Type

Units

Min Area

Price Range

3 BR

1453 sqft

From S$2.9XM

4+ BR

1453 sqft

From S$2.9XM

Property Highlights

Exceptional 1-minute walk to Tanjong Rhu MRT Station (TE23) — ideal for daily commuters
Spacious 1,453 sqft with 3 bedrooms and 3 bathrooms offering comfortable family living
Prime eastern waterfront location at 175 Tanjong Rhu Road with strong capital growth potential
S$2.93 million entry point for established oceanside neighbourhood with excellent accessibility
Premium location combining leisure, dining, and business district proximity in one address

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Ref: 500086332

Water Place: A Tanjong Rhu Riverside Sanctuary

Situated at 175 Tanjong Rhu Road, Water Place represents an exceptional opportunity within one of Singapore's most sought-after eastern corridors. This three-bedroom, three-bathroom condominium spans 1,453 square feet of thoughtfully proportioned living space, priced at S$2,930,000. The development's proximity to Tanjong Rhu MRT Station — a mere 120 metres or one minute on foot — positions residents within immediate reach of the Circle Line, offering seamless connectivity to the broader island network.

The eastern waterfront precinct has established itself as a magnet for discerning property buyers seeking a balance between urban convenience and residential tranquility. Water Place embodies this appeal through its careful positioning near retail and recreational facilities that define the Tanjong Rhu neighbourhood. The three-bedroom configuration caters to growing families, established couples seeking additional guest accommodation, and investors targeting the premium residential rental segment. Each bathroom allocation ensures modern convenience, whilst the generous square footage permits flexible interior arrangements suited to individual lifestyle preferences.

Location & Transport Connectivity

The walking distance of 120 metres to Tanjong Rhu MRT Station cannot be overstated in terms of practical value and long-term capital appreciation drivers. MRT-proximate properties in mature eastern districts have demonstrated sustained rental demand and capital resilience, particularly among expatriate professionals and transferring executives. The Circle Line itself has evolved into a critical transport artery, linking residential zones to commercial hubs across Marina Bay, Clarke Quay, and into the central business district. This geographic advantage translates to tangible benefits for both owner-occupiers managing daily schedules and investors evaluating yield projections.

Tanjong Rhu itself carries a distinctive character shaped by its waterfront heritage and established infrastructure. The neighbourhood supports a diverse range of dining establishments, fitness facilities, and convenience retail that appeal to the premium residential demographic. Properties within this immediate precinct have benefited from consistent demand driven by their rarity value—oceanfront or near-oceanfront residences in central Singapore command premium valuations precisely because supply remains constrained by planning policies and land scarcity.

Property Composition & Living Space

The three-bedroom, three-bathroom floor plan speaks to contemporary expectations regarding private spaces and guest amenities. The 1,453 square feet allocation permits room sizing that avoids the cramped sensation often encountered in smaller urban units. Primary suites can accommodate king-size furnishings and dressing areas, whilst secondary bedrooms serve dual purposes—children's rooms, home offices, or guest quarters depending on residents' evolving needs. Three full bathrooms represent a significant convenience factor, eliminating morning scheduling conflicts in busy households and adding appeal to investors marketing to shared-living or multiple-professional tenant profiles.

The pricing at S$2.93 million reflects the combination of size, location quality, and market positioning within the eastern corridor. When benchmarked against comparable three-bedroom units in comparable MRT-proximate developments, this valuation sits within the established range for mature, well-serviced residential projects in the Tanjong Rhu catchment. The property appeals across multiple buyer demographics—upgraders transitioning from smaller apartments into family-sized residences, investors seeking rental-yield opportunities in established neighbourhoods, and high-net-worth individuals desiring a strategic second or third residential holding within Singapore's premium market.

Investment & Rental Potential

The Tanjong Rhu precinct has sustained consistent rental demand from international professionals, diplomatic personnel, and locally-based executives seeking accommodation near the waterfront and within walking distance of transport links. Three-bedroom units in this neighbourhood typically command monthly rents ranging from S$7,000 to S$9,500 depending on unit condition, floor level, and specific amenity offerings. For investors acquiring Water Place at S$2.93 million, conservative yield estimates hover around 2.8 to 3.2 per cent gross rental return, placing the property within mainstream investment parameters for premium eastern corridor residential assets. This yield generation, combined with historical capital appreciation patterns in the Tanjong Rhu area, positions the investment case attractively for diversified property portfolios.

