Villa Marina is a 432-unit Far East Organization flagship that has anchored the East Coast skyline since its 1999 TOP, sitting on a 99-year lease commencing 1995 — which leaves only about 68 years remaining as of May 2026. That single number reframes every other strength: the seafront access, the Katong food belt, the Marine Parade Thomson-East Coast Line (TEL) stop on its doorstep, and the deep school catchment along Siglap Road. According to URA caveat data, the project remains one of District 15’s most-traded large condos, with pricing increasingly bifurcated between lease-aware investors who anchor on remaining tenure and lifestyle-driven owner-occupiers who value the mature-estate amenity depth. This review unpacks where Villa Marina earns a place on a shortlist in 2026, and where the lease arithmetic forces a harder conversation.
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 — East Coast, Marine Parade and Siglap — is one of Singapore’s most mature private-housing belts and a perennial favourite for families who want sea-breeze living without surrendering schools, hawker depth or city access. Villa Marina sits squarely in its prime stretch along Siglap Road, in a pocket dense with established 1990s-era condominiums, conserved shophouses and landed enclaves. The estate predates the Thomson-East Coast Line, but Marine Parade MRT (TEL Stage 4, opened 2024) now puts the city, Orchard and Woodlands within a single train ride, transforming what was once a car-dependent address into a transit-anchored one. Surrounding amenities are unusually deep: East Coast Park is a five-minute drive, Parkway Parade is the regional retail magnet, and the Joo Chiat / Katong heritage food belt — nasi lemak, peranakan kitchens, third-wave cafes — is on the doorstep. The LTA Thomson-East Coast Line rollout is the single biggest structural tailwind for D15, but it lands on a stock of ageing 99-year leasehold projects where lease decay is now the dominant pricing variable. Cross-reference how the wider precinct is trending in /district/15.
We track 81 sales and 313 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLA MARINA dashboard.
- Average sale price: $1,779,879 across 81 transactions
- Estimated gross rental yield: 3.1%
- District 15 PSF ranking: Value tier (top 90%)
- 99 yrs lease commencing from 1995 · OCR · D15 · 432 units
About VILLA MARINA
VILLA MARINA is a 99 yrs lease commencing from 1995 condominium, located at JALAN SEMPADAN in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region), developed by FAR EAST ORGANIZATION, comprising 432 residential units, completed in 1999.
With approximately 68 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 VILLA MARINA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 42 | $1,361 psf | $1,624,101 |
| 4 BR | 21 | $1,128 psf | $1,742,286 |
| 5+ BR | 18 | $1,065 psf | $2,187,222 |
Sales Market Overview
VILLA MARINA has recorded 81 sale transactions with an average transaction price of $1,779,879, ranging from $1,270,000 to $2,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 16 | $1,027 psf | $1,439,875 | — |
| 2022 | 16 | $1,108 psf | $1,680,000 | ↑ 8.0% |
| 2023 | 19 | $1,247 psf | $1,809,275 | ↑ 12.5% |
| 2024 | 17 | $1,406 psf | $1,965,059 | ↑ 12.7% |
| 2025 | 10 | $1,441 psf | $2,036,000 | ↑ 2.5% |
| 2026 | 3 | $1,286 psf | $2,036,667 | ↓ 10.8% |
VILLA MARINA ranks in the top 90% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, VILLA MARINA trades 20.3% below the segment benchmark.
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Rental Market Overview
VILLA MARINA has recorded 313 rental transactions with monthly rents averaging $4,586/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 89 | $3,912/mo | $2,600/mo | $5,800/mo |
| 3 BR | 192 | $4,734/mo | $2,800/mo | $7,200/mo |
| 4 BR | 32 | $5,573/mo | $3,600/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 65 | $3,555/mo |
| 2022 | 66 | $4,183/mo |
| 2023 | 65 | $5,045/mo |
| 2024 | 41 | $5,034/mo |
| 2025 | 67 | $5,217/mo |
| 2026 | 9 | $4,939/mo |
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Investment Analysis
Based on average rents and sale prices, VILLA MARINA delivers an estimated gross rental yield of 3.1%. 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 VILLA MARINA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLA MARINA
- Siglap MRT
- Bayshore MRT
- Bedok MRT
- Global Indian International School (GIIS East Coast)
- East Coast Primary School
- Chung Cheng High School (Main)
Nearby MRT Stations
VILLA MARINA is 240m from Siglap MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
Nearby Schools
There are 11 schools within 2 km of VILLA MARINA, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Global Indian International School (GIIS East Coast) | International | 390m |
| East Coast Primary School | Primary | 400m |
| Chung Cheng High School (Main) | Secondary | 660m |
| Victoria School | Secondary | 910m |
| Victoria Junior College | Jc | 910m |
| Dunman High School | Secondary | 1.1 km |
| Dunman High School (JC) | Jc | 1.1 km |
| Temasek Junior College | Jc | 1.3 km |
| Temasek Primary School | Primary | 1.4 km |
| Telok Kurau Primary School | Primary | 1.6 km |
| Opera Estate Primary School | Primary | 1.7 km |
- Mature D15 location with TEL connectivity. Marine Parade MRT (TEL) is within walking distance, restoring a transit premium that pure-bus access never delivered. Benchmark Villa Marina against nearby projects in /compare to see how it stacks up on price-per-sqft against newer TEL beneficiaries.
