Type

Units

Min Area

Price Range

3 BR

1216 sqft

S$2.5M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$498K on this acquisition.
Located 1 min (120 m) from TE23 Tanjong Rhu MRT Station.

Price Trends & Rental Yield

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Water Place: East Coast Living at Tanjong Rhu

Water Place stands as a contemporary residential sanctuary positioned along the vibrant Tanjong Rhu corridor, one of Singapore's most coveted East Coast addresses. Situated at 175 Tanjong Rhu Road, this development captures the essence of modern urban living whilst maintaining proximity to Singapore's leisure coastline and bustling culinary scene. The project's strategic location offers residents direct access to a neighbourhood characterised by tree-lined streets, waterfront amenities, and a thriving community atmosphere that appeals to both established families and discerning professionals seeking an elevated lifestyle.

The development enjoys exceptional transport advantages through its immediate proximity to TE23 Tanjong Rhu MRT Station, located merely 120 metres away. This seamless connectivity transforms daily commutes into manageable journeys, with direct access to the Thomson-East Coast Line providing swift connections across Singapore's central business district, residential hubs, and key employment nodes. For residents, the MRT station functions as a gateway to the broader metro network, reducing reliance on private vehicles and enhancing the property's appeal to environmentally conscious and time-conscious buyers alike.

Design and Unit Composition

Water Place presents a thoughtfully curated residential offering with units commencing from S$2.49 million, featuring configurations ranging from three-bedroom layouts with approximately 1,216 square feet of living space. The development caters to discerning buyers seeking contemporary finishes, functional floor plans, and the convenience of modern amenity-rich living. Each unit is conceived to maximise natural light and ventilation, reflecting best practices in tropical residential design that prioritises inhabitant comfort throughout Singapore's warm climate.

The architectural expression of Water Place balances sophisticated aesthetics with practical functionality, ensuring that spaces adapt seamlessly to the varied needs of contemporary households. Whether configured for extended families, working professionals, or those requiring dedicated home office arrangements, the unit designs accommodate diverse lifestyle requirements without compromising on quality or spatial efficiency.

Location and Neighbourhood Context

The Tanjong Rhu precinct has undergone substantial transformation, evolving from a purely residential enclave into a vibrant mixed-use neighbourhood. The immediate vicinity encompasses an impressive concentration of dining establishments, specialty retail, wellness facilities, and recreational venues that cater to affluent residents. The proximity to East Coast Park, Singapore's largest coastal park, provides unparalleled access to outdoor pursuits, cycling trails, water sports, and family-friendly recreational activities.

Residents enjoy seamless access to world-class dining and entertainment options whilst maintaining the tranquillity characteristic of well-established residential pockets. The neighbourhood attracts a demographic profile of high-net-worth individuals, professionals, and upgraders seeking locations that deliver both cosmopolitan convenience and residential serenity. This distinctive character has historically underpinned robust property values and sustained demand within the East Coast precinct.

Investment Dynamics and Market Positioning

Water Place occupies an attractive middle ground within Singapore's residential spectrum, neither premium-tier ultra-luxury nor entry-level affordable housing, positioning it strategically for investors and owner-occupiers alike. The East Coast location has demonstrated resilience across property cycles, supported by consistent demand from professionals, families, and investors attracted to its transport infrastructure, lifestyle amenities, and relative scarcity of waterfront-proximate residential developments.

The development's pricing trajectory reflects underlying fundamentals including location, finished specifications, and comparative analysis against recent transactions in the Tanjong Rhu and neighbouring East Coast precincts. Capital appreciation prospects remain favourable for buyers with medium to longer-term holding horizons, particularly given ongoing infrastructure enhancements and continued densification patterns within the East Coast planning area.

Financing and Ownership Considerations

Prospective purchasers should evaluate financing requirements in context of typical Total Debt Service Ratio thresholds applied by Singapore's financial institutions, typically capping at 60% of gross monthly income. Properties at Water Place's price point generally require substantial equity contributions or significant household income profiles, placing them within reach of established buyers rather than first-time property purchasers navigating tighter financial constraints.

For Singapore Citizens acquiring a second residential property, Additional Buyer's Stamp Duty at the current rate of 20% applies, materially impacting total acquisition costs alongside standard stamp duties and legal fees. This consideration assumes particular importance for investors and upgraders evaluating net returns, requiring comprehensive cost-benefit analysis inclusive of rental yield projections, tax implications, and holding period expectations.

Comparative Market Positioning

The East Coast precinct encompasses several established residential developments competing for buyer attention, including properties along marine parade, facing East Coast Park, and positioned within equivalent distances of TE23 Tanjong Rhu MRT Station. Water Place's positioning and pricing reflect market consensus regarding location value, architectural calibre, and amenity provision across this highly sought-after micro-market. Comparative pricing per square foot data from recent transactions in the immediate vicinity provides essential context for assessing value propositions and negotiating positions.

