Type

Units

Min Area

Price Range

1 BR

517 sqft

S$4,188/mo

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$4,188.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$838 on this acquisition.
Located 4 min (350 m) from TE24 Katong Park MRT Station.

Price Trends & Rental Yield

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LIV @ MB: A Contemporary Residential Address on Arthur Road, Katong

Nestled on Arthur Road in the heart of Katong, LIV @ MB represents a thoughtfully designed residential development that taps into one of Singapore's most established and sought-after residential precincts. The project's location places residents within easy reach of the vibrant neighbourhood character that defines the Eastern Corridor, where heritage charm meets modern urban convenience. This positioning has made the development particularly appealing to a diverse buyer base ranging from young professionals to experienced property investors seeking exposure to a neighbourhood with demonstrated long-term appreciation potential.

The development's proximity to TE24 Katong Park MRT station—a mere 350 metres or approximately four minutes on foot—represents a significant advantage for daily commuters and long-term value preservation. The Thompson East Coast Line (TE) serves as a critical transport artery connecting the Eastern Corridor directly to Marina Bay, the CBD, and beyond, making this location especially attractive for those working in Singapore's financial and commercial heartland. Residents benefit from seamless connectivity that has historically supported both rental demand and resale velocity in this precinct.

Unit Mix and Space Efficiency

LIV @ MB offers units across a carefully curated size range, with layouts beginning at approximately 517 square feet. This focus on efficiency reflects an intentional design philosophy catering to the modern buyer who prioritises location and accessibility over sprawling floorplates. Compact units of this calibre are particularly well-suited to first-time buyers entering Singapore's property market, as well as downsizers seeking to optimise their lifestyle without sacrificing proximity to established amenities or transport infrastructure.

The development's unit composition supports diverse investment strategies and owner-occupier preferences. Smaller units tend to command stronger rental yields relative to their capital outlay, a consideration that has resonated with yield-focused investors seeking entry points into the Eastern Corridor market. Simultaneously, the development's overall location ensures strong tenant demand from young professionals, expatriates, and business travellers who value walkability and connectivity.

Katong as a Residential and Investment Hub

The Arthur Road address situates the development within Katong proper, a neighbourhood that has demonstrated consistent capital appreciation over successive property cycles. Katong's appeal extends beyond transport convenience—the area boasts a mature ecosystem of dining establishments, retail precincts, medical facilities, and educational institutions that have become integral to its residential identity. This maturity typically translates into stable rental demand and predictable long-term value dynamics.

The Eastern Corridor has historically outperformed many other suburban precincts when measured against property cycle benchmarks, driven by sustained demand from both owner-occupiers and institutional investors. Government initiatives targeting the broader Eastern Corridor—including infrastructure upgrades and urban planning enhancements—have reinforced confidence in the district's medium to long-term prospects. Developments like LIV @ MB, which combine accessible pricing with strategic location, tend to capture investor interest during phases when yield-conscious buyers seek to deploy capital into high-demand areas.

Pricing and Market Positioning

The development's pricing reflects the current valuation dynamics of the Katong precinct, where properties command a premium relative to neighbouring districts whilst remaining accessible to a broad buyer segment. Current market transactions across comparable developments in the Eastern Corridor demonstrate sustained demand for well-located, efficiently designed units—precisely the product offering that LIV @ MB delivers. The indicated price points make the development particularly relevant to investors calibrating entry prices against anticipated rental yield and medium-term appreciation.

For buyers evaluating LIV @ MB against competing supply in the immediate vicinity, the development's transport connectivity and neighbourhood positioning provide clear differentiation. The proximity to TE24 Katong Park MRT station, combined with the maturity of local amenities, supports both rental competitiveness and owner-occupier appeal. These factors have historically underpinned stronger-than-average capital preservation and appreciation trajectories within the Katong catchment.

Investment Considerations and Financing

Prospective buyers—particularly those purchasing as a second residential property—should factor Additional Buyer's Stamp Duty (ABSD) into their acquisition cost calculation. Singapore Citizens acquiring a second residential property currently face a 20% ABSD levy on the purchase price, a material consideration that affects the total outlay and therefore the effective yield calculation. For example, a property priced at S$500,000 would attract S$100,000 in ABSD, raising the total acquisition cost to S$600,000 before legal and other ancillary expenses.

Debt servicing capacity, assessed via the Total Debt Servicing Ratio (TDSR) framework, typically allows buyers to borrow up to 60% of a property's value at current lending rates, conditional on the loan-to-value ratio and personal debt position. For units in the estimated S$400,000 to S$700,000 range, this generally translates into monthly loan instalments manageable within standard household income thresholds, though individual circumstances vary substantially based on existing liabilities and employment stability.

Lease Tenure and Long-Term Value Dynamics

The lease structure underpinning LIV @ MB units will be a material consideration for long-term holders, particularly those approaching the upper end of their investment horizon. Singapore's market has demonstrated that lease decay—the diminishing value attributable to shortening unexpired tenure—becomes increasingly pronounced as a property approaches the 60-year threshold and accelerates materially below 50 years. Buyers should assess the original lease commencement date and anticipated holding period to evaluate potential resale value constraints in later stages of ownership.

