Liv @ Mb

Overview & Key Facts

LIV @ MB is the kind of development that earns its premium through sheer sense of place. Developed by Bukit Sembawang Estates—a firm whose heritage stretches back to 1911—this 298-unit enclave on Arthur Road occupies the former Katong Park Towers site, acquired en bloc for $345 million. The result is a low-density, Peranakan-inspired cluster of three 20-storey towers and one 19-storey tower, with an exceptionally generous 80/20 landscaping-to-building ratio that puts it in rare company alongside Meyer Mansion and Ki Residences.

Completed in 2024 with TOP granted, LIV @ MB sits squarely in District 15’s Mountbatten Conservation Enclave, an area where old-world shophouses and terrace houses coexist with modern residential towers. The development’s hexagonal facade fins—drawn from traditional Peranakan tiling geometry—lend it a distinctive identity that resonates with the cultural DNA of the Katong-Joo Chiat precinct. Bukit Sembawang has delivered notable projects such as The Atelier and 8 St Thomas, and that track record shows in LIV @ MB’s build quality and detailing.

At an average of $2,693 psf with a 2.7% yield and median rent of $5,100, LIV @ MB positions itself as a lifestyle-first proposition in a corridor crowded with new launches. It was more than 75% sold on launch day, and the development is now fully sold—any purchase at this point is on the resale market, which speaks to the enduring demand for well-located D15 product. For a deeper look at the project’s layout philosophy and finishes, Stacked Homes’ detailed review is worth reading.

Location & Connectivity

Location is the headline act at LIV @ MB. The upcoming Katong Park MRT station on the Thomson-East Coast Line sits approximately 420 metres from the side gate—a comfortable three-minute walk that will put Marina Bay just five stops away and Shenton Way in six. For residents who have waited years for rail connectivity in the Marine Parade belt, this changes the commuting calculus entirely. Tanjong Katong MRT (830 m) and Mountbatten MRT (930 m) on the Circle Line offer fallback options and interchange access.

The Katong-Joo Chiat precinct is one of Singapore’s most characterful dining and lifestyle neighbourhoods. Parkway Parade, I12 Katong, and Katong V are all within a short drive, while hawker options such as Old Airport Road Food Centre and Dunman Food Centre cater to more casual appetites. East Coast Park is roughly a seven-minute walk to the south, offering direct beachfront access for joggers, cyclists, and weekend brunch-goers. For families, Tanjong Katong Primary (1.28 km), Tao Nan School (1.43 km), and CHIJ Katong Primary (1.58 km) are all within the 2-km priority enrolment radius.

Drivers benefit from easy access to the KPE, ECP, and MCE, making the CBD reachable in under 15 minutes during off-peak hours and Changi Airport in roughly 20. The Kallang River rejuvenation masterplan and the Greater Southern Waterfront initiative are longer-term catalysts that should lift the profile—and land values—of the entire eastern corridor. For neighbourhood context, EdgeProp’s listing page provides transaction data and area comparisons.

Schools & Education

Facilities

With 80% of its 140,758 sq ft site given over to communal space, LIV @ MB delivers a resort-calibre facilities deck that belies its 298-unit count. The centrepiece is a 45-metre lap pool flanked by the Mountbatten Hall—a grand dining pavilion inspired by the seafront bungalows that once dotted the area, complete with mosaic monochromatic tiles. The development’s clubhouse and gymnasium are built as five separate “houses,” a design gesture that adds construction cost but yields a landed-estate character rare in high-rise living. Residents also have access to sky lounges on the upper floors, a yoga yard, jacuzzi deck, beach villa, study lounge, and children’s play areas. The 285-lot basement car park covers 95% of units—generous by current D15 standards.

“The pool area never feels overcrowded, even on weekends. The separate clubhouse buildings give it a boutique-hotel atmosphere—it doesn’t feel like a mass-market condo at all. We use the Mountbatten Hall for family dinners quite regularly.”