The broader East Coast corridor continues attracting institutional investor interest alongside individual buyer demand, suggesting sustained liquidity and resale viability for properties positioned at Water Place's quality and price tiers. Market dynamics favour developments offering optimal combinations of transport connectivity, contemporary specifications, and neighbourhood amenity concentration.

Frequently Asked Questions

What rental yield can investors realistically expect from Water Place units?

Rental yield projections for Water Place units typically range between 2.5% and 3.5% gross yield depending on exact unit configuration, floor level, and current market rental rates for comparable East Coast properties. At a price point commencing from S$2.49 million, monthly rents for three-bedroom units typically fall between S$6,500 and S$8,500, translating to annual gross yields in the range cited above. Investors should recognise that net yields after accounting for property tax, maintenance fees, insurance, and potential vacancy periods reduce the gross yield substantially, typically yielding net returns of 1.5% to 2.5% annually. The Tanjong Rhu location benefits from consistent tenant demand driven by MRT proximity, expatriate concentration, and the neighbourhood's lifestyle appeal, supporting relatively stable rental collection and competitive positioning within the East Coast rental market.

How does Water Place's pricing compare to recent per-square-foot transactions in the Tanjong Rhu area?

Water Place's pricing structure reflects market rates for contemporary residential developments within the Tanjong Rhu and East Coast precincts, typically falling within the S$2,000 to S$2,150 per square foot range based on recent comparable transactions. At approximately S$2,000 per square foot, units at Water Place remain competitively positioned relative to nearby developments offering similar specifications, floor plans, and location advantages. Recent market activity suggests sustained price stability within this micro-location, with transactions demonstrating resilience across varying market cycles, particularly for properties benefiting from direct MRT access and contemporary finishes. Buyers should obtain current comparable sales data from qualified property consultants to validate pricing positioning within the current market cycle, as transaction volumes and pricing tend to fluctuate seasonally.

What are the ABSD implications if I'm buying Water Place as a second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20%, substantially elevating total acquisition costs beyond the base property price. For a Water Place property priced at S$2.49 million, the ABSD liability alone reaches approximately S$498,000, adding meaningfully to the buyer's overall cash requirement at point of purchase. This ABSD applies in addition to standard Buyer's Stamp Duty and legal fees, collectively potentially increasing total acquisition costs to approximately 23% to 24% above the property's purchase price. Strategic buyers sometimes structure acquisitions through corporate vehicles or timing mechanisms to optimise tax positioning, though such strategies require specialist legal and tax advice. The ABSD represents a material consideration for investors and upgraders, directly impacting investment returns and cash flow requirements that warrant comprehensive financial modelling before commitment.

Is lease decay a concern for Water Place resale value if this is a leasehold property?

Lease tenure for residential properties in Singapore operates exclusively on three categories: 99-year leasehold, 999-year leasehold, or Freehold. If Water Place is structured as a 99-year leasehold property, lease decay becomes progressively material as the property approaches the final two decades of its lease term, typically when unexpired tenure drops below 30 years. Properties with remaining leasehold terms below 30 years experience substantial valuation discounts, as financial institutions restrict lending and buyer pools contract significantly. Investors with 20 to 30-year holding horizons should carefully evaluate remaining lease tenure at point of purchase, recognising that future resale valuations will reflect lease decay dynamics if the property approaches critical thresholds. Prospective buyers must obtain precise lease commencement dates and remaining tenure from conveyancing counsel before proceeding, as lease tenure directly impacts long-term investment viability and future liquidity.

How does proximity to TE23 Tanjong Rhu MRT Station influence demand and capital appreciation?

Proximity to MRT stations functions as a primary demand driver in Singapore's residential market, and Water Place's location 120 metres from TE23 Tanjong Rhu station positions the development advantageously relative to areas requiring car dependency or longer commute times. Properties within 400 metres of MRT stations typically command price premiums of 10% to 15% relative to equivalent properties located further from transit nodes, reflecting buyer willingness to pay for transport convenience and reduced commuting times. The Thomson-East Coast Line's strategic importance within Singapore's broader metro network ensures consistent pedestrian traffic, sustained demand from professionals and families, and resilient long-term property values. Capital appreciation trajectories for developments proximate to MRT stations typically outperform those positioned further away, particularly when developments combine contemporary specifications with high-amenity neighbourhood contexts as characterised by the Tanjong Rhu precinct.

Who would Water Place suit best – first-time buyers, upgraders, investors, or high-net-worth purchasers?

