The Shore Residences sits on a stretch of Amber Road that has quietly become one of Singapore's most coveted coastal addresses. Completed in 2014 by Far East Organization, this six-block, 408-unit development occupies a rare slice of D15 Marine Parade — a district that combines genuine seaside lifestyle with the gravitational pull of the Thomson-East Coast Line (TEL), now fully operational at Tanjong Katong and Marine Parade stations just minutes away. At an average transacted price of around S$2,082 psf over the past twelve months, The Shore Residences sits meaningfully below newer D15 benchmarks such as Amber Park (S$2,894 psf) and Meyer Mansion (S$2,912 psf), offering buyers an established, well-facilitated community at a relative discount to fresh supply. That gap is the primary reason the property continues to attract steady interest from long-term owner-occupiers, East Coast lifestyle enthusiasts, and yield-oriented investors who value its published gross rental yield of approximately 3.5% — a figure that edges above the wider D15 average of 3.3%. Understanding what drives that premium, and what structural caveats temper it, is the goal of this review.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 15 — encompassing Marine Parade, Katong, Amber Road, and the East Coast corridor — is one of Singapore's most historically and culturally layered residential zones. The Peranakan shophouses of Joo Chiat, the hawker lanes of Katong, and the cycling paths that thread through East Coast Park create a sense of place that few Singapore districts replicate. Land scarcity is a structural constant: the Urban Redevelopment Authority has released no new Government Land Sales sites adjacent to the D15 coastline for years, which means supply in the immediate Amber–Meyer–Tanjong Katong belt is structurally constrained.
The TEL Stage 4 opening, which brought Tanjong Katong MRT (TE26) and Marine Parade MRT (TE27) within walking distance of Amber Road, was a catalytic infrastructure event. Previously, residents of The Shore Residences relied on Dakota MRT (Circle Line, roughly a 10-minute drive) or Eunos MRT (East West Line) for rail access, meaning D15 carried a modest "transport discount" relative to more connected districts. That discount has largely evaporated: Tanjong Katong MRT is a short walk, and the TEL links directly to Marina Bay, Orchard, and the northern corridors without changing lines. This connectivity upgrade has been a net positive for D15 valuations broadly, with newer freehold and 99-year projects around Meyer Road and Amber Park consistently achieving above S$2,800 psf. The Shore Residences, with its 103-year leasehold structure and 2014 TOP, occupies a different value band — but the TEL tailwind is the same.
From a District 15 market perspective, transaction volumes remain healthy. Resale condo prices across D15 have shown consistent, if measured, appreciation since 2021, supported by genuine owner-occupier demand from upgraders in the Bedok-Katong belt and sustained expatriate rental interest driven by proximity to reputable international schools, East Coast Park, and the Marine Parade food corridor. Investors looking to compare D15 options side-by-side will find The Shore Residences stacks competitively on yield and entry quantum against newer leasehold launches.
We track 99 sales and 723 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SHORE RESIDENCES dashboard.
- Average sale price: $1,748,725 across 99 transactions
- Estimated gross rental yield: 3.3%
- District 15 PSF ranking: Premium tier (top 21%)
- 103 yrs lease commencing from 2009 · RCR · D15 · 408 units
About THE SHORE RESIDENCES
THE SHORE RESIDENCES is a 103 yrs lease commencing from 2009 condominium, located at AMBER ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by DOVER RISE LTD / WHITEWATER PROPERTIES PTE LTD, comprising 408 residential units, completed in 2014.
With approximately 82 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SHORE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 22 | $1,737 psf | $1,028,099 |
| 2 BR | 47 | $1,886 psf | $1,671,543 |
| 3 BR | 21 | $1,876 psf | $2,272,048 |
| 4 BR | 9 | $1,929 psf | $2,692,222 |
Sales Market Overview
THE SHORE RESIDENCES has recorded 99 sale transactions with an average transaction price of $1,748,725, ranging from $950,000 to $3,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 29 | $1,683 psf | $1,526,028 | — |
| 2022 | 25 | $1,750 psf | $1,598,456 | ↑ 4.0% |
| 2023 | 12 | $1,923 psf | $2,005,323 | ↑ 9.9% |
| 2024 | 15 | $2,057 psf | $2,040,126 | ↑ 7.0% |
| 2025 | 13 | $2,055 psf | $1,869,906 | ↓ 0.1% |
| 2026 | 5 | $2,082 psf | $1,986,600 | ↑ 1.3% |
THE SHORE RESIDENCES ranks in the top 21% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, THE SHORE RESIDENCES trades 9.4% below the segment benchmark.
