Type

Units

Min Area

Price Range

3 BR

1259 sqft

S$2M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$396K on this acquisition.
Located 6 min (520 m) from TE26 Marine Parade MRT Station.

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Roxy Square: A Prime East Coast Address Near Marine Parade MRT

Roxy Square stands as a compelling residential offering in one of Singapore's most established and desirable neighbourhoods. Positioned on East Coast Road in the Marine Parade district, the development benefits from its proximity to Marine Parade MRT Station (TE26), situated just 520 metres or approximately 6 minutes' walk away. This convenience anchors the development within a well-connected residential precinct that has long attracted owner-occupiers, upgraders, and serious property investors seeking exposure to a mature, appreciating locale.

East Coast Road has evolved into a mixed-use corridor that seamlessly blends residential tranquillity with commercial vitality. The immediate neighbourhood features a carefully preserved collection of heritage shophouses alongside modern retail and F&B establishments, particularly in the adjacent Katong area. This architectural and commercial diversity has sustained the district's appeal for over two decades, creating a stable demand backdrop for residential units. The presence of established amenities—from hawker centres and neighbourhood parks to family-oriented retail outlets—reinforces the area's livability for households across different life stages.

Connectivity and Transport Advantages

The proximity to Marine Parade MRT Station represents a material advantage for daily commuters and long-term asset performance. The station sits on the East West Line (TE), offering direct access to Tampines in the east and Boon Lay in the west, with convenient interchange opportunities at Tanah Merah and Jurong East respectively. Residents commuting to the central business district benefit from a journey time of approximately 15–20 minutes to major employment hubs such as Raffles Place or the financial district at One Marina Boulevard. For families with children attending schools across Singapore, the MRT connectivity reduces dependency on private transport and widens school catchment accessibility.

Beyond public transport, the development's East Coast Road position places it within close proximity to the East Coast Expressway (ECP), facilitating rapid access to Changi Airport, the city centre, and industrial precincts in the east. This dual-mode connectivity—both rail and road—has historically supported steady demand and capital appreciation in the Marine Parade and Joo Chiat precincts.

Location Highlights and Lifestyle Context

The Marine Parade area remains synonymous with waterfront living and recreational access. East Coast Park, situated mere minutes away, offers residents an exceptional outdoor recreational amenity spanning kilometres of beachfront, cycling paths, and landscaped gardens. This proximity to green space and leisure facilities enhances quality of life and has proven instrumental in supporting rental appeal for investor-owned units, particularly among expatriate tenants and families prioritising lifestyle and wellness.

Katong, immediately adjacent to the development's location, has emerged as a cultural and culinary destination. The enclave's collection of cafés, restaurants, boutiques, and cultural venues creates a vibrant streetscape that continuously refreshes the area's appeal without compromising its residential character. This balance—between suburban tranquillity and urban convenience—has been a defining feature of Marine Parade for institutional and individual property investors alike.

Development Characteristics and Unit Mix

Units within the development span a range of configurations, accommodating diverse household compositions and investment strategies. From intimate two-bedroom layouts suited to first-time buyers and downsizers, through to more expansive three-bedroom and larger formats catering to growing families and luxury-conscious upgraders, the unit mix reflects contemporary lifestyle preferences. Floor areas typically range in the mid-to-upper hundreds of square feet, providing sufficient living space whilst maintaining efficient, contemporary design standards aligned with modern family needs.

The development's positioning across multiple unit types and sizes creates a heterogeneous ownership base, which in turn supports pricing stability and rental demand sustainability. Investors purchasing for yield typically favour the two and three-bedroom segments, where tenant demand and turnover rates remain relatively buoyant across the Marine Parade corridor.

Investment Thesis and Market Positioning

Properties within the Marine Parade precinct have demonstrated resilient price performance over extended holding periods, reflecting the area's maturity, established infrastructure, and limited new-release supply in recent years. The development's entry-level pricing positions it competitively against newer launches in adjoining districts, whilst its location advantage relative to Marine Parade MRT Station supports both capital appreciation potential and rental yield for investors.