Water Place's price point of S$2.49 million and above positions it beyond first-time buyer reach for the majority of Singapore's population, requiring substantial household incomes or significant accumulated equity from prior property sales. The development appeals particularly to upgraders transitioning from initial residential purchases into larger or more sophisticated properties, as well as affluent professionals and established families seeking East Coast lifestyle positioning. High-net-worth purchasers representing investor cohorts evaluate Water Place within diversified residential or real estate portfolios, particularly where development characteristics promise rental viability and capital preservation across market cycles. First-time buyers with access to substantial family resources or personal capital might pursue purchase but would face heightened financing scrutiny and ABSD implications if utilising inherited funds or prior gifted assets to satisfy equity requirements. The development's appeal gravitates toward experienced property buyers familiar with acquisition processes, financing complexities, and investment fundamentals, rather than first-time navigators of Singapore's residential market.

What TDSR headroom should I have to finance a Water Place purchase comfortably?

Total Debt Service Ratio calculations typically cap at 60% of gross monthly income for residential property financing in Singapore, though conservative financial planning suggests targeting TDSR positions of 40% to 50% to preserve flexibility and weatherability across interest rate cycles. For a Water Place property at S$2.49 million with assumed 80% loan-to-value financing (requiring S$498,000 equity), the outstanding mortgage would approximate S$1,992,000 at current prevailing interest rates of approximately 3.5% to 4%, translating to monthly mortgage obligations of approximately S$9,100 to S$9,500. A buyer seeking comfortable TDSR headroom of 45% of gross income would require monthly earnings of approximately S$20,000 to S$21,000, or annual household income around S$240,000 to S$252,000. These calculations assume no other substantial debt obligations; buyers with existing mortgage obligations, car loans, or investment credit facilities must adjust upwards accordingly. Financial institutions conduct rigorous assessments of income documentation, employment stability, and existing liabilities, often requiring professional certifications and detailed financial statements for acquisitions at Water Place's price tier.

What comparable developments compete with Water Place in the East Coast market?

The East Coast precinct encompasses several established residential developments positioned as direct comparables, including properties along Marine Parade, developments facing East Coast Park, and condominium complexes within walking distance of TE23 Tanjong Rhu MRT Station. Nearby developments such as those in the Katong-Joo Chiat area, Marine Parade housing stock, and newer builds positioned along the East Coast corridor compete directly for buyer attention and investment capital. Comparative analysis typically focuses on per-square-foot pricing, unit configurations, amenity provision, MRT proximity, and neighbourhood character to establish relative value positioning. Water Place's competitive positioning within this constellation of alternatives depends on specific architectural merit, finish quality, developer reputation, and amenity comprehensiveness relative to alternatives. Serious buyers and investors should commission comparative market analyses from qualified property professionals to understand Water Place's positioning and negotiating leverage within current market conditions.

Are particular unit stacks or floor levels better value propositions at Water Place?

Unit value within residential developments typically varies based on floor level, stack position, orientation, and view characteristics, with lower floors often commanding discounts relative to mid-high stack positions due to reduced privacy, potential noise exposure, and perceived prestige differentials. Mid-range floor positions (typically floors 15 to 25 in taller developments) often represent optimal value propositions, offering elevation benefits, privacy advantages, and unobstructed views whilst avoiding premium pricing characteristic of highest-floor penthouses and ultra-premium units. Corner units and those positioned on preferred stack configurations often command premiums of 5% to 10% relative to standard floor plans, reflecting superior aspects, additional windows, and enhanced natural light. Ground floor and lower-level units may offer value opportunities for buyers prioritising functional usability over prestige positioning, though moisture risk exposure in tropical climates and reduced privacy sometimes offset discounts. Prospective buyers should obtain detailed floor plans, visualise specific units' orientations and sightlines, and compare pricing across multiple stack positions before committing, as value optimisation often correlates with specific personal preferences rather than universal best-value positioning.

What future supply pipeline exists in the East Coast planning area that might affect Water Place's long-term value?

The East Coast precinct has experienced limited new residential supply releases in recent years, with most available land already developed or allocated to conservation, recreational, or commercial purposes through Singapore's strategic land-use planning framework. Future residential supply within walking distance of TE23 Tanjong Rhu MRT Station appears constrained by land scarcity, planning restrictions, and conservation mandates protecting East Coast Park and surrounding environmental assets. Planners have historically directed new residential densification toward other regional nodes offering greater land availability and less restrictive environmental constraints, suggesting that East Coast precinct scarcity may support long-term property value resilience for existing developments like Water Place. However, market evolution remains subject to policy shifts, potential transport augmentations, and wider economic conditions affecting investment appetite and occupancy patterns. Buyers should monitor Urban Redevelopment Authority announcements and planning publications for any policy modifications affecting the East Coast corridor, though current planning postures suggest limited displacement risk from near-term supply releases within immediate market competition zones.

[For Sale] Condominium At 175 Tanjong Rhu Road — From S$2.5M