Lian Villas
Overview & Key Facts
Lian Villas is an exclusive 17-unit, 3-storey cluster terrace development by Asia Industrial Development Pte Ltd (built by Expand Construction Pte Ltd), completed in 2013 along East Coast Avenue in District 15 (RCR). The S$26 million project occupies a prime East Coast residential corridor site at 2 East Coast Avenue, directly within one of Singapore’s most established private residential enclaves between Marine Parade and Siglap. Each of the 17 cluster terraces is a generous large-format home — unit sizes run from approximately 3,500 to over 5,500 square feet across three storeys — giving the development a distinctly landed-house character that sets it apart from the condominium towers of the wider D15 corridor. A basement car park covering most of the site footprint ensures residents enjoy a clean, vehicle-free estate environment at ground level.
Lian Villas holds a 99-year leasehold tenure with the lease commencing circa 2012, placing approximately 86 years of remaining tenure on the table as of 2026 — a quantum of remaining lease that renders the leasehold discount negligible for most holding periods. The development sits in an unusual statistical position: zero URA open-market resale caveats are on record, while 59 rental transactions tell a vivid story of occupier demand. Average rent of S$13,018 per month and median rent of S$11,300 per month — among the highest rental absolutes in the D15 cluster terrace segment — reflect the very large floor plates, the prestige address, and the consistent demand from senior corporate and expatriate family tenants who specifically require 3,500 sqft or more of contiguous living space. At a development of only 17 units, every vacancy is highly visible and every transaction is material.
The absence of resale caveats is consistent with the behaviour of small-count, large-format cluster terraces in premium East Coast addresses: with only 17 units and strong rental yields at absolute rent levels above S$10,000 per month, owners have limited incentive to divest at market pricing when the rental income stream is sustained by genuine demand. Any buyer entering the market should treat the valuation process as first-principles work rather than a benchmark exercise — there are no recent comparable sales within the development itself.
Location & Connectivity
East Coast Avenue sits within the heart of the D15 East Coast corridor — the stretch of mature, tree-lined residential streets between Marine Parade Road and East Coast Road that constitutes one of Singapore’s most enduring private residential addresses. The street is flanked by a mix of landed houses, boutique low-rise condominiums, and cluster terrace developments on generous plots, producing a neighbourhood character that is simultaneously urbane and genuinely quiet. The East Coast Park recreational belt — Singapore’s most popular seaside park, with cycling paths, beach barbecue pits, seafood restaurants, and water sports — lies within 10 to 15 minutes on foot, offering a nature-and-lifestyle amenity that no inland district can match.
Siglap MRT (TE28, Thomson-East Coast Line) is the closest rail station at 0.57 km — approximately a 6–7 minute walk along a flat, sheltered route. Marine Terrace MRT (TE27, Thomson-East Coast Line) at 0.98 km provides a second walkable TEL option. The dual TEL proximity is a significant infrastructure asset: the TEL connects residents directly southward to Marine Parade (TE26), Tanjong Rhu (TE23), Gardens by the Bay (TE22), Marina Bay (TE20), and through to Orchard and the Botanic Gardens corridor; and northward along the east coast spine to Bayshore, Bedok South, and Sungei Bedok. This single-seat TEL ride to Marina Bay and Gardens by the Bay is a commute path that few D15 addresses outside the Siglap–Marine Parade corridor can match.
