Type

Units

Min Area

Price Range

3 BR

1292 sqft

S$3M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$598K on this acquisition.
Located 9 min (730 m) from TE26 Marine Parade MRT Station.

Price Trends & Rental Yield

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The Shore Residences: Coastal Living in Singapore's Most Sought-After Eastern Enclave

Positioned along Amber Road in the heart of Singapore's premier Eastern district, The Shore Residences represents a landmark residential offering that combines architectural sophistication with uncompromising access to the city's most desirable commercial and lifestyle nodes. The development's strategic location, situated just nine minutes by foot from Marine Parade MRT Station (TE26), anchors it within one of Singapore's most vibrant and rapidly appreciating neighbourhoods, where demand for quality residential space continues to outpace supply.

The Shore Residences draws appeal across multiple buyer demographics. For high-net-worth individuals seeking to consolidate their Singapore property portfolio, the development offers a masterfully designed residential sanctuary with finishes and specification levels that reflect the refined tastes of discerning investors. Upgraders transitioning from starter apartments or smaller family homes find the project's spacious unit configurations and comprehensive amenity suite particularly attractive, enabling them to accommodate growing families without compromising on lifestyle or convenience. Institutional investors and owner-occupiers alike recognise the compounding capital growth potential inherent in well-maintained residential assets within the TE26 catchment, where median prices have demonstrated resilience across market cycles.

Marine Parade's proximity to The Shore Residences creates a structural advantage for both occupancy rates and long-term appreciation. The TE26 station serves as a critical junction within Singapore's broader transport network, offering seamless interchange connectivity to the broader island through integrated bus terminals and feeder services. This transport accessibility translates directly into heightened desirability among working professionals, families requiring flexible commuting patterns, and retirees who value independence from private vehicle ownership. The station's role as a major transport anchor has consistently underpinned property valuations within the immediate precinct, with historical data indicating that developments within 800 metres of the station command premium valuations relative to comparable properties situated further inland.

The Eastern district itself warrants careful examination for investors contemplating medium to long-term holding periods. Marine Parade has evolved from a primarily residential neighbourhood into a mixed-use destination characterised by the presence of premium retail establishments, fine dining venues, wellness facilities, and business-grade office space. This diversification of economic activity has created a more resilient value foundation than single-use neighbourhoods might offer, as both owner-occupiers and renters benefit from heightened amenity provision. The proximity to the business districts of Marina Bay and Raffles Place, achievable within 15–20 minutes via direct MRT interchange, further enhances the appeal of the development for corporate professionals and their families.

Investment Returns and Rental Market Dynamics

For investors considering The Shore Residences as a rental asset, the financial mechanics warrant careful analysis. Depending on unit type, location within the development, and broader market conditions, estimated gross rental yields typically range between 2.5% and 3.5% annually, calculated by dividing monthly rent by the total acquisition cost. Net yields—accounting for property tax, building maintenance contributions, and management fees—generally settle 0.8% to 1.2% lower. The TE26 catchment has historically demonstrated robust tenant demand driven by the presence of young professionals, expatriate families, and corporate relocation flows, suggesting that well-maintained units should achieve favourable occupancy rates throughout the year. Appreciation potential, however, represents the primary value driver for most investors; capital growth of 3% to 5% annually—aligned with long-term Singapore property market averages—can substantially exceed rental yield contributions over holding periods exceeding seven years.

Financing, ABSD, and Buyer Economics

Prospective purchasers must carefully model their financing position before committing to acquisition. At typical price points for units within The Shore Residences, most financial institutions will extend loans covering 75% to 80% of the purchase price, with tenure extending across 25–30 year schedules at prevailing mortgage rates. This structure typically requires buyer capital of 20% to 25% for down payment and associated transaction costs, encompassing legal fees, survey charges, and initial stamp duty obligations. For second-property purchasers who are Singapore Citizens, Additional Buyer's Stamp Duty (ABSD) at the current statutory rate of 20% applies to the purchase price, substantially escalating acquisition cost and reducing effective leverage. A buyer acquiring a second residential property at S$3 million, for example, would incur approximately S$600,000 in ABSD alone, effectively requiring total capital deployment of S$900,000 to S$950,000 when combined with other transaction costs. Careful debt-to-service ratio (TDSR) analysis—typically capped by most lenders at 60% of monthly income—becomes essential to ensure financing headroom is maintained for operational flexibility and future portfolio adjustments.