- Family-friendly scale & facilities. 432 units across a low-density layout give residents full-condo facilities (pool, tennis, gym, function rooms) without the crowding of 800+ unit megadevelopments — a profile many East Coast families specifically seek out.
- Lifestyle & F&B depth. Katong, Joo Chiat and East Coast Road put hawker classics, kopitiams and boutique cafes within a 10-minute walk, while East Coast Park offers cycling and beachfront access — quality-of-life factors that don’t show up in PSF charts but defend resale demand.
- Established schools catchment. Tao Nan, CHIJ Katong Convent, Tanjong Katong Primary and Victoria School all sit within the broader 1–2km belt, supporting steady owner-occupier rotation. Stress-test holding costs in /calculator/mortgage and /calculator/total-cost before committing.
- Far East Organization pedigree. Built and historically managed by Singapore’s largest private developer, with maintenance and en-bloc precedent that institutional buyers tend to respect when underwriting long-dated leasehold exposure.
- Lease decay is THE headline risk. With ~68 years left on a 1995-commencing 99-year lease, Villa Marina is approaching the band where CPF and bank-financing rules tighten materially. Under current CPF usage rules for private property, withdrawals contract sharply once the remaining lease at the buyer’s age 95 drops below 60 years. Model the breakpoint in /calculator/lease-decay before underwriting.
- Financing headwinds for younger buyers. MAS’s loan-to-value framework explicitly references remaining lease and borrower age; buyers in their 30s–40s should expect tighter LTVs and shorter tenures than for a comparable freehold or newer 99LH project. The MAS Notice 645 on residential property loans sets the binding framework. Verify your envelope in /calculator/tdsr and refinancing scenarios in /calculator/refinancing.
- Stamp-duty and exit math get harder over time. As the buyer pool narrows with each passing year of lease, ABSD-loaded second-property buyers (priced via IRAS ABSD rates) and decoupling structures need to be modelled carefully. Run scenarios in /calculator/stamp-duty and /calculator/decoupling.
- En-bloc optionality is constrained. A 432-unit estate on prime D15 land is a credible en-bloc candidate in theory, but plot ratio, conservation overlays and the cost of buying out 432 owners make any redevelopment thesis a long-dated, low-probability option — not a base case.
- Ageing infrastructure. A 1999 TOP means MCST sinking-fund pressure on lifts, façade and M&E systems is real. Budget for periodic maintenance levies on top of monthly fees.
Villa Marina suits two clear buyer archetypes and disqualifies a third. The natural fit is an owner-occupier family already rooted in the East Coast — school catchment, hawker habits, ECP weekends — who values the lifestyle premium more than capital-appreciation upside, and who can comfortably absorb the lease-decay drag because the holding horizon is 10–15 years of use rather than a flip. The second fit is a yield-focused investor who underwrites the asset at a conservative gross-yield assumption, treats the lease as fully consumed over the holding period, and prices in a gradual capital decline. The clear mis-fit is a young dual-income couple stretching financing to the limit on a 30-year tenure: lease-decay financing rules will start biting before they refinance, and the eventual exit buyer pool narrows each year. Stress-test the cash-flow profile in /calculator/cash-flow, the exit math in /calculator/roi, and the upfront envelope in /calculator/affordability before signing an OTP.
Villa Marina is a lifestyle-first asset whose investment merits are increasingly conditional on the buyer’s profile. The TEL connectivity, mature-estate amenity depth and Far East pedigree are durable; the lease arithmetic is not. At ~68 years remaining in 2026, every additional year of indecision compresses the financing envelope of the next buyer, which is how lease-decay translates from a spreadsheet variable into a real bid-ask gap. For an end-user family with a long, use-driven horizon, Villa Marina remains a credible East Coast home. For a leveraged investor chasing capital appreciation, the risk-reward is materially weaker than D15’s freehold or newer-99LH alternatives. Overlay the precinct’s pricing gradient in /maps/price-heatmap before committing. Buy the lifestyle, not the lease — and price the lease honestly.
FAQ
What is the average price for VILLA MARINA?
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Is VILLA MARINA freehold or leasehold?
How many years are left on Villa Marina’s lease?
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What schools serve the Villa Marina catchment?
Is Villa Marina a credible en-bloc candidate?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 81 transactions analysed
- Rental data: 313 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 VILLA MARINA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.