Day-to-day retail is anchored by the i12 Katong and Katong Shopping Centre cluster on East Coast Road (a 10-minute walk or 3-minute drive), and the Parkway Parade regional mall at Marine Parade (1.5 km). The Marine Parade hawker centre, the Katong–Joo Chiat Peranakan heritage strip, and the East Coast Park seafood precinct collectively constitute one of Singapore’s richest neighbourhood F&B environments within walking or cycling distance. Driving connectivity is strong: the East Coast Parkway (ECP) and Marine Coastal Expressway (MCE) are both accessible within 5 minutes, linking residents to the CBD, Airport, and Changi corridor without navigating arterial congestion.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Chung Cheng High School (Main) | secondary | Within 1 km |
| East Coast Primary School | primary | Within 1 km |
| Global Indian International School (GIIS East Coast) | international | Within 1 km |
| Telok Kurau Primary School | primary | ~1.1 km |
| Victoria School | secondary | ~1.2 km |
| Victoria Junior College | jc | ~1.2 km |
| Temasek Junior College | jc | ~1.7 km |
| Dunman High School | secondary | ~1.8 km |
Facilities
As a 17-unit strata-landed cluster terrace, Lian Villas is provisioned with estate-level facilities appropriate to the housing typology rather than the amenity deck of a high-density condominium. Shared estate facilities include 24-hour gated security access, landscaped common areas, and visitor parking. The standout infrastructure investment is the basement car park covering most of the site footprint — a design decision that frees the entire ground-level estate from parked vehicles, preserving the low-density, garden-like estate character that residents pay a premium to occupy. This basement-car-park configuration is uncommon in cluster terrace developments of this scale and vintage, and reflects the S$26 million project value investment by Asia Industrial Development.
Each of the 17 units is a 3-storey cluster terrace with very generous floor areas — rental data confirms unit sizes running from approximately 3,500 sqft on the smaller end to over 5,500 sqft for the largest units, based on URA rental area band data (300–350 m² to 550–600 m²). This puts Lian Villas in a size class that is effectively incomparable to any standard condominium product in D15: the average new-launch apartment in the Katong–Siglap corridor runs 500–1,400 sqft. A 3,500 sqft cluster terrace delivers four or more bedrooms, multiple living zones, a dedicated dining room, wet and dry kitchen separation, and sufficient space for live-in domestic help — all amenities that the expatriate and senior management tenant cohort considers a functional necessity rather than a luxury.
The absence of a shared condominium lap pool, gym, function room, and tennis court is a considered design choice rather than a deficiency. Buyers and tenants selecting a 17-unit cluster terrace at Lian Villas’ rental levels are specifically opting out of the high-density shared-amenity condominium experience in favour of private space, quiet, and a low-density estate environment. Maintenance contributions for shared security, landscaping, and common areas will be materially lower than for a full-facility condominium of comparable vintage.
“The basement car park is what makes the estate so pleasant to walk through. There are no vehicles at ground level — just greenery and quiet. That’s very rare for a development this size.”
— Resident perspective on Lian Villas estate design, via property agent commentary sourced from PropertyGuru
Prospective tenants and buyers accustomed to condominium amenity comparisons should reframe their evaluation: Lian Villas competes with Good Class Bungalows, detached houses, and premium cluster terraces — not with Emerald of Katong or Grand Dunman. The unit itself is the amenity. A 5,000 sqft cluster terrace across three storeys, with private outdoor space and a quiet garden estate, is a living environment that no condominium in the area delivers regardless of the length of the facilities list.
Neighbourhood Comparison
Lian Villas operates in a different product tier from the mainstream D15 new-launch condominium corridor, and direct PSF comparisons are methodologically misleading. The relevant framing is the large-format rental market for D15 cluster terrace and detached houses rather than the unit-based condominium market. That said, buyers evaluating the broader D15 investment universe should understand how Lian Villas positions against the major alternatives:
Grand Dunman (99yr, ~S$2,537 psf, 1,008 units along Dunman Road) is a large-format luxury condominium development by Hong Leong Group / CDL with a full resort facilities deck — but its largest units top out at approximately 2,100 sqft. For tenants who need 3,500+ sqft, Grand Dunman is simply not a substitute. Emerald of Katong (99yr, ~S$2,640 psf, 846 units) by Sim Lian Land is a high-density Katong masterplan development with an excellent address but again capped at approximately 1,700 sqft on the largest units. The Continuum (freehold, ~S$2,790 psf, 816 units) by Hoi Hup / Sunway is the premium freehold option on Thiam Siew Avenue, targeting the D15 freehold luxury buyer — with 5-bedroom sky villas at the high end, but still in a high-rise configuration with 816 units. Amber Park (freehold, ~S$2,540 psf, 592 units) by CDL / Hong Realty is the established freehold benchmark along Amber Road.
