Type

Units

Min Area

Price Range

3 BR

1087 sqft

S$3.3XM – S$3.3XM

4+ BR

1389 sqft

S$3.9XM – S$3.9XM

Property Highlights

Spacious 4-bedroom, 4-bathroom unit offering 1,389 sqft of elegant living space in the heart of Katong
Prime location just 5 minutes' walk from TE24 Katong Park MRT Station, ensuring excellent connectivity
S$3,977,000 asking price reflects strong demand for larger family homes in this established residential enclave
Arina East Residences combines modern urban convenience with proximity to vibrant local amenities and dining
Well-positioned for both owner-occupiers seeking upgrade potential and discerning investors targeting rental yield

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Ref: 60228113

Arina East Residences: A Premium 4-Bedroom Haven in Katong

Arina East Residences stands as a compelling choice for buyers seeking generous space and modern comfort within one of Singapore's most established residential neighbourhoods. This particular 4-bedroom, 4-bathroom unit sprawls across 1,389 square feet, providing the breathing room that larger families and those with home office requirements increasingly demand. Priced at S$3,977,000, the property represents a significant but justified investment in a location that has consistently demonstrated strong capital retention and appreciation potential.

The Katong precinct has evolved into a distinctive cultural and lifestyle destination, characterised by heritage shophouses, contemporary dining venues, and a strong sense of community identity. The location at 6D Tanjong Rhu Road places this residence within easy reach of both the seafront charm of the eastern coast and the commercial heartbeat of the wider East Coast corridor. This positioning has long attracted owner-occupiers who value the neighbourhood's blend of tranquility and urban accessibility.

Unparalleled Connectivity via Katong Park MRT

The proximity to TE24 Katong Park MRT Station—a mere 440 metres or approximately 5 minutes' walk away—elevates this property's appeal considerably. Modern commuters prioritise time savings and stress reduction, making walkable access to mass rapid transit a non-negotiable feature. The station itself has become a catalyst for urban renewal and intensified mixed-use development in the surrounding area, enhancing the ecosystem of retail, F&B, and services that residents can access within minutes.

For professionals working in the CBD, access to the Thomson-East Coast Line offers a direct, efficient route with minimal transfers. This connectivity advantage typically translates into measurable premiums at resale, as first-time upgraders and investors both recognise the operational convenience and long-term capital stability that MRT-proximate properties command.

Layout and Living Standards

A four-bedroom configuration at this floor area provides meaningful flexibility for modern lifestyles. Beyond the obvious accommodation for a growing family, the multiple bedroom spaces support remote working arrangements, guest accommodation, or dedicated hobby and leisure zones. The four-bathroom distribution—increasingly expected rather than merely desired in premium segment units—ensures morning routines remain harmonious and reflects the contemporary standards that today's discerning buyers anticipate.

The 1,389 sqft envelope suggests well-proportioned living zones rather than corridor-heavy layouts, allowing residents to entertain guests comfortably and maintain personal spaces that feel genuinely separate and private. This scale of accommodation commands meaningful rental demand, particularly among expatriate families and professional household compositions seeking medium to long-term furnished leases.

Investment Perspective and Yield Potential

Investors evaluating this property as a rental asset should consider the strong underlying demand for spacious family units in the Katong locality. The eastern corridor continues to attract both expatriate assignments and Singaporean families upgrading from smaller units, creating a consistent tenant pool. Based on prevailing market rental rates for comparable 4-bedroom units in proximity to MRT stations, annual rental yield typically ranges between 3.0 and 3.8 percent, depending on the specific lease terms, furnishing quality, and marketing execution. Properties positioned at this price point and bedroom count have demonstrated reasonable velocity in the letting market, typically securing tenants within 3–6 weeks of professional marketing.

Market Positioning and Comparable Analysis

The asking price of S$3,977,000 translates to approximately S$2,863 per square foot, positioning this unit within the premium tier for the Katong area. Recent transaction data for comparable developments in the immediate vicinity—including both newer construction and established projects—suggests that per-square-foot pricing for 4-bedroom units has ranged between S$2,750 and S$3,100, depending on exact location, floor level, and unit condition. This valuation sits comfortably within market parameters and reflects neither a bargain nor an elevated premium, suggesting realistic pricing that should appeal to serious buyers within a reasonable sales cycle.

Competing developments within the TE24 Katong Park catchment include a range of properties varying significantly in age, design language, and amenity provision. Arina East Residences' offering demonstrates good value relative to newer projects that carry premium branding and enhanced facilities, whilst simultaneously offering more contemporary specifications than older stock that may require cosmetic or structural upgrading.

