THE SOUND is a freehold development along EAST COAST ROAD in District 15 (Katong / Joo Chiat), part of the OCR segment of Singapore's private residential market. The project comprises 104 units and is TOP 2013.
This profile draws on 18 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 13 years from TOP, THE SOUND 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 THE SOUND 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 18 sales and 208 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SOUND dashboard.
- Average sale price: $1,930,167 across 18 transactions
- Estimated gross rental yield: 2.9%
- District 15 PSF ranking: Premium tier (top 18%)
- Freehold tenure · OCR · D15 · 104 units
About THE SOUND
THE SOUND is a freehold condominium, located at EAST COAST ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region), developed by BAYSHORE GREEN PTE LTD, comprising 104 residential units, completed in 2013.
As a freehold property, THE SOUND does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SOUND:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,830 psf | $1,105,000 |
| 2 BR | 7 | $1,909 psf | $1,630,000 |
| 3 BR | 7 | $1,916 psf | $2,221,857 |
| 4 BR | 2 | $1,924 psf | $2,785,000 |
Sales Market Overview
THE SOUND has recorded 18 sale transactions with an average transaction price of $1,930,167, ranging from $1,020,000 to $2,920,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,645 psf | $2,195,000 | — |
| 2022 | 5 | $1,784 psf | $1,402,000 | ↑ 8.5% |
| 2023 | 4 | $1,919 psf | $1,854,500 | ↑ 7.5% |
| 2024 | 2 | $1,975 psf | $2,165,000 | ↑ 2.9% |
| 2025 | 6 | $2,016 psf | $2,298,333 | ↑ 2.0% |
THE SOUND ranks in the top 18% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, THE SOUND trades 22.9% above the segment benchmark.
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Rental Market Overview
THE SOUND has recorded 208 rental transactions with monthly rents averaging $4,675/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 19 | $3,246/mo | $2,600/mo | $3,750/mo |
| 2 BR | 55 | $3,921/mo | $2,900/mo | $4,700/mo |
| 3 BR | 108 | $4,941/mo | $3,400/mo | $6,000/mo |
| 4 BR | 21 | $6,075/mo | $3,948/mo | $7,800/mo |
| 5+ BR | 5 | $6,765/mo | $6,286/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 35 | $3,673/mo |
| 2022 | 43 | $4,489/mo |
| 2023 | 36 | $5,004/mo |
| 2024 | 45 | $4,982/mo |
| 2025 | 36 | $5,050/mo |
| 2026 | 13 | $4,973/mo |
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Investment Analysis
Based on average rents and sale prices, THE SOUND delivers an estimated gross rental yield of 2.9%. 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 THE SOUND (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SOUND
- Marine Terrace MRT
- Kembangan MRT
- Siglap MRT
- Marine Parade MRT
- Telok Kurau Primary School
- Chung Cheng High School (Main)
- East Coast Primary School
Nearby MRT Stations
THE SOUND is 420m from Marine Terrace MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marine Terrace | TE27 | Thomson-East Coast Line | 420m |
| Kembangan | EW6 | East-West Line | 1.2 km |
| Siglap | TE28 | Thomson-East Coast Line | 1.3 km |
| Marine Parade | TE26 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 14 schools within 2 km of THE SOUND, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 330m |
| Chung Cheng High School (Main) | Secondary | 860m |
| East Coast Primary School | Primary | 1.1 km |
| Global Indian International School (GIIS East Coast) | International | 1.1 km |
| Canadian International School (Tanjong Katong) | International | 1.6 km |
| Tanjong Katong Girls' School | Secondary | 1.6 km |
| CHIJ (Katong) Primary | Primary | 1.6 km |
| Broadrick Secondary School | Secondary | 1.7 km |
| EtonHouse International School (Broadrick) | International | 1.7 km |
| Canossa Catholic Primary School | Primary | 1.7 km |
| Tao Nan School | Primary | 1.9 km |
| Victoria School | Secondary | 2.0 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 Terrace sits about 0.42km 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.
School-belt proximity. Telok Kurau Primary School sits about 0.33km 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 18 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: THE SOUND 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. 18 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 THE SOUND?
What is the rental yield for THE SOUND?
Is THE SOUND freehold or leasehold?
How far is the nearest MRT from THE SOUND?
What is the tenure of THE SOUND?
How does THE SOUND compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SOUND?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 18 transactions analysed
- Rental data: 208 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 SOUND
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.