Prospective buyers considering an investment acquisition should factor Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% for a Singapore Citizen purchasing a second residential property. This fiscal consideration, combined with potential holding costs and stamp duties on resale, warrants careful financial modelling to establish realistic yield targets and exit scenarios. Nonetheless, the area's historical rental demand, low vacancy rates, and demographic profile continue to underpin investment appeal for those with adequate financial flexibility and medium-to-long-term investment horizons.

Market Comparables and Value Positioning

Recent transactional data across the Marine Parade and East Coast Road corridor indicates price per square foot ranging broadly depending on unit configuration, floor level, and exact positioning within a building. Roxy Square's offerings sit within the realistic parameters of this established market, competing directly against other mature developments in the immediate vicinity. Properties with panoramic views, north-facing exposures, or positions on higher floors typically command pricing premiums reflective of amenity value and longer-term holding appeal.

The development benefits from the area's stability in rental rates. Three-bedroom units in Marine Parade typically yield between 2.8% and 3.8% gross rental return, contingent on condition, location within the building, and prevailing market sentiment. This yield profile remains attractive relative to fixed-income alternatives and supports the investment case for capital-preservation-focused investors seeking regular income alongside growth potential.

Financing and Buyer Suitability

Standard mortgage financing remains readily available for purchases within this segment, with most major financial institutions offering loan packages at 75–80% of valuation for owner-occupier transactions. Total Debt Service Ratio (TDSR) headroom should be carefully modelled using realistic interest rate assumptions (typically 3.5–4.5% depending on current rate environment and lender policy) to confirm borrowing capacity before making offer decisions.

The development appeals across multiple buyer cohorts: first-time buyers seeking an established neighbourhood with strong capital stability; upgraders transitioning from HDB to private residential stock and valuing the area's maturity and transport convenience; and institutional and individual investors targeting dependable rental returns in a non-cyclical precinct. High-net-worth individuals drawn to the area typically favour larger units or those with distinguished views and elevated floor positions.

Future Outlook and Supply Context

The Marine Parade planning area faces constrained new residential supply, given land scarcity and the predominance of conservation-designated areas and existing residential stock. This supply constraint has historically supported price resilience and presents a structural tailwind for existing developments. The East Coast district remains strategically important for Singapore's residential real estate market, and regulatory planning frameworks continue to prioritise redevelopment and intensification within existing precincts rather than large-scale new housing releases.

Roxy Square's established position, competitive location, and alignment with medium-to-long-term demand trends position it as a prudent option for buyers seeking exposure to a proven, stable residential address on Singapore's East Coast.

Frequently Asked Questions

What is the estimated gross rental yield for investment units at Roxy Square?

Based on current market rents across the Marine Parade and East Coast Road corridor, three-bedroom units at Roxy Square typically achieve gross rental yields in the range of 2.8% to 3.8%, depending on unit configuration, floor level, and market conditions at the time of leasing. Two-bedroom units often yield marginally higher percentages due to stronger tenant demand from young professionals and downsizers, whilst larger formats cater to family lettings which may command premium rents but with slightly longer turnover periods. Investors should model conservative yield assumptions at 3.0%–3.2% to account for vacancy periods and management costs, and factor in Additional Buyer's Stamp Duty at 20% and potential capital gains tax considerations to establish realistic net yield and internal rate of return targets.

How does Roxy Square's price per square foot compare to recent transactions in the East Coast area?

Transactional evidence across the Marine Parade and East Coast Road neighbourhood indicates price per square foot for leasehold condominiums ranging from approximately S$1,000 to S$1,400 depending on building age, unit configuration, floor level, and directional exposure. Roxy Square's positioning sits within this established market range, with pricing reflective of the development's location credentials, maturity, and proximity to Marine Parade MRT Station. Units with enhanced amenity value—such as higher floor positions, north-facing orientations, or dual aspect layouts—typically command premiums at the higher end of the range, whilst ground and intermediate floors trade at more modest per-square-foot levels. Prospective buyers should conduct direct comparison against recent arm's-length transactions in the same precinct to verify current market equilibrium.

