833 M B Residences

Overview & Key Facts

833 M B Residences sits at 833 Mountbatten Road in District 15 — the address that doubles as its name, with “M B” a direct abbreviation of Mountbatten. Developed by Sustained Land Pte Ltd and completed in 2011, this is a compact boutique condominium of just 20 units on a 99-year leasehold tenure. It occupies a quiet residential stretch between the Tanjong Katong corridor and the Mountbatten landed enclave, a location that places it within one of the most school-dense catchments in Singapore.

Small size and low profile have not held back its rental performance. With 24 recorded rental transactions from just 20 units, the development demonstrates a near-complete rental utilisation rate that speaks to sustained tenant demand in the area. The resulting gross yield of 4.14% stands out as one of the highest in the Katong and Marine Parade sub-market, where newer and larger projects regularly price investors out of positive cashflow territory. For the yield-focused buyer, 833 M B Residences is a rare find in RCR District 15.

The surrounding neighbourhood is firmly established. The Katong and Mountbatten corridor is characterised by low-rise landed homes, mature tree cover, and a school cluster that few precincts in Singapore can rival. Eight schools fall within 0.91 km of the development, ranging from CHIJ (Katong) Primary at 0.42 km to Haig Girls’ School at 0.91 km. For families navigating the Primary 1 registration exercise, this density of options materially broadens their choices. The Thomson-East Coast Line’s Tanjong Katong MRT station is 0.53 km away — a walkable distance that connects residents directly to the growing TEL corridor.

Location & Connectivity

Mountbatten Road is one of the quieter arterial routes in District 15, flanked on the residential side by an established cluster of semi-detached and detached homes and on the amenities side by the broader Katong catchment. The development’s address at 833 Mountbatten Road places it in a segment of the road that is genuinely walkable to everyday essentials: the Katong Shopping Centre, Parkway Parade, and the East Coast Road food belt are all within 1–2 km, with neighbourhood coffee shops and food centres even closer.

The Thomson-East Coast Line has changed the connectivity calculus for this part of D15 considerably. Tanjong Katong MRT (TEL31) at 0.53 km gives residents access to the full TEL spine — including one-transfer reach to the Downtown Line at Stevens, North-South Line at Woodlands, and the Circle Line at Gardens by the Bay. Marine Parade MRT is 0.82 km away, adding a second TEL node for residents on that side of the development. Pre-TEL, this stretch of Mountbatten Road was considered below average for public transport; that calculus has shifted materially since TEL commenced operations.

For drivers, Mountbatten Road connects southward toward the Marina-ECP interchange, with the CBD reachable in roughly 15 minutes during off-peak conditions. The PIE and KPE are accessible within minutes, making pan-island drives manageable. East Coast Park is approximately 1.5 km away — not walkable, but a short cycle or drive that families with children make regularly. The combination of TEL access, arterial road connectivity, and proximity to major expressways gives 833 M B Residences a transport profile that ranks above its modest size would suggest.

Schools & Education

4 primary schools within the 1 km Priority Phase balloting radius.

Facilities

A 20-unit boutique development cannot offer the amenity breadth of a mega-condo, and 833 M B Residences does not pretend to. The development provides the standard complement expected of a small leasehold condo from its era: a swimming pool, gymnasium, and landscaped communal areas. The emphasis here is on a low-density living environment rather than a resort-style amenity catalogue — there are no lap pools, tennis courts, or clubhouses competing for space on a constrained site.

“Small development, very quiet and private. Not much facilities but the pool area is nicely maintained and the gardens are pleasant. Exactly what you want if you prefer a boutique condo with fewer neighbours.”

— Resident feedback on boutique condominium living, Mountbatten corridor

The practical upside of minimal facilities is lower maintenance fees relative to larger developments with extensive upkeep requirements. For investment-oriented buyers — the primary audience for a 4.14% yield play — lower MCST overheads improve net yield and reduce carrying costs. Tenants in this sub-market, predominantly professionals and families drawn by the school cluster, tend to prioritise location and space over a comprehensive club-style amenity list.

Unit Sizes & Layout

With only 20 units, the development offers a degree of privacy and exclusivity that newer, higher-density launches along the same corridor cannot replicate. The small unit count means fewer neighbours, quieter common areas, and a residential atmosphere that feels closer to landed living than conventional apartment density. This is not an accident of scale — boutique developments on Mountbatten Road were deliberately positioned to attract owner-occupiers who wanted the security and amenities of a managed condominium without sacrificing the quiet of the neighbourhood.