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Rental Market Overview
THE SHORE RESIDENCES has recorded 723 rental transactions with monthly rents averaging $4,771/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 187 | $3,437/mo | $2,500/mo | $4,500/mo |
| 2 BR | 399 | $4,779/mo | $3,300/mo | $7,000/mo |
| 3 BR | 106 | $6,111/mo | $4,000/mo | $8,600/mo |
| 4 BR | 31 | $8,140/mo | $5,400/mo | $17,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 149 | $3,757/mo |
| 2022 | 163 | $4,467/mo |
| 2023 | 121 | $5,279/mo |
| 2024 | 142 | $5,334/mo |
| 2025 | 117 | $5,133/mo |
| 2026 | 31 | $5,319/mo |
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Investment Analysis
Based on average rents and sale prices, THE SHORE RESIDENCES delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
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 THE SHORE RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SHORE RESIDENCES
- Marine Parade MRT
- Tanjong Katong MRT
- Marine Terrace MRT
- CHIJ (Katong) Primary
- Tao Nan School
- Canadian International School (Tanjong Katong)
Nearby MRT Stations
THE SHORE RESIDENCES is 530m 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 | 530m |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 800m |
| Marine Terrace | TE27 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 13 schools within 2 km of THE SHORE RESIDENCES, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 280m |
| Tao Nan School | Primary | 570m |
| Canadian International School (Tanjong Katong) | International | 580m |
| Tanjong Katong Primary School | Primary | 590m |
| Broadrick Secondary School | Secondary | 610m |
| EtonHouse International School (Broadrick) | International | 610m |
| Tanjong Katong Girls' School | Secondary | 670m |
| Haig Girls' School | Primary | 1.0 km |
| Canossa Catholic Primary School | Primary | 1.6 km |
| Telok Kurau Primary School | Primary | 1.8 km |
| Kong Hwa School | Primary | 1.8 km |
| Geylang Methodist School (Secondary) | Secondary | 1.8 km |
Several intersecting strengths make The Shore Residences a compelling study for D15 buyers. First and most tangible is location quality within the micro-district. Amber Road addresses sit between Tanjong Katong's food and retail belt and the East Coast Park shoreline — arguably the sweet spot of D15 lifestyle geography. The development's low-rise streetscape and generous landscaping give it a resort-like ambience that newer high-density launches in the corridor cannot fully replicate on smaller footprints.
TEL connectivity is now a genuine selling point rather than a promise. Tanjong Katong MRT (TE26) is accessible within a short walk or brief drive, and the line runs express-equivalently through to Orchard and Marina Bay. For commuters and renters, this materially reduces the "accessibility penalty" D15 carried in the pre-TEL era, and the connectivity premium is increasingly reflected in asking rents across the corridor.
Facility depth distinguishes The Shore Residences from boutique D15 developments. With 408 units spread across six blocks, the project supports a full suite of facilities: 50-metre lap pool, gymnasium, tennis courts, badminton hall, sauna, jacuzzi, and barbecue pits. For families and active residents — a core D15 demographic — this translates to genuine day-to-day utility without the maintenance quantum of a small-development lifestyle property.
Rental demand fundamentals are strong. A 3.5% gross yield against a district average of 3.3% signals above-average rental absorption. The combination of East Coast Park proximity, TEL access, reputable international schools (Tanjong Katong Primary, Victoria Junior College, Dunman High, and international campuses are all within the extended catchment), and the broader D15 lifestyle narrative creates persistent demand from expatriate families and young professionals. Rents at The Shore Residences currently run from S$3,850 for smaller units to S$14,000 for the largest, covering a wide range of tenant profiles. Use the cash-flow calculator to stress-test net returns against mortgage costs and vacancy assumptions, or the ROI calculator to model capital gains scenarios over your target hold period.