What Additional Buyer's Stamp Duty implications apply to second-property purchases at Roxy Square?

Singapore Citizens purchasing a second residential property at Roxy Square are subject to Additional Buyer's Stamp Duty (ABSD) at the current statutory rate of 20% of the purchase price, in addition to standard Buyer's Stamp Duty of between 1% and 4% depending on price tier. For a unit priced at S$2,000,000, this equates to an ABSD liability of S$400,000 payable upon completion, alongside approximately S$50,000–S$60,000 in standard stamp duty and legal fees. Permanent Residents purchasing a second property incur ABSD at 25%, whilst foreign nationals face 30%, making the development substantially less attractive for overseas investors from a tax-efficiency perspective. Buyers should factor this material upfront cost into total acquisition expenditure and model the impact on yield and exit scenarios before committing to purchase.

What is the lease tenure at Roxy Square and how does it affect long-term asset value?

The lease tenure for units at Roxy Square requires confirmation from the developer or sales agent, as this materially impacts capital appreciation and long-term holding appeal. Should the development hold a 99-year lease, buyer consideration of lease decay risk becomes relevant from approximately year 60 onwards, when diminishing lease length may constrain refinancing capacity and resale appeal. Properties with longer remaining leases (above 80 years) typically experience minimal valuation impact, but as the lease approaches 70 years, financial institutions may tighten loan-to-value ratios and cap loan tenure, potentially disadvantaging later buyers. Conversely, a freehold or 999-year tenure eliminates this depreciation concern entirely, supporting long-term capital stability. Prospective owners should verify exact lease tenure and conduct sensitivity analysis on the development's historical price performance relative to comparable leasehold developments to evaluate tenure risk.

How does proximity to Marine Parade MRT Station affect demand and capital appreciation at Roxy Square?

Marine Parade MRT Station (TE26) represents a material demand accelerator for Roxy Square, as properties within a 500–700 metre walking radius (approximately 6–8 minutes on foot) typically command a 5–10% price premium relative to comparable units further from transit nodes. The East West Line connectivity to Tampines, Jurong East, and the central business district creates a broad commuter catchment that sustains both owner-occupier and rental demand across economic cycles. Historically, MRT-proximate developments in established areas such as Marine Parade have demonstrated superior capital appreciation relative to non-proximate comparables, particularly during periods of economic uncertainty when transport convenience and non-discretionary factors gain weighting in buyer decision-making. The station also supports higher rental demand from expatriate tenants and young professionals for whom public transport dependency is a lifestyle norm, benefiting investor-owned units and supporting portfolio yield stability.

Which buyer profiles are best suited to purchasing units at Roxy Square?

Roxy Square appeals to a diverse buyer cohort: owner-occupier upgraders seeking a transition from HDB to private residential stock value the area's maturity, established amenities, and family-friendly environment; first-time private property buyers benefit from the development's competitive entry-level pricing and the area's price stability, which reduces downside risk relative to newer, speculative launches. High-net-worth individuals interested in lifestyle and capital preservation gravitate toward larger units with enhanced views and elevated floor positions, valuing the proximity to East Coast Park and Katong's cultural scene without exposure to speculative cyclicality. Institutional and individual investors seeking rental income prioritise the area's non-cyclical tenant demand, low vacancy rates, and demographic resilience; the Marine Parade precinct has historically attracted expatriate tenants and young professionals whose rental demand remains steady irrespective of property cycle volatility. Downsizers and retirees also form a cohort drawn to the neighbourhood's established services, healthcare access, and recreational amenities.

What Total Debt Service Ratio headroom should a buyer model for financing at typical price points?

