Arina East Residences
Overview & Key Facts
Arina East Residences is the first new condo launch in Tanjong Rhu in over 13 years — a fact that alone tells you something about the scarcity of developable freehold land in this quiet pocket of District 15. Sitting at 6C Tanjong Rhu Road on the former La Ville site, this boutique development by ZACD Group (in partnership with Welltech Construction and FRX Capital) comprises just 107 units across two 20-storey towers linked by a sky bridge.
The consortium acquired the former 40-unit La Ville via en bloc sale in December 2021 for S$152 million. Architecture is by the well-regarded local firm Ong & Ong, and the design philosophy splits the project into a “Premium Block” (two units per floor, private lift access) and an “Eco Block” (four units per floor, two stacks with private lifts). At just 107 units on a 47,012 sqft freehold plot, this is genuinely boutique — a rarity in a market where even “exclusive” launches routinely exceed 300 units.
At its private placement launch, 10 units were sold at an average of S$3,008 psf, with buyers predominantly Singaporean (84.5%). The take-up was muted by new-launch standards — a reflection not of weak demand for the location, but of the price point sitting above older freehold peers in the same district. With a TOP date of December 2028 and freehold tenure, this is a development positioned for patient buyers thinking in decades rather than quarters.
Location & Connectivity
Tanjong Rhu occupies a peculiar position in Singapore’s geography: technically within the Rest of Central Region (RCR), it feels more like a quiet residential enclave than a city-fringe address. The stretch along Tanjong Rhu Road is low-density, flanked by landed homes and older condominiums, with the iconic dome of the Singapore Sports Hub forming the visual backdrop. It takes only a 10-minute walk — or one MRT stop — to reach the Sports Hub complex, which houses a 55,000-seat stadium, aquatic centre, indoor sports halls, rock climbing, and bowling facilities.
The standout connectivity asset is Katong Park MRT station (TE24), just 230 metres away — a genuine 3-minute walk. This Thomson–East Coast Line station puts Gardens by the Bay two stops away and Marina Bay four stops out. For a District 15 address, this level of MRT proximity is exceptional. Mountbatten MRT (Circle Line) is 750m away as a secondary option.
For drivers, the East Coast Parkway (ECP) and Kallang–Paya Lebar Expressway (KPE) are easily accessible — the CBD and Marina Bay are a 10-minute drive, Changi Airport about 15 minutes. The Marine Coastal Expressway (MCE) adds another route into the downtown core.
The neighbourhood’s longer-term story is shaped by two major government masterplans. The Kallang Alive Master Plan aims to transform the Kallang precinct into a waterfront sports, entertainment, and lifestyle hub anchored by the Sports Hub. The Long Island / Round Island Route initiative will extend park connectors, cycling trails, and recreational paths along the coast. Both projects should materially enhance the liveability and amenity quality of the Tanjong Rhu area over the next decade.
Schools & Education
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | international | ~1.1 km |
| Geylang Methodist School (Primary) | primary | ~1.5 km |
| Geylang Methodist School (Secondary) | secondary | ~1.5 km |
| Tanjong Katong Primary School | primary | ~1.6 km |
| Haig Girls' School | primary | ~1.7 km |
| Tao Nan School | primary | ~1.8 km |
| Kong Hwa School | primary | ~1.8 km |
| CHIJ (Katong) Primary | primary | ~2.0 km |
Facilities
For a 107-unit boutique development, Arina East Residences packs an unexpectedly generous facilities allocation. Common facilities cover 71% of the Gross Floor Area — a ratio the developer claims is equivalent to condominiums with over 200 units. Whether that figure proves meaningful in practice depends on how well the spaces are maintained at scale, but the intent is clear: this is not a project that sacrificed shared amenities for unit count.
The development manages to fit three pools across its two blocks. On the ground floor, a 20-metre lap pool and a jacuzzi sit alongside a pool deck with loungers. The headline feature, however, is the suspended sky pool on the 20th storey, offering panoramic views across Marina Bay and the East Coast skyline. It is a genuinely impressive amenity for a project of this size — the kind of facility you expect from developments three or four times larger.