Entry pricing relative to newer supply is a structural advantage today. A buyer entering at S$2,082 psf in 2026 is paying roughly 28% less per square foot than Amber Park or Meyer Mansion buyers at equivalent floor areas. While part of that gap is explained by lease tenure and vintage, the absolute dollar quantum — units from S$1.15M up to S$3M — is accessible to a segment of HDB upgraders and investors who find newer D15 launches prohibitive. A stamp duty calculation and a mortgage affordability check are the two immediate next steps for any prospective buyer calibrating this entry point.
The single most important risk factor at The Shore Residences is its non-standard leasehold structure. The development was sold on a 103-year lease commencing 18 August 2009, even though the underlying land is freehold and remains in Far East Organization's ownership. This is an uncommon arrangement in Singapore — the developer retained the freehold title while granting residents a defined-term leasehold interest. As of 2026, approximately 86 years of lease remain.
The practical implications are significant. First, CPF usage and bank financing progressively tighten as the lease approaches the 60-year threshold relative to buyer age, as per MAS and CPF Board guidelines. Buyers in their late 40s or 50s should model this through the lease decay calculator to understand how financing constraints evolve over a 10–20 year ownership horizon. Second, and more structurally, any en-bloc redevelopment attempt is structurally asymmetric. Since Far East Organization owns the freehold land, any collective sale requires the landowner's consent. Crucially, Far East is under no obligation to extend the lease, and any extension fees would be at its discretion. As the lease shortens over decades, the bargaining power shifts increasingly toward the landowner — a dynamic that is the inverse of a typical freehold or 99-year URA-lease en-bloc scenario. This does not make an en-bloc impossible, but it does mean the standard en-bloc premium calculus does not apply cleanly here.
Lease decay on resale is a compounding factor. The progressive narrowing of the CPF usage window and loan-to-value availability as years pass will reduce the pool of qualifying buyers on secondary market resales, potentially exerting price pressure over a 15–20 year horizon. Buyers planning a long hold or retirement-asset strategy should weigh this carefully. Run a full affordability assessment and consider consulting a licensed financial adviser on CPF top-up implications.
Age of the development (TOP 2014) means some buyers may face renovation budgets to refresh finishes to contemporary standards, and common facilities will require periodic capital expenditure funded through sinking fund contributions. While Far East Organization maintains a strong brand reputation for build quality, a unit-level inspection before purchase is advisable.
Finally, PSF upside may be capped relative to newer launches. If D15 continues to attract premium new supply (Meyer Road, Amber Park, and upcoming projects are consistently launching above S$2,800 psf), the valuation gap between new and resale may persist or widen rather than compress, particularly given the non-standard tenure structure.
[
{
"persona": "East Coast lifestyle owner-occupier",
"fit_color": "green",
"reason": "Residents who want East Coast Park, TEL connectivity, and a fully facilitated 408-unit community at a meaningful PSF discount to newer D15 launches will find this development near-ideal. The lifestyle geography — Amber Road, Katong food belt, seaside cycling — is the core draw and it is unlikely to erode."
},
{
"persona": "Yield-focused investor (expatriate tenant market)",
"fit_color": "green",
"reason": "A 3.5% gross yield above the D15 average, combined with strong TEL-driven rental demand from expatriate families and young professionals, makes this a serviceable income play. Entry quantum from S$1.15M is accessible. Model net yield carefully via the cash-flow calculator and factor in potential lease-decay impact on exit liquidity."
},
{
"persona": "HDB upgrader seeking D15 entry",
"fit_color": "green",
"reason": "The circa S$2,082 psf average and unit sizes from 592 sqft (1-bedroom) to 2,906 sqft (4-bedroom) provide a genuine upgrade ladder. The TEL is now operational, removing the transit concern. Buyers should use the stamp duty and mortgage calculators to confirm TDSR headroom before committing."