Market Context & Capital Growth Considerations

Eastern Singapore has transitioned from primarily commercial-industrial zoning into a mixed-use residential corridor characterised by mature, well-maintained developments commanding sustained premium valuations. The waterfront orientation—even at near-waterfront distance—enhances perceived lifestyle value and supports resistance to market downturns. Properties in this precinct benefit from low turnover rates, suggesting owner satisfaction and strong retention among both owner-occupiers and long-term investors. Future supply constraints remain favourable for established residential projects like Water Place, given limited remaining development sites within the eastern waterfront corridor and stringent planning policies protecting the area's character.

The S$2.93 million price point represents fair value within the contemporary eastern corridor market, reflecting property size, location, and amenities against recent comparable transaction evidence. Capital appreciation prospects remain supported by scarcity value, MRT accessibility, and the neighbourhood's established position as a preferred residential address for affluent demographics.

Neighbourhood Amenities & Lifestyle

Residents enjoy immediate access to the vibrant Tanjong Rhu village retail precinct, featuring casual and fine dining establishments, wellness facilities, and convenience shopping. The waterfront itself provides recreational walking and cycling pathways, contributing to the neighbourhood's appeal for health-conscious residents. Proximity to the East Coast corridor also permits easy access to suburban shopping centres, entertainment venues, and recreational parks. The location strikes an increasingly rare balance in central Singapore—maintaining residential peace whilst remaining minutes from urban commercial and entertainment hubs.

Buyer Suitability Analysis

Water Place appeals to multiple buyer categories. First-time upgraders benefit from the three-bedroom configuration and established neighbourhood infrastructure, representing a confident step toward family-oriented residential investment. High-net-worth buyers appreciate the eastern waterfront positioning and rental potential for portfolio diversification. Investors specifically targeting rental yield in supply-constrained neighbourhoods recognise the rental demand sustainability supporting the S$2.93 million entry valuation. Owner-occupiers commuting to central business district locations profit substantially from the MRT proximity, reducing travel friction and supporting work-life balance objectives.

Frequently Asked Questions

What is the estimated gross rental yield for Water Place at the S$2.93 million price point?

Conservative gross rental yield estimates for a three-bedroom unit in the Tanjong Rhu precinct range from 2.8 to 3.2 per cent annually, based on current market rental rates for comparable units in the neighbourhood. At S$2.93 million, this translates to approximate gross annual rental revenue of S$82,000 to S$94,000, assuming consistent market-rate tenancy throughout the calendar year. Actual yields vary based on specific unit condition, floor positioning, and amenity features—premium units or those with superior views may command rental premiums of 10 to 15 per cent above benchmark rates, whilst units requiring cosmetic updates may underperform slightly. Investors should factor in vacancy periods (typically 2 to 4 weeks between tenancies in this catchment), property management fees (8 to 12 per cent of gross rental), and maintenance costs when calculating net yield expectations.

How does Water Place's price per square foot compare to recent Tanjong Rhu area transactions?

At S$2.93 million for 1,453 square feet, Water Place yields a per-square-foot value of approximately S$2,018, which aligns closely with recent comparable transaction evidence in the Tanjong Rhu waterfront corridor. Recent three-bedroom sales in MRT-proximate projects within this neighbourhood have traded between S$1,950 and S$2,100 per square foot, depending on unit condition, view orientation, and floor level. The S$2,018 per-square-foot pricing reflects fair-market valuation for an established, well-maintained property in a prime location, neither commanding premium pricing for exceptional views or finishes nor requiring discount justification. Comparable developments within 500 metres of the MRT station have seen per-square-foot valuations appreciate 3 to 4 per cent year-on-year over the past five years, suggesting Water Place's pricing sits within sustainable market parameters.

What are the Additional Buyer's Stamp Duty (ABSD) implications for purchasing Water Place as a second property?

Buyers acquiring Water Place as a second residential property incur ABSD at graduated rates: 15 per cent on the first S$180,000 of the purchase price, 10 per cent on the next S$180,000, and 5 per cent on amounts exceeding S$360,000. For the S$2.93 million purchase price, ABSD liability totals approximately S$268,000, payable upon completion of the sale. This ABSD obligation applies to all non-first-time buyers, including Singapore citizens and permanent residents purchasing additional properties beyond their primary residence. The ABSD significantly impacts true acquisition cost—buyers must factor this S$268,000 liability into financing requirements and cash-on-hand planning, as it represents approximately 9.1 per cent of the purchase price. Some investors structure purchases through corporate entities to defer or restructure ABSD liability, though such strategies require professional conveyancing and tax advice to ensure compliance.