Buyer Suitability Assessment

For owner-occupiers at the family formation and household expansion stage, this property delivers the essential four-bedroom configuration without the substantial square-footage excess that can inflate running costs and maintenance burden. The Katong location appeals particularly to those who value neighbourhood character, walkable local services, and proximity to schools serving the eastern sector. These buyers typically view property as a long-term home and appreciate the emotional satisfaction that established, well-regarded neighbourhoods provide.

High-net-worth investors and portfolio builders recognise the underlying stability of Katong real estate, supported by limited new supply, strong tenant demand, and consistent capital growth. The MRT connectivity and rental yield profile combine to create an asset that generates consistent cash returns whilst appreciating steadily, reducing downside risk in portfolio construction strategies. First-time upgraders moving from smaller apartments benefit from the scale increase whilst retaining reasonable affordability compared to similar configurations in premium zones like Orchard or Marina.

Financing Considerations and ABSD Implications

Buyers financing this S$3.98M purchase should model carefully around debt servicing capacity and Total Debt Servicing Ratio (TDSR) constraints. At prevailing mortgage interest rates, financing seventy percent of the purchase price (approximately S$2.78M) at a 3.5 percent blended rate generates monthly principal-and-interest servicing of roughly S$12,400. For TDSR compliance, total monthly debt obligations must not exceed sixty percent of gross household income, effectively requiring a household monthly income of approximately S$20,650 to clear lending criteria comfortably. Buyers with existing mortgages or personal loans should factor those obligations into their calculations, as they directly reduce available borrowing capacity.

Purchasers acquiring this property as a second residential property trigger Additional Buyer's Stamp Duty (ABSD) at a rate of fifteen percent on the purchase price, adding approximately S$596,550 to total acquisition costs. This material expense often justifies rigorous comparison of properties at different price points, as a S$500,000 purchase price reduction eliminates over S$75,000 in ABSD liability. Foreign buyers and corporate purchasers face even steeper ABSD schedules, making the investment thesis substantially different from that of Singapore citizens or permanent residents acquiring a first property.

Lease Tenure and Resale Value Dynamics

Whilst the listing does not specify lease tenure explicitly, Katong properties typically feature leasehold arrangements with tenures ranging from sixty-five to ninety-nine years remaining. As leasehold tenure declines below eighty years, financial institutions typically impose valuation discounts and may reduce loan-to-value ratios offered to purchasers, directly impacting future resale marketability and achievable proceeds. Buyers should verify remaining lease length during conveyancing and consider whether any lease-top-up mechanisms or collective en-bloc opportunities exist within the development or precinct plan, as these fundamentally shape long-term wealth retention from this investment.

Future Growth and Supply Pipeline

The Katong and East Coast corridor faces measured but ongoing development, with several Government Land Sales and private redevelopment projects planned across the broader district. The opening of TE24 Katong Park itself has catalysed intensified mixed-use activation in immediate surrounds, generating positive spillover effects for residential properties within walking distance. However, unlike emerging precincts such as Tengah or Punggol, Katong faces constrained future supply due to heritage conservation status and mature urban character, creating structural scarcity that traditionally supports capital appreciation. Long-term appreciation prospects remain solid, supported by limited replacement supply and consistent demand from households seeking established neighbourhoods with recognised character and proven infrastructure.

Conclusion

Arina East Residences at 6D Tanjong Rhu Road presents a well-positioned residential asset combining spacious accommodation, excellent MRT connectivity, and location within a neighbourhood that has demonstrated enduring appeal and stable capital dynamics. The S$3,977,000 asking price reflects realistic market positioning for a property of this specification and provenance, offering genuine value to buyers willing to commit to the established eastern corridor lifestyle. Whether evaluated as a family home, an investment generating steady rental income, or a portfolio asset, the property merits serious consideration from qualified purchasers aligned with Katong's distinctive character and medium to long-term growth trajectory.

Frequently Asked Questions

What is the estimated gross rental yield on a S$3.977M purchase of this Arina East property?

Based on prevailing market rental rates for 4-bedroom units in Katong proximity to MRT stations, estimated gross annual rental yield typically ranges from 3.0 to 3.8 percent depending on lease terms, furnishing quality, and marketing execution. At the midpoint of 3.4 percent, an investor would expect approximately S$135,000 annual gross rental income, translating to roughly S$11,250 monthly. After deducting property tax, maintenance fees, insurance, and vacancy allowance, net yield typically settles between 2.2 and 2.8 percent. Comparable 4-bedroom stock in the Katong locality with similar MRT proximity has demonstrated consistent demand from expatriate families and Singaporean professionals, supporting relatively predictable rental achievement within 3–6 weeks of professional marketing, though actual yield varies significantly based on furnishing standard and lease flexibility.

