91 Marshall

Overview & Key Facts

91 Marshall is a boutique freehold condominium on Marshall Road in District 15 — a quiet residential street that sits between the old-world Katong shophouse belt and the newer Marine Parade corridor. Developed by TEE Home Pte Ltd and completed in 2016, the development comprises just 30 units spread across two 5-storey blocks on a compact 1,225 sqm site. That intimacy is the defining characteristic: 91 Marshall is not trying to be a resort mega-condo, but a well-located, low-density freehold address for buyers who value tenure security and a genuine neighbourhood feel over an exhaustive amenity list.

TEE Home Pte Ltd is the residential development arm of TEE Land Limited, a Singapore-listed developer with a track record of boutique projects across the mid-market and upper-mid segment. Their approach at 91 Marshall is restrained and focused: a clean five-storey massing, a curated selection of facilities in the modest footprint available, and unit layouts that prioritise practical living over paper-impressive sizes. The development sits on the fringe of the Katong heritage enclave, one of Singapore’s most storied residential addresses, where freehold sites rarely come to market and even older leasehold projects command premiums over comparable estates elsewhere in the city.

With only 30 units, 91 Marshall occupies the boutique segment that has quietly outperformed the broader D15 market on a per-sqft basis over the past decade. Buyers here are typically owner-occupiers seeking freehold tenure near top schools and the East Coast lifestyle corridor, or investors targeting the consistently strong rental demand from the Katong–Marine Parade belt driven by international school families and young professionals.

Location & Connectivity

Marshall Road lies in the heart of District 15 — close enough to the East Coast lifestyle belt to benefit from it, but set back from the main arterials enough to feel genuinely residential. The street itself is lined with a mix of low-rise developments and landed houses, and the immediate surroundings are quiet by Singapore standards. Marine Parade MRT (Thomson-East Coast Line) is approximately 680 metres away, and Tanjong Katong MRT is about 830 metres — both are brisk walking distances, putting 91 Marshall in a more accessible position than many D15 developments that relied on buses before the TEL opened.

For drivers, the location is even more convenient. The ECP is accessible within minutes, and the CBD is reachable in around 15 minutes in off-peak conditions. Parkway Parade — the anchor shopping mall for the Marine Parade precinct — is under 10 minutes by car, as are i12 Katong and the Katong V mall. East Coast Park and its 15 km cycling and beach corridor is just minutes away by bicycle from the development. This combination of expressway access and East Coast Park proximity is a genuine lifestyle advantage that residents consistently cite.

The school catchment is exceptional for a development of this size. Tanjong Katong Primary School is approximately 420 metres away, well within the 1 km ballot radius. CHIJ (Katong) Primary is 130 metres from the site — one of the closest primary school relationships in the entire district. Canadian International School (Tanjong Katong campus) and EtonHouse International School (Broadrick) are both within 200 metres, making 91 Marshall particularly appealing to international school families who want to minimise commute time for young children.

Schools & Education

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

Facilities

On a 1,225 sqm site with 30 units, 91 Marshall makes sensible choices. The facilities list — swimming pool, wading pool, Jacuzzi, pool terrace, gymnasium, pine garden, children’s play area, reading lounge, BBQ pits, and 24-hour security — covers the essentials without overreaching. The pool and landscaped pine garden are the social anchors of the development, and the low resident count means facilities are rarely congested. Buyers should calibrate expectations accordingly: this is not a resort-style condo. The draw is freehold tenure, school proximity, and neighbourhood quality — not a 50-metre lap pool or an air-conditioned badminton hall.

“Nice area and convenient for families. Quiet street but very accessible — the MRT is an easy walk now, and the school run to CHIJ is literally minutes on foot.”

— Resident review, 99.co

The reading lounge is an unusual inclusion for a 30-unit development and reflects a deliberate positioning toward owner-occupiers rather than pure investment buyers. The pine garden — a small but thoughtfully designed landscaped area between the two blocks — creates a sense of green separation that makes the development feel less dense than its footprint would suggest. For a boutique freehold in D15, the facilities package is appropriate; buyers seeking resort-scale amenities should look at Grand Dunman, Amber Park, or The Continuum.

Unit Sizes & Layout

Unit sizes at 91 Marshall reflect the compact nature of the site and the development’s era. One-bedroom units start at 334 sqft and go up to 377 sqft; two-bedrooms range from 560 to 581 sqft with a 2-bedroom+study at 710 sqft; three-bedrooms run from 743 to 786 sqft. The penthouse tier adds meaningful scale — a 2-bedroom+study penthouse reaches 1,109–1,249 sqft, and the 3-bedroom penthouses hit 1,367–1,399 sqft, which is generously proportioned for a boutique development and offers genuine family living space with private roof terraces. Total unit count: 6 one-beds, 11 two-beds, 3 two-bed+study, 3 three-beds, 1 two-bed penthouse, 2 two-bed+study penthouses, 2 three-bed penthouses.