Comparative Valuation and Market Positioning

When evaluated against recent transactional evidence across the TE26 precinct, The Shore Residences occupies the premium segment of the Eastern residential market. Per-square-foot valuations for comparable developments in the immediate vicinity have ranged between S$1,600 and S$2,000 psf depending on unit finishes, floor level, and aspect. This pricing reflects the scarcity of new-release condominium stock in Eastern Singapore combined with sustained demand from a high-income demographic. Competing developments in the broader East Coast corridor, including those positioned in Bedok, Siglap, and Katong, typically command lower absolute prices but may offer enhanced amenity provisions or larger plot densities; however, their comparative distance from the TE26 station typically results in longer commute times and diminished capital appreciation dynamics. The Shore Residences' positioning within the most accessible tier of the Eastern market creates a meaningful advantage for buyers prioritising transport convenience and long-term value preservation.

Lease Tenure, Capital Preservation, and Future-Proofing

The Shore Residences operates under a modern residential tenure framework that safeguards buyer equity across multi-decade holding periods. All units benefit from a robust lease structure that preserves capital value and ensures refinancing accessibility throughout the owner's holding period. Buyers should note that lease tenure becomes an increasingly material consideration as properties approach their 80th and 90th year; however, The Shore Residences' recent completion profile means that tenure considerations will not materially affect resale dynamics for several decades. This extended timeline allows buyers to focus capital allocation decisions on appreciation potential and occupancy returns rather than on tenure decay mechanics.

Unit Configurations and Stack Selection Strategy

Within The Shore Residences, unit configurations span multiple bedroom counts and layouts, each positioned to serve distinct buyer profiles. Units facing the broader marine aspect or boasting elevated floor placement typically command premium valuations relative to ground-oriented or inward-facing alternatives, reflecting enhanced natural light, visual privacy, and psychosocial value perception. Mid-stack floors—roughly positioned between the 8th and 16th storeys—frequently offer optimal value equilibrium, providing sufficient elevation to secure desirable views and reduced traffic noise whilst avoiding the disproportionate price premiums command by the highest levels. First-time buyers and value-conscious upgraders often discover superior returns by selecting corner units or those positioned at development extremities, as these often command modest premiums relative to their superior aspect and privacy characteristics.

Supply Pipeline and Long-Term District Dynamics

The broader Eastern district has witnessed declining rates of new residential supply as land scarcity and conservation imperatives restrict large-scale residential development. This structural supply constraint—combined with persistent demand from an affluent demographic increasingly concentrated around the TE26 catchment—creates a favourable demand-supply dynamic for existing quality assets. Unlike some Singapore precincts facing imminent completion of multiple new projects, The Shore Residences operates within a district characterised by mature supply equilibrium, suggesting that new competitive threats will remain limited across the medium term. This scarcity dynamic has historically supported above-average capital appreciation trajectories, particularly for developments offering superior location economics and comprehensive amenity provision.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at The Shore Residences as an investment?

Gross rental yields for units at The Shore Residences typically range between 2.5% and 3.5% annually, depending on unit type, floor level, and prevailing market conditions. Net yields—after deducting property tax, building maintenance fees, and management costs—generally settle 0.8% to 1.2% lower. The TE26 catchment benefits from strong tenant demand stemming from corporate professionals, expatriate families, and young workers, which supports consistent occupancy rates. However, most investment returns are driven by capital appreciation rather than rental income alone; historical East Coast property appreciation averages 3% to 5% annually, which compounds substantially over holding periods exceeding seven years and typically exceeds rental yield contributions to total return.

How does The Shore Residences' per-square-foot pricing compare to recent comparable sales in the Marine Parade TE26 precinct?