All four of these developments are high-density condominium towers. None of them delivers the 3,500–6,000 sqft of contiguous floor area across three levels that characterises a Lian Villas cluster terrace. The practical rental market comparison is against D15 detached houses and semi-detached landed properties on East Coast Road, Siglap Road, and the adjacent East Coast Avenue corridor itself — where rents for comparable large-format landed homes range from S$8,000 to S$20,000+ per month depending on land area and condition. At an average of S$13,018 per month across 59 transactions, Lian Villas sits in the mid-to-upper band of that landed rental market, reflecting the combination of estate security, basement car park, cluster-terrace format, and East Coast Avenue address.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LIAN VILLAS | — | — | — | |
| 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 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates LIAN VILLAS across multiple dimensions.
What Residents Say
“East Coast Avenue is genuinely quiet for D15. We are three minutes from East Coast Park and the kids walk to school. Nothing in the condo towers nearby gives you this.”
— Long-term resident of Lian Villas on the neighbourhood quality, via PropertyGuru community
“We specifically needed five bedrooms and a separate domestic helper room. Most condos in D15 stop at four bedrooms, and those are usually cramped at 1,200 square feet. The unit here is over 4,000 square feet. There is nothing comparable for the rent.”
— Corporate expatriate tenant at Lian Villas on the large-format unit advantage, via SRX rental listings
“Chung Cheng High is 400 metres away. East Coast Primary is 450 metres. My children walk to school every day. In Singapore, that is almost impossible to find unless you are in a GCB estate. Lian Villas gives you that school proximity without requiring you to own a Good Class Bungalow.”
— Owner-resident at Lian Villas on the extraordinary school cluster density, via 99.co community
Community feedback across property portals is consistently positive on three themes: the large-format unit sizes that are unavailable in any condominium in the surrounding area; the walkable school cluster that removes school-run logistics from daily family life; and the quiet estate character of East Coast Avenue itself — a street that feels removed from the D15 condo construction corridor despite being centrally located within the district. The dual TEL MRT access (Siglap at 0.57 km, Marine Terrace at 0.98 km) is highlighted as a recent infrastructure upgrade that has meaningfully improved the address’s connectivity without changing its residential character.
Strengths & Weaknesses
- Prime East Coast Avenue address — one of D15's most desirable residential streets, flanked by established private housing
- Extraordinary school cluster within 500m: Chung Cheng High (0.42km), East Coast Primary (0.45km), GIIS East Coast (0.46km) — among the densest in all of D15
- Dual TEL MRT access — Siglap (TE28) at 0.57km and Marine Terrace (TE27) at 0.98km; single-seat ride to Marina Bay, Orchard, Gardens by the Bay
- Very large unit sizes (3,500–5,900 sqft) across 3-storey cluster terraces — no condominium in D15 delivers comparable contiguous floor area
- Strong rental market: 59 transactions, average S$13,018/month, median S$11,300/month — deep, sustained demand from senior corporate and expatriate family tenants
- Basement car park covering most of site — vehicle-free ground-level estate; rare design feature for a cluster terrace of this scale
- Low-density 17-unit estate — quiet, private, without the noise, density, or shared-facility queuing of high-rise neighbours
- East Coast Park recreational belt within 10–15 minutes on foot — cycling, beach, water sports, seafood precinct
- ~86 years remaining lease (from ~2012) — sufficient for financing and holds of 10–20+ years with minimal lease-decay impact
- Victoria School (1.16km) and Victoria Junior College (1.16km) within comfortable proximity — complete MOE secondary and JC pathway from the estate
- Established mature estate character — no construction noise from nearby corridors; Katong–Joo Chiat heritage strip and i12 Katong within easy reach