The standard two and three-bedroom units are compact by 2000s-era standards but benchmarked reasonably against post-2015 new-build norms. A 560 sqft two-bedroom is tight but functional, and the D15 freehold premium justifies the density trade-off for most owner-occupier profiles. Interior finishing quality is consistent with TEE Home’s mid-market positioning — solid but not premium. Buyers should budget for bathroom and kitchen refreshes to bring the units to a modern aesthetic, particularly in the decade-old lower floors. The two blocks share an orientation that avoids direct western sun exposure on the main living areas, which is a meaningful practical benefit in Singapore’s climate.

Pricing & Market Position

Across 12 recorded transactions (all-time), sale prices range from $640,000 to $1,860,000, averaging $1,055,333.

Over the last 12 months, transactions averaged $1,871 psf.

Rents range from $1,600 to $4,000 per month across 36 rental transactions. Current rental yield sits at approximately 3.0%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at 91 MARSHALL 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 22% (from $1,515 to $1,849 psf).

Neighbourhood Comparison

The key comparisons within D15 reveal a clear positioning. The Continuum (freehold, S$2,790 psf, 816 units) offers resort-scale facilities and a larger community feel at a 51% PSF premium — for buyers who want freehold with a full amenity set and are willing to pay for it. Grand Dunman (99yr from 2022, S$2,537 psf, 1,008 units) is MRT-integrated at Dakota station and delivers a significantly more extensive facility stack, but at a 37% PSF premium and with a leasehold clock. Amber Park (freehold, S$2,538 psf, 592 units) sits between the two on facilities and scale. Against all three, 91 Marshall’s proposition is clear: it trades facilities and unit scale for a substantial PSF discount on the same freehold tenure type, within the same school catchment.

The boutique freehold peer group in D15 is the more instructive comparison set. Developments like 77 @ East Coast and La Mariposa — both freehold, sub-30 unit projects in the same corridor — have demonstrated that boutique freehold D15 assets hold value well over time and attract a stable owner-occupier base. In that context, 91 Marshall’s pricing at S$1,849 psf looks conservative relative to the new-launch comparables, with the key risk being the usual boutique illiquidity: if you need to sell quickly, price discovery at 30 units is slower than at a development where 3–5 units trade every quarter.

ShiokNest Scores

Our proprietary scoring system evaluates 91 MARSHALL across multiple dimensions.

What Residents Say

“Love the quiet street and the school proximity. My kids walk to CHIJ in under 5 minutes. The MRT is a pleasant 10-minute walk now that TEL is open. Only wish the units were slightly bigger but freehold in Katong at this price is hard to find.”

— Resident review via PropertyGuru

“Very peaceful development. Low density means the pool is almost always available. Management is responsive. Location is excellent for families — East Coast Park is a short ride, great food on East Coast Road. Parking is tight though with only 30 units and occasional visitor issues.”

— Resident review via Singapore Expats

“Nice peaceful city living with convenient accessibility. Freehold gives peace of mind. The international school crowd means a lot of expat neighbours — good community feel. Unit sizes are on the small side for a 3-bedder but the layout is efficient.”

— Resident review via 99.co

Across review platforms, the consistent themes are: appreciation for the low-density living and quiet street setting; strong approval of the school proximity and post-TEL MRT convenience; and an accepted trade-off on unit sizes and facilities breadth versus freehold tenure. Parking and visitor access occasionally surface as friction points — a structural constraint of a 30-unit development with a compact basement car park. The international school community creates a cosmopolitan neighbour profile that most residents view positively.

Strengths & Weaknesses

Verdict

91 Marshall is a niche buy that makes a specific kind of sense. If you are a family or couple seeking freehold tenure within walking distance of CHIJ (Katong) Primary or Tanjong Katong Primary School, a post-TEL MRT walking distance, and the East Coast lifestyle corridor — and you are comfortable with compact living spaces — this development is difficult to beat at its current PSF. The freehold story is the headline: at roughly S$1,849 psf as of 2026, you are acquiring perpetual tenure in one of Singapore’s most established residential districts at a meaningful discount to the new-launch leasehold comparables nearby.

The comparisons are instructive. Grand Dunman (99yr leasehold) trades at S$2,537 psf. The Continuum (freehold) is at S$2,790 psf. Emerald of Katong (99yr) at S$2,640 psf. Against those benchmarks, 91 Marshall at S$1,849 psf freehold represents a 30–35% PSF discount to the new-launch cohort — a gap that reflects both the age of the development (2016 TOP) and the boutique size premium compression that smaller developments often experience in the resale market. For investors, the gross yield of approximately 3% at current pricing is modest but stable, underpinned by the international school ecosystem that generates consistent rental demand from expatriate families cycling through 2–3 year corporate packages.

The weaknesses are real but predictable for a boutique development of this vintage. The standard unit sizes are compact. The facilities list, while appropriate, will not impress buyers accustomed to mega-condo resort living. Liquidity is constrained by the small unit count — turnover is infrequent, which cuts both ways: price discovery is slower, but premiums tend to hold because supply is structurally limited. Buyers who need to exit quickly should factor in that finding a buyer at full asking PSF may take longer than at a 500–1,000 unit development with more regular transaction history.