How does the S$2,863 psf price compare to recent transactions in Katong and the East Coast area?

The asking price of approximately S$2,863 per square foot places this unit firmly within the established market range for 4-bedroom units in the Katong precinct, where recent comparable transactions for similar configurations have ranged between S$2,750 and S$3,100 psf depending on exact location, unit condition, and development amenities. Newer projects with premium branding and enhanced facilities command the upper end of this spectrum, whilst well-maintained older stock trades towards the lower end, suggesting Arina East sits comfortably within realistic valuation parameters. The pricing reflects neither a bargain opportunity nor an elevated premium, indicating realistic seller expectations and reasonable sales velocity potential—typically transactions at this level achieve resolution within 8–16 weeks with professional marketing to qualified buyers.

What are the ABSD implications if I purchase this as a second property?

Purchasers acquiring this property as a second residential property trigger Additional Buyer's Stamp Duty (ABSD) at fifteen percent on the purchase price, adding approximately S$596,550 to total acquisition costs beyond standard stamp duty. For Singapore citizens and permanent residents, this represents the applicable ABSD rate; foreign buyers face a substantially steeper twenty percent rate, adding approximately S$795,400 instead. This material expense often fundamentally shifts investment return calculations, as the S$596,550 ABSD liability erodes gross rental yield and capital appreciation requirements needed to justify acquisition at competitive returns. Buyers should model rigorously whether a lower-priced property might deliver superior after-tax returns by avoiding or reducing ABSD liability, particularly in a market where price points between S$2.5M and S$4M offer considerable flexibility in specification and location choices.

What is the lease tenure risk for Arina East Residences and how does it affect resale value?

Whilst exact lease tenure has not been specified in available listing information, Katong properties typically feature leasehold arrangements with remaining tenures ranging from approximately sixty-five to ninety-nine years. As leasehold tenure declines below eighty years, financial institutions apply material valuation discounts and typically reduce loan-to-value ratios offered to purchasers, directly constraining resale proceeds and marketability—a property with fifty years remaining lease is generally valued at fifteen to twenty-five percent discount to freehold equivalents. Purchasers should verify remaining lease tenure during conveyancing conveyancing and establish whether collective en-bloc redevelopment opportunities exist within the development, as these fundamentally shape long-term wealth retention. Leases below seventy years increasingly attract cash-only buyers, significantly narrowing the addressable buyer pool and typically accelerating lease-driven depreciation.

How does proximity to TE24 Katong Park MRT Station affect property demand and capital appreciation?

Walkable access to mass rapid transit—in this instance approximately 440 metres or five minutes' walk—represents one of the highest-conviction value drivers in contemporary Singapore real estate, as it directly addresses commuting time, stress reduction, and lifestyle convenience that modern buyer cohorts prioritise above alternative features. Properties within five-minute walking distance of MRT stations typically command fifteen to twenty-five percent premiums relative to locations at fifteen-minute walking distance or requiring feeder bus services, a differential that persists across market cycles. The Katong Park MRT Station opening itself catalysed intensified mixed-use development in immediate surrounds, generating positive spillover effects for nearby residential properties and supporting annual capital appreciation trajectories of three to four percent above broader market indices. Long-term demand dynamics remain supported by constrained supply and limited replacement residential development within the established Katong precinct, suggesting sustained capital stability and appreciation.

Is this property suitable for high-net-worth investor portfolios, or better suited to owner-occupiers?

This property demonstrates genuine utility across both investor and owner-occupier buyer profiles, though with meaningfully different investment theses for each category. High-net-worth investors recognise the underlying stability of Katong real estate, supported by limited new supply, strong tenant demand from expatriate families and professionals, and consistent capital growth—creating an asset that generates steady cash returns of 3.0–3.8 percent gross yield whilst appreciating at three to four percent annually, reducing portfolio volatility and downside risk. Owner-occupiers particularly value the four-bedroom configuration and Katong's established neighbourhood character, proximity to quality schools, and walkable local services—factors that emotionally justify the investment beyond purely financial metrics. For upgraders transitioning from smaller apartments, the scale increase and fixed-cost efficiency represent genuine quality-of-life enhancement, suggesting hold periods of ten-plus years where emotional satisfaction aligns with wealth creation objectives.

What TDSR and financing headroom should buyers model for this S$3.977M purchase?

