SEA AVENUE RESIDENCES is a freehold development along SEA AVENUE in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 30 units and is TOP 2006.
This profile draws on 4 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 20 years from TOP, SEA AVENUE RESIDENCES is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 15 (Katong / Joo Chiat), the immediate context for SEA AVENUE RESIDENCES is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 4 sales and 41 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SEA AVENUE RESIDENCES dashboard.
- Average sale price: $1,816,972 across 4 transactions
- Estimated gross rental yield: 2.7%
- District 15 PSF ranking: Above average (top 40%)
- Freehold tenure · RCR · D15 · 30 units
About SEA AVENUE RESIDENCES
SEA AVENUE RESIDENCES is a freehold condominium, located at SEA AVENUE in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by HILLWOOD DEVELOPMENT PTE LTD, comprising 30 residential units, completed in 2006.
As a freehold property, SEA AVENUE RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SEA AVENUE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,626 psf | $1,032,888 |
| 3 BR | 2 | $1,621 psf | $1,767,500 |
| 4 BR | 1 | $1,608 psf | $2,700,000 |
Sales Market Overview
SEA AVENUE RESIDENCES has recorded 4 sale transactions with an average transaction price of $1,816,972, ranging from $1,032,888 to $2,700,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,597 psf | $1,283,944 | — |
| 2022 | 1 | $1,674 psf | $2,000,000 | ↑ 4.8% |
| 2025 | 1 | $1,608 psf | $2,700,000 | ↓ 3.9% |
SEA AVENUE RESIDENCES ranks in the top 40% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, SEA AVENUE RESIDENCES trades 20.9% below the segment benchmark.
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Rental Market Overview
SEA AVENUE RESIDENCES has recorded 41 rental transactions with monthly rents averaging $4,137/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 12 | $2,829/mo | $1,950/mo | $3,500/mo |
| 2 BR | 14 | $4,371/mo | $3,600/mo | $5,100/mo |
| 3 BR | 15 | $4,963/mo | $3,400/mo | $6,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $3,307/mo |
| 2022 | 7 | $3,700/mo |
| 2023 | 10 | $4,645/mo |
| 2024 | 6 | $4,533/mo |
| 2025 | 10 | $4,240/mo |
| 2026 | 1 | $4,500/mo |
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Investment Analysis
Based on average rents and sale prices, SEA AVENUE RESIDENCES delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows SEA AVENUE RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SEA AVENUE RESIDENCES
- Marine Parade MRT
- Marine Terrace MRT
- Tanjong Katong MRT
- CHIJ (Katong) Primary
- Canadian International School (Tanjong Katong)
- Tanjong Katong Girls'
Nearby MRT Stations
SEA AVENUE RESIDENCES is 410m from Marine Parade MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marine Parade | TE26 | Thomson-East Coast Line | 410m |
| Marine Terrace | TE27 | Thomson-East Coast Line | 720m |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 11 schools within 2 km of SEA AVENUE RESIDENCES, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 670m |
| Canadian International School (Tanjong Katong) | International | 700m |
| Tanjong Katong Girls' School | Secondary | 750m |
| Broadrick Secondary School | Secondary | 800m |
| EtonHouse International School (Broadrick) | International | 800m |
| Tao Nan School | Primary | 960m |
| Telok Kurau Primary School | Primary | 1.0 km |
| Tanjong Katong Primary School | Primary | 1.1 km |
| Haig Girls' School | Primary | 1.4 km |
| Canossa Catholic Primary School | Primary | 1.4 km |
| Chung Cheng High School (Main) | Secondary | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Marine Parade sits about 0.41km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 30 units, SEA AVENUE RESIDENCES keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. CHIJ (Katong) Primary sits about 0.67km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 4 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: SEA AVENUE RESIDENCES hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 4 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for SEA AVENUE RESIDENCES?
What is the rental yield for SEA AVENUE RESIDENCES?
Is SEA AVENUE RESIDENCES freehold or leasehold?
How far is the nearest MRT from SEA AVENUE RESIDENCES?
What is the tenure of SEA AVENUE RESIDENCES?
How does SEA AVENUE RESIDENCES compare to other projects in the district?
What stamp duty applies for a foreign buyer of SEA AVENUE RESIDENCES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 transactions analysed
- Rental data: 41 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for SEA AVENUE RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.