The 19th-storey sky garden provides an elevated communal green space with landscaped decks, while the 20th-storey level adds a sky gym and sky BBQ pavilion with city views. Ground-level amenities include a clubhouse, kids’ play area, kids’ pool, aqua gym, reflection pool, and communal garden. The sky bridge linking the two towers doubles as a shared social space.
Unit Sizes & Layout
Arina East Residences offers 1- to 4-bedroom configurations ranging from 495 sqft to 1,679 sqft, with the bulk of the mix (56%) in 1- and 2-bedroom units. Stacked Homes’ review notes that the two-block configuration creates a clear hierarchy: the Premium Block has just two units per floor with private lift access, while the Eco Block accommodates four units per floor (two stacks with private lifts).
The unit sizes are competitive for a new launch, though not generous by older-condo standards. One-bedroom units sit at 495 sqft (17 units total), two-bedders range from 678 to 861 sqft across deluxe and premium layouts (43 units, 40% of the mix), three-bedders span 969 to 1,238 sqft (32 units), and four-bedders run from 1,324 to 1,679 sqft (15 units). The top-tier 4BR+Study unit at 1,679 sqft is a genuinely spacious family home by today’s new-launch standards.
Finishing quality sits firmly in the premium tier: ultra-large format Travertino® stone floors in the 3- and 4-bedroom units, Miele kitchen appliances throughout, and smart home technology integrated as standard. The branded appliance package and stone finishes set Arina East apart from many similarly priced competitors that offer generic tiles and mid-tier fittings.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 17 | $2,643 | $1,308,471 |
| 1 BR | 13 | $2,871 | $1,946,964 |
| 2 BR | 18 | $2,880 | $2,364,822 |
| 3 BR | 28 | $2,846 | $3,084,830 |
| 4 BR | 5 | $2,953 | $4,100,400 |
Pricing & Market Position
Based on 81 recorded transactions, sale prices range from $1,268,000 to $4,500,000, averaging $2,432,081 (~$2,821 psf).
Price Appreciation
From 2025 to 2026, the average PSF has declined by 4.5% (from $2,918 to $2,785 psf).
Neighbourhood Comparison
The competitive set tells a clear story about the freehold premium Arina East commands. Grand Dunman (S$2,537 psf, 99-year from 2022, 1,008 units) offers a vastly larger community and lower entry psf, but its leasehold tenure and mega-condo scale are the inverse of what Arina East represents. Emerald of Katong (S$2,640 psf, 99-year from 2023, 846 units) is similarly large-scale leasehold, well-located near Katong Park MRT but without freehold’s long-term structural advantage.
The Continuum (S$2,790 psf, freehold, 816 units) is the most direct freehold comparison — priced slightly below Arina East on a psf basis but in a very different Thiam Siew Avenue location with a much larger unit count. Tembusu Grand (S$2,461 psf, 99-year from 2022, 638 units) offers the lowest entry point among the competitors but carries leasehold tenure. Amber Park (S$2,536 psf, freehold, 592 units) is an established freehold peer on Amber Road, already TOP’d, offering immediate move-in at a comparable psf.
The freehold argument is Arina East’s strongest card. In 30 years, Grand Dunman and Tembusu Grand will have ~67 years remaining on their leases, and financing constraints will start tightening for buyers. Arina East, as freehold, faces no such ceiling. But buyers must weigh this long-horizon advantage against the reality that Arina East’s PSF premium over leasehold peers is 10–15%, and the boutique scale means thinner resale liquidity when the time comes to exit. At 107 units, you are betting on scarcity value over trading volume.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ARINA EAST RESIDENCES | Freehold | 2025 | 107 | $2,821 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates ARINA EAST RESIDENCES across multiple dimensions.
What Residents Say
“Arina East Residences’ launch price of S$3,008 psf will prove attractive, considering its District 15 address and freehold tenure.”
— Mark Yip, Huttons Asia CEO, via EdgeProp
“Some buyers view this part of Tanjong Rhu as a more palatable option in terms of price compared to Meyer Road. But unlike the upper-floor units along Meyer, this precinct doesn’t offer the same unblocked beachfront views — something to keep in mind when evaluating long-term value.”