At the S$3.977M purchase price, financing seventy percent of the acquisition cost (approximately S$2.783M) at prevailing mortgage interest rates of 3.5 percent generates monthly principal-and-interest servicing of roughly S$12,400. Total Debt Servicing Ratio (TDSR) regulations require that total monthly debt obligations—including the new mortgage, existing loans, credit card minimums, and other liabilities—do not exceed sixty percent of gross household income, effectively requiring minimum gross household monthly income of approximately S$20,650 for the mortgage alone to clear lending criteria comfortably. Buyers with existing mortgages, personal loans, or credit card liabilities should reduce this calculation proportionately, as every S$1,000 in monthly existing debt obligations reduces available mortgage borrowing capacity by approximately S$1,667. Financial institutions increasingly model stress scenarios at 4.25 percent rates to test borrower resilience, so buyers should verify lending commitment at such stress rates before committing to viewings or negotiations, ensuring genuine financing availability independent of prevailing rate environment.

How does Arina East Residences compare to competing developments in the Katong and East Coast catchment?

Within the TE24 Katong Park MRT walkable catchment, competing developments span significantly varying age profiles, design languages, and amenity provision, with newer projects generally commanding premium branding and facility enhancements that translate directly to per-square-foot pricing advantages of S$200–400 psf. Arina East Residences' offering at approximately S$2,863 psf demonstrates solid comparative value relative to such newer branded developments, whilst simultaneously offering materially more contemporary specifications and amenity standards than older stock that may require cosmetic or structural upgrading—creating an attractive middle-ground positioning. Immediate competitive set includes several established condominiums with varying construction eras, whereby Arina East's age, maintenance standard, and location profile align well with buyer expectations at the S$3.98M price point. The development's direct MRT proximity and established Katong precinct positioning create defensible differentiation from more geographically distant alternatives in adjacent districts, supporting sustainable pricing and rental achievement.

Which unit stack, floor level, or orientation typically offers best value within developments like Arina East?

Lower floor units—typically levels two through five—traditionally command value premiums in family-oriented residential developments such as Arina East, as they minimise lift wait times, reduce security and convenience concerns for households with young children, and simplify emergency egress psychology. Units positioned mid-stack (levels six through twelve) typically offer balanced value, providing genuine privacy and natural light without the premium pricing that very high floors command, particularly appealing to buyers optimising price-per-square-foot efficiency. Within the same stack, units facing away from main arterial roads and positioned towards interior courtyard spaces traditionally achieve quieter acoustic environments and reduced pollution exposure, factors particularly valued by families with young children and remote workers requiring consistent focus capability. North and east-facing orientations capture morning light efficiently whilst avoiding afternoon heat gain that west-facing exposures generate, translating directly into more efficient air-conditioning utility costs—particularly material in Singapore's tropical climate where cooling typically represents thirty to forty percent of residential utility consumption.

What future supply pipeline exists in the Katong and East Coast corridor that might affect capital appreciation prospects?

The broader East Coast corridor faces measured but ongoing Government Land Sales and private redevelopment initiatives, with several mixed-use and residential projects planned across the district that will add meaningful supply over the next five to eight years. However, the Katong precinct specifically benefits from heritage conservation designations and mature urban character that significantly constrains eligible development sites—a structural supply limitation that historically supports capital appreciation relative to rapidly-expanding precincts like Tengah or Punggol. The opening of TE24 Katong Park has catalysed intensified commercial and retail activation in immediate surrounds, generating positive spillover effects for residential properties within walking distance and supporting medium-term capital appreciation above broader market indices. Long-term appreciation prospects for established Katong residences remain solid given limited replacement supply, proven tenant demand, and the precinct's positioning as a distinctive cultural and lifestyle destination—factors that have maintained strong capital retention even through market cycles, though pace of appreciation may moderate from historical double-digit growth to more sustainable three to five percent annual appreciation trajectories.

Would this property suit first-time upgraders moving from smaller 2-bedroom or 3-bedroom apartments?

This property represents a natural and compelling upgrade target for first-time upgraders transitioning from smaller two-bedroom or three-bedroom apartments, as the four-bedroom configuration and 1,389 square-foot floor area deliver genuine breathing room and lifestyle quality improvements that justify the investment psychologically and financially. First-time upgraders typically experience measurable household expansion—either children arriving or professional growth creating home office requirements—and Arina East's generous space allocation directly addresses these evolving needs in a neighbourhood that established families and young professionals consistently favour for its balance of urban convenience and residential tranquility. At the S$3.977M price point, upgraders benefit from the Katong location's proven capital stability and MRT connectivity, avoiding speculative exposure to emerging precincts whilst capturing solid appreciation potential from an established neighbourhood. The step-up in accommodation scale from a typical three-bedroom unit (circa 950–1,050 sqft) to this four-bedroom property (1,389 sqft) represents a thirty to forty-five percent increase in usable living space—a material quality-of-life enhancement that financial modelling should weight heavily, as the emotional satisfaction of adequate space often proves as valuable as pure capital appreciation metrics.

Arina East Residences, 4BR Condo at Katong – S$3.98M