— Owner-occupier, 3-bedroom unit, moved in 2024

Unit Sizes & Layout

LIV @ MB offers 27 distinct floor plans across 1-bedroom to 4-bedroom deluxe configurations, ranging from 495 sq ft to 1,668 sq ft. The layouts are notably efficient: living-dining areas maintain clean rectangular proportions, master bedrooms accommodate king-sized beds without awkward dead zones, and even the compact 2-bedroom units include enclosed kitchens with natural ventilation. The 3-bedroom and 4-bedroom variants feature decorative screens—another Peranakan design reference—that double as functional privacy elements on the balconies. Premium fittings in bathrooms and kitchens reflect Bukit Sembawang’s positioning at the upper end of the 99-year leasehold segment.

Pricing & Market Position

Across 322 recorded transactions (all-time), sale prices range from $1,084,000 to $4,400,000, averaging $2,426,657.

Over the last 12 months, transactions averaged $2,673 psf.

Rents range from $3,500 to $10,800 per month across 100 rental transactions. Current rental yield sits at approximately 2.7%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at LIV @ MB 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 2022 to 2026, the average PSF has appreciated by 10% (from $2,420 to $2,662 psf).

Neighbourhood Comparison

In the crowded District 15 new-launch landscape, LIV @ MB occupies a distinct niche. Grand Dunman ($2,537 psf, 1,008 units) offers Circle Line access at Dakota MRT and appeals to rental investors with its sheer scale and proximity to Paya Lebar Quarter. Emerald of Katong ($2,640 psf, 846 units) targets value-conscious buyers with competitive pricing under the new GFA harmonisation rules. The Continuum ($2,790 psf) and Amber Park ($2,533 psf) play the freehold card for buyers who prioritise tenure certainty. LIV @ MB’s differentiator is its boutique character: only 298 units, an 80/20 green ratio, and a Peranakan design language that connects authentically to the neighbourhood. For buyers who want the East Coast lifestyle wrapped in a heritage-conscious package from a blue-chip developer, it remains a compelling proposition—provided they are comfortable paying the premium over larger, more transactional competitors. For detailed pricing comparisons, PLB Insights’ D15 analysis offers useful context.

Lease Decay Analysis

The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates LIV @ MB across multiple dimensions.

What Residents Say

“We moved from a landed property in Siglap, and honestly the transition has been smoother than expected. The common areas feel spacious and private, the finishes are a cut above what we saw at showflats for other D15 launches, and having East Coast Park a short walk away is something our kids appreciate every weekend.”

— Downsizer couple, 4-bedroom deluxe

“The Katong Park MRT station isn’t operational yet, so right now we’re still relying on buses or driving. That’s the one gap. Once the TEL opens fully, this place will be genuinely well-connected, but for now the commute to the CBD takes longer than the brochure suggests.”

— Young professional, 2-bedroom unit

“Build quality is noticeably better than the mass-market launches we viewed. Small things—the door hardware, the bathroom tiling, the way the cabinetry is finished—you can tell the developer didn’t cut corners. Our main gripe is that the management fees are on the higher side for a 298-unit project.”

— First-time buyer, 3-bedroom unit

Strengths & Weaknesses

Verdict

LIV @ MB is a development that justifies its premium through execution rather than hype. The 80/20 landscaping ratio, Peranakan-inspired architecture, and landed-style clubhouse pavilions create a residential experience that feels distinct from the cookie-cutter launches competing for attention in District 15. Bukit Sembawang’s reputation for build quality adds a layer of confidence that not every developer can match.

The investment case is solid but not spectacular. At $2,693 psf, LIV @ MB sits above Grand Dunman ($2,537) and Tembusu Grand ($2,461), though it undercuts the freehold Continuum ($2,790) and Amber Park ($2,533 freehold). The 99-year lease starting from 2021 means 94 years remain—adequate but something buyers should factor against freehold competitors in the same corridor. Rental yields at 2.7% are modest for the East Coast, reflecting the premium entry price rather than weak demand.

Where LIV @ MB truly shines is liveability. The Katong Park MRT station will transform daily commutes, the East Coast Park frontage is irreplaceable, and the Katong food-and-culture scene is arguably Singapore’s richest. For owner-occupiers who value character, convenience, and community over spreadsheet optimisation, this is one of District 15’s strongest offerings. Investors should be realistic about capital appreciation timelines—the D15 corridor is well-supplied with new launches, and near-term upside may be modest. Long-term, the TEL completion and Greater Southern Waterfront developments should provide structural tailwinds.