Properties with longer remaining tenures (999 years or Freehold) typically command valuation premiums and experience less pronounced depreciation curves compared to 99-year leasehold titles nearing the tail end of their duration. This lease tenure dynamic has historically influenced both rental demand and resale pricing in the Katong precinct, with institutional investors and owner-occupiers alike factoring tenure length into their decision-making calculus.

Rental Market Dynamics and Yield Potential

The rental market surrounding TE24 Katong Park MRT station has consistently demonstrated strong tenant demand, driven by the station's integration into the broader Thompson East Coast Line network and the accessibility it provides to employment clusters throughout Singapore's CBD and East Coast corridors. Units at LIV @ MB are positioned to capture this rental demand effectively, particularly given their size efficiency and location appeal to young professionals and expatriate renters seeking short-term or medium-term accommodation near major transport nodes.

Estimated gross rental yields for efficiently-sized units in the Katong precinct typically range from 3% to 4.5% depending on exact location, unit type, and prevailing market conditions. Investors evaluating LIV @ MB should conduct comparative yield analysis against available alternatives in the immediate vicinity and across the broader Eastern Corridor to establish whether current price points align with their target return thresholds. Rental competitiveness in this location has historically remained robust throughout property market cycles, supporting both occupancy rates and rental rate resilience.

Future Market Supply and District Trajectory

The supply pipeline for new residential developments in the Eastern Corridor remains measured relative to underlying demand, supporting a constructive outlook for established precincts like Katong. The Thomson East Coast Line's integration into the broader MRT network has catalysed ongoing interest in developments proximate to its stations, and policy settings continue to favour residential development in mature, well-serviced areas such as this locality. This supply discipline, combined with infrastructure maturity and amenity density, typically supports sustained valuation momentum for properties offering good location and design fundamentals.

LIV @ MB's positioning within this broader market context—offering accessibility via new transport infrastructure, established neighbourhood character, and efficient unit design—aligns well with anticipated medium-term demand trajectories for the Eastern Corridor. Buyers seeking exposure to this district during a period of relative supply constraint may find current pricing and availability particularly compelling from both capital appreciation and income generation perspectives.

Frequently Asked Questions

What rental yield can investors realistically expect from LIV @ MB units?

Gross rental yields for efficiently-sized units at LIV @ MB typically range between 3% and 4.5%, depending on unit configuration, exact floor plate, and prevailing market conditions at the time of analysis. The development's proximity to TE24 Katong Park MRT station and the Thomson East Coast Line's connectivity to major employment clusters support consistent tenant demand from young professionals and expatriates. Yield performance is generally enhanced for smaller units (under 600 sqft), which command premium rental rates per square foot relative to larger floorplates, though investors should model specific scenarios based on their target acquisition price and anticipated rental rate to establish alignment with their investment thresholds.

How does the price per square foot at LIV @ MB compare to recent transactions in the Katong area?

LIV @ MB's current pricing reflects prevailing Katong precinct dynamics, where properties command a premium relative to non-MRT-adjacent suburbs whilst remaining materially more accessible than ultra-prime East Coast locations like Marine Parade or Joo Chiat proper. Recent comparable transactions within 400 metres of TE24 Katong Park MRT station have typically ranged from S$1,100 to S$1,400 per square foot depending on unit condition, lease tenure, and exact floor level, providing a useful benchmark against which to calibrate LIV @ MB's value proposition. Buyers evaluating the development should obtain recent transaction data from the Urban Redevelopment Authority or conduct agent consultation to verify whether current asking prices represent fair value relative to comparable sales in the immediate vicinity.

What is the ABSD impact for Singapore Citizens purchasing LIV @ MB as a second property?

Singapore Citizens acquiring a second residential property face an Additional Buyer's Stamp Duty (ABSD) liability of 20% on the purchase price, effective from policy settings as of 2024. For a property valued at S$500,000, this translates to S$100,000 in ABSD payable upon completion, raising the total acquisition cost to S$600,000 before legal fees and disbursements. This 20% levy materially affects the effective purchase price and therefore the annualised yield on deployed capital, making it essential for second-time buyers to factor ABSD into their financial planning and to evaluate whether anticipated returns justify the heightened entry cost relative to first-time buyer alternatives.

How does lease tenure decay affect long-term resale value at LIV @ MB?

Lease tenure decay is a material consideration for LIV @ MB buyers, particularly those with extended holding periods or plans to sell beyond 20 to 25 years from the current date. Singapore's property market has historically demonstrated that units with remaining tenure below 60 years experience accelerating value depreciation, with the discount widening significantly as the property approaches the 50-year threshold. Units with 999-year or Freehold tenure command valuation premiums and avoid this decay trajectory entirely, whilst 99-year leasehold titles will eventually face tenure-related headwinds unless extended through the Government's lease extension schemes. Prospective buyers should verify the exact lease commencement date and assess whether the anticipated holding period aligns with the lease duration to model realistic long-term value outcomes.