Recent transactional evidence across the TE26 precinct indicates per-square-foot valuations ranging between S$1,600 and S$2,000 psf for comparable premium condominium stock, depending on finishes, floor level, and unit aspect. The Shore Residences' pricing positioning reflects the scarcity of newly completed residential supply in Eastern Singapore and sustained demand from high-income owner-occupiers and institutional investors. Competing developments positioned further from the MRT station—such as those in Bedok or Siglap—typically exhibit lower per-square-foot rates; however, their comparative transport inconvenience and distance from the TE26 interchange generally results in diminished long-term capital appreciation. When evaluating value, buyers should factor the transport premium as a justified component of The Shore Residences' pricing, given the structural cost savings and time benefits reaped across multi-decade holding periods.

As a second-property buyer, what ABSD implications should I factor into my acquisition cost analysis?

Singapore Citizens purchasing a second residential property are currently subject to Additional Buyer's Stamp Duty (ABSD) at the rate of 20% of the purchase price. For a unit at The Shore Residences priced at S$3 million, this would result in approximately S$600,000 in ABSD alone—a material cost that must be incorporated into your total capital requirement and return-on-investment modelling. Combined with standard buyer's stamp duty, legal fees, and survey charges, your total acquisition costs will typically reach 24% to 28% of the purchase price. This elevated capital requirement materially affects your effective leverage position and debt-to-service ratio; buyers should ensure that post-acquisition financing headroom remains sufficient to accommodate future liquidity needs, portfolio adjustments, or investment opportunities. For owner-occupiers purchasing a second property, exploring alternative structures—such as timing acquisition to coincide with the sale of an existing property—may provide ABSD mitigation strategies worth discussing with a tax advisor.

What lease decay risk exists for The Shore Residences, and how might declining tenure affect future resale value?

The Shore Residences operates under a modern residential lease structure that does not present material tenure decay risk for buyers with conventional holding periods. Unlike older properties approaching their 80th or 90th year of tenure, The Shore Residences' recent completion profile means that lease longevity will not meaningfully constrain capital value or refinancing accessibility for several decades. However, lease tenure does become a material consideration as properties approach their final 20–30 years; at that point, refinancing institutions may tighten lending criteria, and market valuations may begin to compress relative to properties with longer unexpired tenure. For investors contemplating holding periods exceeding 50–60 years, lease consideration becomes more relevant; however, most owner-occupiers and medium-term investors can safely prioritise other valuation metrics without material concern regarding tenure decay during their expected ownership interval.

How does proximity to Marine Parade MRT Station (TE26) influence capital appreciation and long-term demand for The Shore Residences?

The TE26 station's location just nine minutes' walk from The Shore Residences creates a structural advantage for both occupancy rates and long-term capital appreciation. Properties within 800 metres of a major MRT interchange historically command premium valuations relative to comparable properties positioned further inland, as the transport accessibility reduces commute times to employment centres across the island and diminishes dependency on private vehicle ownership. The TE26 catchment has demonstrated above-average appreciation trajectories across market cycles due to this transport anchor, with demand continuing to outpace supply. The proximity to the station also supports robust tenant demand from working professionals and expatriate families, enhancing rental market dynamics for investment properties. Future transport infrastructure developments—such as potential extensions to the broader MRT network—could further amplify the TE26 precinct's strategic importance, creating additional upside potential for well-positioned residential assets.

Which buyer profiles—HNW individuals, upgraders, first-timers, or investors—are best suited to The Shore Residences?

The Shore Residences appeals to multiple distinct buyer categories. High-net-worth individuals seeking to consolidate premium property portfolios find the development's sophisticated finishes, comprehensive amenity provision, and prestigious location highly attractive. Property upgraders transitioning from starter apartments or smaller family homes benefit from spacious unit configurations and convenient proximity to premium retail, dining, and wellness amenities. First-time buyers with substantial capital availability and strong financing credentials find the development's TE26 accessibility and capital appreciation trajectory compelling, though the entry price point generally positions the development above the first-time buyer segment. Institutional and individual investors appreciate the strong tenant demand within the TE26 precinct, consistent rental yields, and structural supply constraints supporting capital appreciation. Ultimately, buyer suitability depends more on individual financial position, investment horizon, and lifestyle priorities than on a single demographic profile; however, the development's positioning in premium segment of the market suggests greatest appeal to buyers with household income exceeding S$300,000 annually and established wealth.

What TDSR headroom should I model at typical The Shore Residences price points, and what financing terms might lenders offer?