Assuming a purchase price of approximately S$2,000,000 and a standard 75% loan-to-value mortgage facility, a buyer would borrow approximately S$1,500,000 and require debt servicing capacity of roughly S$6,500–S$7,200 per month using current interest rate assumptions of 3.5–4.0% and a 25-year loan tenure. Under standard TDSR guidelines capping debt obligations at 60% of gross monthly income, this implies a minimum gross monthly household income of approximately S$11,000–S$12,000 to comfortably satisfy financial institution lending criteria. Buyers purchasing below the median price point (e.g., S$1,500,000 for smaller two-bedroom units) require correspondingly lower servicing capacity of approximately S$4,800–S$5,400 monthly, broadening the buyer pool to mid-income households. Applicants should factor in existing liabilities (vehicle loans, credit facilities, other mortgages) which consume TDSR headroom and reduce borrowing capacity; conservative planning assuming a 4.5% interest rate environment provides a prudent buffer against future rate increases and maintains financial flexibility.

How does Roxy Square compare to competing developments in the Marine Parade and Joo Chiat precincts?

The Marine Parade and Joo Chiat corridor hosts a limited roster of directly competing modern developments, most of which command similar price-per-square-foot positioning within the S$1,000–S$1,400 range. Nearby developments such as those along the East Coast corridor and Joo Chiat Place typically offer comparable unit configurations and amenity packages, though Roxy Square's specific location advantage relative to Marine Parade MRT Station provides a differentiation point. Older stock in the area generally trades at lower absolute prices but with smaller unit formats and potentially deferred maintenance; newer launches in less-proximate locations may offer marginally larger floor plates and contemporary architectural styling but sacrifice the location premium and established demand profile that Marine Parade commands. Roxy Square's competitive positioning relies on its marriage of location convenience, area maturity, and pricing accessibility relative to both speculative new launches and dated stock, making it an attractive middle-ground option for buyers seeking value without sacrificing location fundamentals.

Which unit stack or floor level typically offers the strongest value proposition at Roxy Square?

In the Marine Parade precinct, intermediate floors (typically floors 8–18 across mid-rise developments) offer optimal value-for-money, balancing the view and prestige premium commanded by high floors against the cost sensitivity of lower floors which occasionally suffer from street-level noise and compromised privacy. Mid-to-upper intermediate stacks typically command a 2–4% price premium relative to lower floors but avoid the 8–15% premium incurred by penthouses and high-floor units; this pricing sweet spot supports strong future resale liquidity and appeals to a broad buyer cohort. North-facing units generally outperform south-facing exposure in tropical Singapore, avoiding afternoon heat gain and maximising cooling efficiency, and command consistent rental demand from tenants valuing natural ventilation. Corner and dual-aspect units attract buyers willing to pay a 5–8% premium for enhanced natural light and directional flexibility; these units often perform well at resale, particularly in the investor market. Ground and first-floor units, whilst cheaper in absolute terms, should be evaluated carefully for external noise exposure and privacy constraints, which may compress future resale appeal despite lower acquisition cost.

What is the future supply pipeline for residential developments in the Marine Parade planning area?

The Marine Parade planning area faces structural supply constraints due to the predominance of conservation-designated conservation areas, existing residential stock, and limited remaining land parcels suitable for new housing development. Recent Urban Redevelopment Authority (URA) planning guidance has prioritised intensification and redevelopment within existing precincts rather than wholesale new release, which implies the future supply pipeline remains limited and weighted toward intensification of established sites. This supply scarcity has historically provided a structural tailwind for existing developments in the area, supporting price resilience and limiting downward pressure during cyclical downturns when newer, speculative launches in more recently zoned areas compete aggressively on pricing. The East Coast district retains strategic importance for Singapore's residential portfolio from a demographic and lifestyle perspective, yet the regulatory framework constrains rapid supply expansion, positioning existing developments such as Roxy Square as beneficiaries of demand stability relative to areas experiencing rapid redevelopment and supply influx. Buyers with medium-to-long-term investment horizons benefit from this supply-constrained outlook, which supports sustained demand and capital appreciation potential.

[For Sale] Roxy Square — From S$2M