Does proximity to TE24 Katong Park MRT station enhance demand and capital appreciation for LIV @ MB?

Proximity to TE24 Katong Park MRT station is a substantive driver of both rental demand and capital appreciation for LIV @ MB, given the Thompson East Coast Line's integration into the broader MRT network and its connectivity to CBD employment clusters, Marina Bay, and East Coast precincts. Historically, developments within 400 metres of operating MRT stations in Singapore experience stronger rental velocity and more resilient capital value retention during property market downturns, reflecting the transportation premium that new-line accessibility commands. The station's relatively recent operational status also supports ongoing tenant interest from workers seeking reliable transport connections to major business districts, and Government policy settings favour continued investment in MRT-proximate areas, suggesting sustained demand dynamics over medium to long-term horizons.

Which buyer profiles is LIV @ MB most suitable for?

LIV @ MB's compact unit sizes (from 517 sqft), established location, and accessible pricing make it particularly suitable for first-time buyers seeking entry into the Eastern Corridor market without the capital outlay required for larger developments or premium precincts. The development also appeals strongly to yield-focused investors calibrating capital deployment across multiple properties, given the combination of robust rental demand and moderate price points that support competitive cash-on-cash returns. Downsizers seeking to optimise their location and lifestyle whilst reducing maintenance burden and freeing equity for other uses find the development's efficiency and Katong positioning attractive. Conversely, high-net-worth buyers seeking trophy assets or extensive private space may find the unit sizes constraining relative to their preferences.

What TDSR and financing headroom should buyers expect for LIV @ MB acquisitions?

Total Debt Servicing Ratio (TDSR) limits typically allow borrowers to service up to 60% of a property's value through monthly loan instalments, assessed against documented income and existing debt commitments. For units at LIV @ MB estimated in the S$400,000 to S$700,000 range, this generally translates into maximum monthly loan instalments of S$1,800 to S$3,200, depending on the specific price point and prevailing interest rate environment. Most buyers with stable employment and household incomes exceeding S$6,000 to S$8,000 monthly should find sufficient headroom to service the required debt comfortably, though individual circumstances vary substantially based on spouse income, existing car loans, credit card balances, and other liabilities. Prospective buyers should consult with mortgage brokers or banks to establish their precise borrowing capacity before committing to an offer.

How does LIV @ MB compare to competing developments in the immediate Katong vicinity?

LIV @ MB competes directly with other medium-density residential developments within the TE24 Katong Park MRT catchment, including properties located on neighbouring streets and developments completed within the past five to ten years. The development's competitive positioning depends on specific factors including unit size efficiency, lease tenure, floor plate configuration, and internal amenity offerings relative to alternatives—factors that require site-specific comparison rather than blanket evaluation. Buyers should conduct comparative analysis by reviewing brochures for nearby developments, obtaining recent transaction prices for units of similar size in the immediate vicinity, and assessing whether LIV @ MB's price points, lease tenure, and location positioning offer superior value relative to available alternatives. The development's tight walkability to TE24 station provides differentiation against properties located further afield, supporting a valuation premium relative to non-MRT-adjacent competitors.

Which unit stack levels or floor levels offer the best value at LIV @ MB?

Lower to mid-level units (floors 2–8 typically) at LIV @ MB tend to offer superior value relative to high-level units, particularly for investors prioritising yield over premium pricing for altitude or views. Lower levels typically command slightly lower purchase prices per square foot whilst capturing identical rental demand from tenants prioritising location and transport connectivity over view aesthetics or privacy from street-level activity. Mid-level units often represent an optimal equilibrium, offering pricing discounts relative to penthouses or high-floor units without the noise or visual obstruction concerns sometimes associated with ground or low-level positions. Corner units and units with private outdoor space (balconies or terraces) command pricing premiums that may not always translate into proportional rental rate increases, making them better suited to owner-occupiers than yield-focused investors. Prospective buyers should compare available floor plates across the development to identify configurations offering superior price-to-size ratios.

What future supply pipeline exists in the Eastern Corridor district, and how might it affect LIV @ MB values?

The Eastern Corridor's residential supply pipeline remains measured relative to underlying demand, with Government urban planning policies continuing to prioritise consolidation and infill development in mature, well-serviced precincts rather than large-scale greenfield residential expansion. Recent months have seen limited announcements of new major developments within the immediate Katong catchment, suggesting that supply constraints may persist for the next 24 to 36 months and support constructive valuation dynamics for existing stock. The Thomson East Coast Line's operational maturity has bolstered infrastructure appeal and institutional investor confidence in the district, though market dynamics remain subject to broader economic conditions, interest rate movements, and Government policy shifts regarding foreign investor participation. Over a medium-term (five to seven year) horizon, sustained supply discipline combined with demonstrated rental demand and transport infrastructure maturity suggest that LIV @ MB is well-positioned to benefit from stable to appreciating capital values, though buyers should remain alert to potential cyclicality in property market conditions.

Condominium At 114A Arthur Road — From S$4,188