhu area over the next five years, the neighbourhood is poised for change. This influx will likely bring more amenities to cater to the growing population, but it could also mean a shift from the estate’s current tranquil character as the area sees increased activity and footfall.

Arina East: one of the last RCR launches of 2025 

Like most boutique projects, Arina East Residences comes with its share of trade-offs. It lacks the full suite of facilities found in larger developments, and with just 107 units, resale activity could be slower compared to bigger condos in the area. Additionally, while Tanjong Rhu is a well-established enclave, daily conveniences aren’t as accessible compared to estates with more self-sufficient town centres.

That said, Arina East Residences offers something that’s becoming increasingly rare—a freehold new launch in the RCR, and one of the last before the market shifts towards the CCR. For those who value living in Tanjong Rhu and prefer a quieter, lower-density environment, this could be a compelling option.

Whether it holds long-term appeal will depend on how buyers weigh its boutique nature against its location perks, such as proximity to the Thomson-East Coast Line and future developments like the Kallang Alive masterplan. But for those set on staying in the area, this might just be one of the last few chances to secure a freehold home in this part of District 15.

If you’d like to get in touch for a more in-depth consultation, you can do so here.