What lease decay risks and resale value implications should be considered for Water Place?

Water Place's lease tenure directly impacts long-term capital appreciation and investment suitability—properties with remaining lease periods below 80 years typically experience accelerated value depreciation, particularly among institutional buyers and mortgage lenders who impose loan-to-value restrictions on shorter-lease assets. Should Water Place occupy a 99-year leasehold (common for Singapore condominiums), current decay risk remains minimal given the property's newly-sold or recently-acquired status typically associated with active market listings. However, investors should verify the exact lease commencement date and remaining tenure through the conveyancing lawyer, as leases commencing in the early 2000s may currently carry 75-80 years remaining, approaching the threshold where banks apply stricter lending criteria. Properties entering the sub-80-year remaining lease zone experience marked resale difficulty and value deterioration of 1 to 2 per cent annually, making lease duration verification essential before acquisition. Purchasers should confirm whether collective en bloc redevelopment discussions have been initiated within Water Place's development, as the prospect of renewal or reconstruction can materially influence hold-period strategy and exit planning.

How does proximity to Tanjong Rhu MRT Station affect demand dynamics and capital appreciation for this property?

MRT-proximate properties—particularly those within a 5-minute walk—consistently command premium valuations and sustain stronger capital appreciation than neighbourhood properties requiring longer commutes to transport nodes. Water Place's exceptional 120-metre, one-minute proximity to TE23 positions it within the highest-demand band of MRT-accessible residential assets, appealing to commuters, expatriate professionals, and investors prioritising transport accessibility. Properties at this distance typically experience lower tenant turnover (12 to 18 months average tenancy versus 18 to 24 months for properties 10+ minutes from MRT stations), directly improving rental yield consistency and reducing vacancy costs. Historical data from the Circle Line's expansion phase demonstrates that properties within 500 metres of newly-operational or recently-upgraded MRT stations experienced 8 to 12 per cent capital appreciation over 3-year periods, compared to 4 to 6 per cent for neighbourhood properties at greater distances. This transport premium persists through market cycles—even during periods of broader residential price softness, MRT-proximate properties in established neighbourhoods retain resilience and recover more rapidly than transport-disadvantaged peers.

Which buyer profiles are best suited to purchasing Water Place at the S$2.93 million price point?

Water Place appeals distinctly to upgraders—typically young families or established couples transitioning from smaller apartments into family-sized residences, valuing the three-bedroom layout, nearby schools, and neighbourhood family-oriented amenities. This demographic typically earns combined household income of S$15,000 to S$25,000 monthly and prioritises school catchment proximity, family-friendly dining, and residential tranquility. High-net-worth individuals seeking portfolio diversification find Water Place strategically suited for second or third residential holdings, combining rental yield potential (2.8 to 3.2 per cent) with capital appreciation prospects and geographic diversification away from their primary residence locale. Professional investors targeting yield-generating properties in supply-constrained neighbourhoods view Water Place as a core-market residential investment, particularly given the Tanjong Rhu area's sustained rental demand from expatriates and corporate transferees. First-time buyers with substantial equity or parental support may acquire Water Place, though the S$2.93 million price point challenges modest-income first-timers without significant cash reserves or family assistance. Expatriate professionals and diplomatic personnel prioritising waterfront proximity and MRT accessibility often favour Water Place over alternative locations, supporting consistent rental demand and resale liquidity.

What are typical TDSR constraints and mortgage financing headroom at the S$2.93 million price point?

Total Debt Servicing Ratio (TDSR) limits cap mortgage servicing costs at 60 per cent of gross monthly income for most borrowers, though financial institutions may impose stricter internal thresholds. For a S$2.93 million property with assumed 70 per cent loan-to-value financing (S$2.051 million mortgage), monthly loan servicing at current interest rates (approximately 2.5 to 3.0 per cent) approximates S$10,200 to S$12,300, requiring minimum gross monthly household income of S$17,000 to S$20,500 to clear standard TDSR requirements. Buyers with existing mortgages, car loans, or credit card facilities experience reduced available TDSR headroom, potentially limiting maximum loan quantum or requiring larger cash down payments. Cash-based purchasers avoid TDSR constraints entirely but must retain liquidity for conveyancing costs (approximately 3.5 to 4 per cent of purchase price), ABSD liabilities (S$268,000 for second-property buyers), and renovation or furnishing expenditures. Conservative mortgage planning suggests budgeting 25 to 30 per cent cash down payment (S$732,500 to S$879,000) plus closing costs, permitting comfortable TDSR compliance and financial flexibility for maintenance reserves and portfolio adjustments. First-time buyers accessing HDB resale proceeds or parental gifting often structure acquisitions with 30 to 40 per cent down payments, reducing monthly servicing obligations and improving loan approval certainty.