— Market analyst commentary via Stacked Homes pricing review
“For buyers who value modernity, exclusivity, and a freehold tenure, Arina East Residences stands out as a thoughtful, future-ready home and a promising legacy investment.”
— PropertyLimBrothers
As a pre-TOP new launch, there is no resident feedback to draw on yet. The buyer profile so far — 84.5% Singaporean, 13.8% PR, and just 1.7% foreign — suggests this is being purchased primarily by locals for own-stay rather than as an investment vehicle. The cautious launch take-up (10 of 107 units at launch weekend) indicates price-sensitive buyers are waiting for the development to prove its value proposition closer to completion, while early adopters appear convinced by the freehold-MRT combination.
The pent-up demand narrative has some validity: residents of older condos nearby (such as the remaining units at Pebble Bay, Water Place, and Costa Rhu) represent a natural upgrader pool. With no new freehold supply in Tanjong Rhu since La Ville was completed, this cohort has had limited options for refreshing their homes without leaving the neighbourhood.
Strengths & Weaknesses
- Freehold tenure — no lease decay, permanent title in a supply-constrained enclave
- Katong Park MRT just 230m away — exceptional transit access for District 15
- Boutique 107-unit development with genuine exclusivity and low density
- Premium finishes: Travertino stone floors, Miele appliances, smart home tech
- 71% GFA dedicated to common facilities — unusually generous for a boutique condo
- Suspended 20th-storey sky pool with Marina Bay and East Coast panoramic views
- Kallang Alive and Long Island masterplans as medium-term upside catalysts
- Private lift access available in select 3-BR and all 4-BR units
- First new launch in Tanjong Rhu in 13+ years — scarcity value is real
- Predominantly Singaporean buyer base (84.5%) signals own-stay demand
- PSF trend declining ($2,918 → $2,784) — early price discovery still settling
- Low investment score (44) — unproven rental market, yield unknown until post-TOP
- Muted launch response (10 of 107 units) suggests price resistance at $3,000+ psf
- Significant quantum — 1-BR from $1.43m, 4-BR from $4.34m
- All 4-bedroom units face southwest — afternoon sun exposure unavoidable
- Boutique scale means thinner resale liquidity vs mega-developments
- TOP not until December 2028 — 2+ years of capital lock-up for new buyers
- Higher per-unit maintenance fees due to generous facilities-to-unit ratio
- No beachfront views unlike Meyer Road freehold peers at similar PSF
- Upcoming GLS site nearby may introduce competing supply in 2029–2030
Verdict
Arina East Residences occupies a specific niche: it is a freehold boutique in a supply-starved enclave, with genuinely excellent MRT access and upside from the Kallang Alive masterplan. The 230-metre walk to Katong Park MRT is hard to beat anywhere in District 15, and the freehold tenure means no lease decay headwinds that will increasingly weigh on the 99-year competitors surrounding it — Grand Dunman, Tembusu Grand, and Emerald of Katong will all face that arithmetic eventually.
However, the numbers tell a cautious story. The PSF trend has softened from around S$2,918 to S$2,784 over recent quarters, and the investment score of 44 reflects limited rental yield potential (no rental track record yet, with TOP not until 2028) and the premium pricing relative to neighbourhood comparables. The initial launch take-up of just 10 out of 107 units suggests the market is not giving this a blank cheque at S$3,000+ psf, despite the freehold tag.
The honest assessment: this is a buy-and-hold proposition, not a short-cycle investment play. Buyers who value freehold tenure, want a boutique community under 110 units, and plan to hold through the Kallang transformation will likely see their patience rewarded. The scarcity value is real — no new freehold land is being created in Tanjong Rhu, and the GLS bid prices confirm developer conviction about the area’s trajectory.
For investors seeking immediate yields or capital gains within a 3–5 year window, the maths is less compelling. The quantum is significant (1-bedders from S$1.43m, 4-bedders north of S$4.3m), the rental market is unproven for this specific development, and the PSF premium over leasehold neighbours is meaningful. As PropertyLimBrothers noted, in the long run, as other big-ticket leasehold projects go through their lease decay, Arina East Residences will stand as something timeless — but “long run” means exactly that.