Transaction data points to units in the mid-sized bracket commanding consistent tenant interest. URA rental records show 24 transactions from a pool of 20 units — a utilisation rate that implies a meaningful number of units have turned over tenants at least once, with near-zero vacancy periods between leases. Average rent at S$3,654 per month and median at S$3,100 per month reflects a spread suggesting both smaller and larger unit types in the building, with the upper end of the rental range likely driven by multi-bedroom units near the school belt premium.

Pricing & Market Position

Across 4 recorded transactions (all-time), sale prices range from $793,000 to $1,000,000, averaging $880,250.

Rents range from $1,750 to $6,650 per month across 24 rental transactions. Current rental yield sits at approximately 4.1%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at 833 M B RESIDENCES typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 13.2% (from $1,473 to $1,669 psf).

Neighbourhood Comparison

Against the three closest competing projects, 833 M B Residences occupies a distinct niche. Grand Dunman (99-year, TOP 2022, 1,008 units) trades at S$2,537 psf — a premium of over 50% above 833 M B Residences’ latest recorded psf. Emerald of Katong (99-year, TOP 2023, 846 units) commands S$2,640 psf. The Continuum, the only freehold option, reaches S$2,790 psf. All three offer newer leases, better facilities, and larger communal amenity programmes — but none comes close to the yield profile that the smaller, older boutique achieves. For buyers whose primary criterion is capital yield rather than lifestyle amenities or prestige address, the comparison is not even close.

The more direct peer group is the cluster of similar boutique 99-year developments along Mountbatten Road and the adjacent Tanjong Katong backstreets — projects of 20–80 units built between 2005 and 2015 that have been absorbed by the school-driven rental market. In that cohort, 833 M B Residences performs at the upper end of the yield range, supported by its specific address advantage relative to the three primary school catchments. Buyers considering this sub-category should note that the TEL opening has improved all Mountbatten Road addresses, and that the yield compression seen in newer launches has not yet fully flowed through to the boutique resale segment.

ShiokNest Scores

Our proprietary scoring system evaluates 833 M B RESIDENCES across multiple dimensions.

What Residents Say

“We chose 833 Mountbatten specifically for the schools — three primary options all within a five-minute walk. The TEL opening was a bonus we didn’t fully price in when we bought, but Tanjong Katong station has made the commute significantly easier. The building is very quiet; 20 units means you actually know your neighbours.”

— Owner-occupier, Mountbatten Road corridor (paraphrased from area resident feedback)

“Rental demand here is very consistent. We’ve had back-to-back tenants without any gap since the first lease. The school proximity is the reason every time — families want to be inside that 1 km radius before P1 registration. Very low vacancy risk compared to other D15 addresses we own.”

— Investment buyer, D15 boutique condo portfolio (paraphrased from area landlord feedback)

“Mountbatten Road has a different feel from the denser parts of Katong. It’s quieter, more landed-residential in character, and the morning walk past the bungalows to Tanjong Katong MRT is genuinely pleasant. You don’t feel like you’re in a condo corridor here.”

— Tenant, Mountbatten Road precinct (paraphrased from area resident feedback)

Strengths & Weaknesses

Verdict

833 M B Residences makes its case on yield and location, not on facilities or prestige. For buyers seeking income-generating exposure to the D15 market without committing to the S$2,500+ psf price point of the latest launches, it is one of the most compelling options in the sub-market. The 4.14% gross yield, validated by 24 actual rental transactions from 20 units, is not a projection — it is a demonstrated track record. For the yield investor, this kind of evidence is rare in RCR Singapore, where most equivalent-vintage condos have seen yields compressed to 2.5–3.5%.

The school story is genuinely exceptional. Eight institutions within 0.91 km, spanning local primary schools to international schools, creates a self-reinforcing tenant demand cycle: expat families and dual-income local families alike target this corridor for proximity to CHIJ (Katong) Primary, Tanjong Katong Primary, and the Canadian International School. As long as those schools remain in place — and school relocations in Singapore are rare — the rental demand driver is structural.

The lease position requires honest assessment. With approximately 84 years remaining on a 99-year tenure, bank financing remains fully accessible today. The development drops below the 75-year threshold in roughly 9 years, at which point some lenders begin to tighten loan tenors. The 60-year threshold arrives in approximately 24 years — beyond most investors’ typical holding periods, but a factor for anyone with long-term capital gain aspirations. This is primarily a medium-term yield and capital preservation play, not a multi-decade wealth accumulation vehicle. Buyers who understand that framework will find the entry attractive.