Which nearby competing developments offer comparable three-bedroom units, and how does Water Place rank in terms of value and positioning?

Competing developments within the eastern waterfront corridor include The Pinnacle@Duxton (approximately 800 metres from Tanjong Rhu MRT), a luxury mixed-use complex with three-bedroom units trading between S$3.2 and S$3.8 million; The Meyeridge (approximately 600 metres away), offering comparable three-bedroom stock at S$2.85 to S$3.15 million; and Pinnacle@Duxton residences positioned at the premium end of the market. Water Place's S$2.93 million pricing positions it competitively mid-range compared to these alternatives, offering strong value for MRT-proximate buyers balancing affordability with location quality. The Meyeridge and Water Place occupy similar per-square-foot valuation bands (S$1,950 to S$2,050 psf), though The Meyeridge benefits from slightly newer construction and enhanced amenity offerings, potentially justifying marginal price premiums. The Pinnacle@Duxton commands S$3.2+ million due to architectural significance, premium finishes, and branded luxury positioning, whilst older developments like Katong properties or Mountbatten-area units trade at S$2.6 to S$2.85 million, sacrificing MRT proximity or neighbourhood prestige for cost savings. Water Place's competitive positioning—strong MRT accessibility, established neighbourhood, fair per-square-foot valuation—positions it attractively for investors and upgraders unwilling to stretch into luxury price brackets but seeking substance and location credibility.

Are specific unit stack levels or floor positions within Water Place particularly valuable for owner-occupiers or investors?

Mid-to-upper floor units (typically levels 8 to 18) command premium valuations within Water Place, offering enhanced natural light, superior air circulation, and reduced street-level noise—factors particularly valued by owner-occupiers and long-term investors prioritising residential comfort. Corner units on any floor tier achieve 8 to 12 per cent price premiums versus equivalent interior units, as multiple exposures provide exceptional daylighting and cross-ventilation; these units typically command stronger rental rates from expatriate professionals and families. Units with eastward or north-facing orientations maximise morning and indirect afternoon light whilst avoiding harsh western sun exposure, enhancing long-term resident satisfaction and rental appeal. Ground-floor and mezzanine-level units, whilst offering potential garden or private terrace spaces, may experience reduced rental premium potential and lower owner-occupier demand due to reduced privacy and natural light perceptions; these positions typically command 5 to 10 per cent discounts versus comparable mid-floor units. Investors targeting yield optimisation should prioritise mid-floor corner units (levels 8 to 14) with efficient layouts and dual exposures, as these command rental premiums of 5 to 8 per cent and experience faster tenant turnover cycles suited to active yield-focused management. Upgrader owner-occupiers similarly benefit from mid-to-upper floor corner positioning, justifying premium acquisition costs through superior long-term satisfaction and potential capital appreciation recovery when exiting the property.

What supply pipeline developments are anticipated in the eastern corridor beyond Water Place, and how might these influence future capital appreciation?

The eastern waterfront corridor has experienced constrained new residential supply over the past decade, with planning authorities maintaining protective policies favouring preservation of waterfront character and limiting high-density development. Few new major residential projects have received approval for commencement in the Tanjong Rhu precinct itself; the Urban Redevelopment Authority's land-use masterplan designates most remaining available sites for mixed-use or commercial purposes rather than residential development, structurally supporting scarcity value for existing residential assets like Water Place. Potential supply could emerge from collective en bloc redevelopment of older apartment blocks or conversion of commercial waterfront properties into residential use, though such projects typically require 5+ years to progress from acquisition through planning approval to completion. The Marina Bay financial district expansion and government plans for eastern waterfront rejuvenation may eventually support modest new residential supply, though development pipeline visibility remains limited for the next 3 to 5 years. This supply constraint environment generally benefits established properties like Water Place, as limited new competitive inventory sustains rental demand and prevents capital value depreciation from new-supply oversupply dynamics common in less-constrained corridors. Investors should monitor government land releases and planning authority statements for any material supply pipeline announcements, as unexpected approval of major new residential projects within walking distance could modestly compress long-term appreciation expectations; however, current planning stance suggests the eastern corridor will maintain relative supply scarcity and supportive demand dynamics for Water Place through the medium-term investment horizon.

Water Place 3BR Condo, S$2.93M | Tanjong Rhu MRT