At typical price points for The Shore Residences units, most lenders extend loans covering 75% to 80% of the purchase price across 25–30 year tenure schedules at prevailing mortgage rates. This structure typically requires buyer capital of 20% to 25% for down payment plus transaction costs. Debt-to-service ratio (TDSR), capped by most lenders at 60% of gross monthly income, must be modelled conservatively to ensure adequate financial flexibility. For a buyer acquiring a unit at S$2.5 million with a 75% loan-to-value ratio, the resulting S$1.875 million mortgage—serviced at typical interest rates of 4% to 4.5%—generates monthly repayments of approximately S$8,950 to S$9,500. A buyer would require monthly household income of S$15,800 to S$16,700 to maintain comfortable TDSR positioning below 60%, with additional buffer for property taxes, insurance, and maintenance contributions. Second-property purchasers must account for ABSD costs in their capital planning, potentially eroding the down payment percentage and requiring larger upfront capital commitments.

How does The Shore Residences compare to competing developments in the Eastern residential market?

The Shore Residences occupies the premium segment of the Eastern residential market, competing directly with select developments positioned within the immediate TE26 precinct. Comparable developments in the broader East Coast corridor—such as those located in Bedok, Siglap, or Katong—typically offer lower absolute purchase prices and occasionally superior amenity densities; however, their comparative distance from the TE26 station generally results in longer commute times and diminished capital appreciation dynamics over long-term holding periods. Properties positioned 2–3 kilometres distant from the MRT station typically trade at 10% to 20% discounts relative to comparable TE26-proximate stock, reflecting the tangible cost of transport inconvenience. The Shore Residences' positioning within the most accessible tier of the Eastern market—combined with scarcity of competing new supply within the immediate precinct—creates a meaningful competitive advantage for buyers prioritising transport efficiency and long-term value preservation. Investors comparing potential acquisitions across the Eastern district should factor transport accessibility premiums into their comparative analysis, as these premiums have historically justified The Shore Residences' price positioning.

Which unit stacks, floor levels, or aspects offer the best value proposition within The Shore Residences?

Within The Shore Residences, unit selection strategy materially affects long-term value. Mid-stack floors—approximately positioned between the 8th and 16th storeys—frequently offer optimal value equilibrium, providing sufficient elevation to secure desirable views, reduced traffic noise, and psychological benefits of height whilst avoiding the disproportionate price premiums commanded by the highest levels. Corner units and those positioned at development extremities often command modest premiums relative to their superior aspect and privacy characteristics, but these premiums typically prove justified by rental appeal and long-term capital preservation. Ground-oriented and inward-facing units generally trade at meaningful discounts relative to marine-aspect alternatives, representing potential value opportunities for budget-conscious upgraders and investors willing to accept diminished view amenity in exchange for lower acquisition cost. Units avoiding shared walls with adjacent properties command modest premiums reflecting sound insulation benefits and privacy advantages. First-time buyers and value-conscious investors frequently discover superior risk-adjusted returns by prioritising floor level and aspect optimisation over raw bedroom counts, as these factors materially influence both occupancy appeal and long-term capital trajectories.

What broader supply pipeline and district growth dynamics should I consider when evaluating The Shore Residences as a long-term investment?

The Eastern district has witnessed declining rates of new residential supply as land scarcity and heritage conservation imperatives restrict large-scale development opportunities. Unlike some Singapore precincts currently facing completion of multiple new projects within compressed timeframes, The Shore Residences operates within a district characterised by mature supply equilibrium and structural undersupply relative to local demand. This scarcity dynamic—combined with persistent demand from an affluent demographic increasingly concentrated around the TE26 catchment and broader East Coast precincts—creates a favourable demand-supply configuration supporting above-average capital appreciation trajectories. Future infrastructure investments, such as potential transport network extensions or commercial development anchoring the precinct further, could amplify demand and property values over multi-decade horizons. Investors should recognise that The Shore Residences benefits from a maturing supply landscape in which competitive new developments will remain limited, reducing downward pricing pressure and supporting sustained value accumulation for quality residential assets positioned within the most accessible and amenity-rich tier of the market.

[For Sale] The Shore Residences, 85 Amber Road — From S$3M