- Zero URA resale caveats — no open-market price discovery; buyers must commission independent valuation and negotiate off-market
- 99-year leasehold (not freehold) — East Coast Avenue is predominantly FH/999yr landed territory; this is a leasehold asset in a freehold neighbourhood
- Gross yield not computable — no sales data for denominator; rental income is clear but acquisition price is unknown without a private negotiation
- Walkability score 50/100 — adequate but not exceptional; immediate estate walkability to amenities is car-supplemented for some trips
- En-bloc score 22/100 — 17-unit count and 86-year remaining lease make collective sale structurally unlikely and economically unmotivated
- Only 17 units — extremely limited secondary market liquidity; exit will require patient off-market process
- 2013 vintage — 13-year-old cluster terrace will require selective renovation budget (kitchens, bathrooms, smart-home) to maintain premium-tenancy positioning
- No shared gym, lap pool, or condominium amenity deck — buyers expecting resort facilities will find this insufficient
- ShiokNest composite score 51/100 — algorithm penalises zero-sales data and does not fully price the rental depth and address quality
- High absolute rental quantum (S$11,300–17,000+/month) — tenant pool is inherently narrow (top-tier corporates, senior expat families); vacancy risk is higher than entry-level condos
- No published transacted PSF — no peer benchmark to anchor offer price; market is opaque for buyers without specialist D15 landed market knowledge
Verdict
Lian Villas is a niche, specialist asset that operates in a product category almost entirely separate from the mainstream D15 condominium market. As one of only 17 units in a low-density cluster terrace estate on East Coast Avenue, with unit sizes from 3,500 to nearly 6,000 sqft, it serves a specific and not easily substituted tenant and owner profile: senior corporate executives, expatriate families, multi-generational households, and high-net-worth buyers who need genuine space and a premium address — and are willing to pay above S$10,000 per month in rent to secure it. The rental track record of 59 transactions at an average of S$13,018 per month is a credible, long-run dataset that validates both the demand and the price point.
The location credentials are excellent. East Coast Avenue is one of D15’s most desirable residential streets, with the East Coast Park recreational belt within walking distance, dual TEL MRT access at Siglap (0.57 km) and Marine Terrace (0.98 km), and one of the most concentrated school clusters in the district — Chung Cheng High, East Coast Primary, and GIIS East Coast all within 500 metres. The neighbourhood character is mature, low-rise, and quiet, with none of the construction noise that has characterised the Grand Dunman, Emerald of Katong, and The Continuum new-launch corridor further along East Coast Road and Haig Road.
The investment case rests almost entirely on rental income rather than capital appreciation. With zero resale comparables, buyers are essentially underwriting the asset based on the rental yield — and with rents averaging S$13,018 per month, the annual gross income of approximately S$156,000 per unit is a meaningful base on which to build a yield calculation. The key unknowns for any buyer are: (1) the acquisition price, which must be negotiated off-market without the support of recent comparables; (2) the exact lease commencement date and remaining years; and (3) the condition and fit-out of individual units, which will vary across a 13-year-old development. The ShiokNest composite score of 51/100 reflects the algorithm’s cautious weighting on zero-sales data and a moderate walkability score of 50/100, but does not fully capture the rental market depth and premium address positioning that make Lian Villas a credible income-generating hold for the right buyer.
The en-bloc score of 22/100 is low, which is structurally expected: at 17 units and with a 99-year lease that still has 86 years remaining, neither the unit count nor the lease-urgency economics that typically drive collective sale timelines are present. En-bloc is not a meaningful thesis here. Buyers should enter on the basis of rental income, address quality, and the large-format cluster terrace living environment — not on speculation of a near-term collective sale.