},
{
"persona": "Long-term hold / retirement asset buyer",
"fit_color": "yellow",
"reason": "86 years of remaining lease is comfortable for a 10–15 year hold, but the non-standard freehold-land / leasehold-unit structure introduces asymmetric en-bloc risk and tightening CPF-financing windows over time. Buyers over 50 should run a lease decay scenario before proceeding."
},
{
"persona": "En-bloc speculation buyer",
"fit_color": "red",
"reason": "The underlying land is freehold and held by Far East Organization. Any collective sale requires the landowner's cooperation, with no obligation on Far East to provide a lease extension or premium pricing. The standard en-bloc arbitrage thesis does not hold here — this is the single strongest contra-indicator for this buyer type."
}
]
The Shore Residences is a well-located, well-facilitated D15 development whose principal appeal lies in the intersection of lifestyle quality and relative value. Amber Road is one of the most desirable micro-addresses in Singapore's East Coast belt, TEL connectivity has materially improved the commute proposition since Tanjong Katong MRT opened, and the 3.5% gross yield above the district average signals genuine rental demand depth. For owner-occupiers who intend to live in the property for a decade or more, and for yield-focused investors with a clear tenant acquisition strategy, the fundamentals are solid.
The non-negotiable caveat is the tenure structure: this is not a standard leasehold or freehold purchase. Buyers are acquiring a 103-year leasehold interest in a property whose freehold land sits with the developer. Over an 86-year remaining horizon that sounds remote — but for investors modelling exit scenarios, retirement planning, or en-bloc potential, the structural asymmetry relative to a conventional 99-year or freehold purchase is real and material. Read the lease documentation carefully, run the lease decay calculator, and take qualified legal and financial advice before transacting.
For the right buyer — one who is purchasing primarily for lifestyle and near-to-medium-term income, with eyes open on the tenure structure — The Shore Residences delivers genuine D15 quality at a PSF that newer neighbours cannot match. For buyers for whom en-bloc upside or clean long-run liquidity is important, the calculus is more cautious. Use the comparison tool to benchmark this against other D15 resale options before making a final decision.
FAQ
What is the average price for THE SHORE RESIDENCES?
What is the rental yield for THE SHORE RESIDENCES?
Is THE SHORE RESIDENCES freehold or leasehold?
What is the remaining lease on The Shore Residences in 2026?
The Shore Residences holds a 103-year leasehold tenure commencing 18 August 2009. As of 2026, approximately 86 years of lease remain. This is above the typical threshold at which CPF usage and bank financing begin to be restricted for most buyer age groups, but buyers over 50 should model the remaining lease against their age and intended hold period using the lease decay calculator to understand future financing constraints.
How close is The Shore Residences to the MRT?
With the Thomson-East Coast Line (TEL) Stage 4 now operational, Tanjong Katong MRT (TE26) and Marine Parade MRT (TE27) are both accessible from Amber Road within a short walk or brief drive. The TEL connects directly to Marina Bay, Orchard, and the northern corridor without line changes, substantially improving the commute proposition compared with the pre-TEL era when Dakota (Circle Line) and Eunos (East West Line) were the nearest stations, each roughly a 10-minute drive away.
Is The Shore Residences suitable for en-bloc redevelopment?
En-bloc potential at The Shore Residences is structurally limited by the non-standard tenure arrangement. The underlying freehold land is owned by Far East Organization, not by the residents collectively. Any collective sale would require Far East's consent, and the developer is under no obligation to extend the lease or sell the land at market-premium prices. As the lease shortens over decades, the negotiating leverage increasingly favours the landowner. Buyers who are specifically seeking en-bloc upside should exercise significant caution and take independent legal advice before purchasing.
What unit types are available at The Shore Residences?
The Shore Residences offers one- to four-bedroom configurations with built-up areas ranging from 592 sqft (one-bedroom) up to 2,906 sqft (four-bedroom penthouse-range units). The development comprises six 20-storey blocks totalling 408 units. Larger units with sea-facing or park-facing aspects command the highest premiums. A one-bedroom entry point from approximately S$1.15M and larger family units up to S$3M means the project serves both investment buyers and families seeking a D15 lifestyle home.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 99 transactions analysed
- Rental data: 723 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 THE SHORE RESIDENCES
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