Liv @ Mb
LIV @ MB is Bukit Sembawang Estates' 298-unit boutique freehold-feel statement in the heart of Mountbatten, sitting on a 99-year lease that commenced in 2021 and TOP-ed in 2022 — leaving roughly 95 years of runway as of this review, a meaningful premium over the typical District 15 resale comparable. The project's positioning rests on three pillars: a Mountbatten MRT (Circle Line) catchment that is genuinely walkable rather than aspirational, the Katong-Tanjong Katong food and heritage belt as an immediate amenity overlay, and Bukit Sembawang's century-long developer pedigree, which compresses a layer of execution risk that buyers cannot easily diligence on paper. For owner-occupiers the proposition is straightforward — a near-new RCR asset on the city-fringe with East Coast Park within cycling distance and CCL connectivity to Marina Bay in fifteen minutes — at a price tier that, while no longer cheap, remains below comparable CCR product. For investors the calculus is more nuanced: 298 units is a true boutique footprint, which constrains the facility load per household but also means rental absorption is highly sensitive to the depth of the immediate Mountbatten tenant pool. On balance, LIV @ MB represents a defensible long-hold position with above-average lease runway, but it is not a yield-led play.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
LIV @ MB is the work of Bukit Sembawang Estates, a mainboard-listed developer whose Singapore residential lineage stretches back to the 1950s landed-estate era of Sembawang Hills and Seletar Hills. Bukit Sembawang's contemporary condominium portfolio — including Skyline Residences, Paterson Suites, and the boutique Nim Collection landed cluster — is characterised by a conservative balance-sheet posture, longer holding horizons than peers, and a willingness to spend on finishing material specifications that meaningfully outlast 99-year lease curves. The developer's institutional bias toward landed and low-density product also shows up in LIV @ MB's massing: 298 units across a single block translates to a per-household facility ratio that is structurally favourable versus the 600-to-900-unit RCR comparables that dominate this price tier. On schedule delivery in 2022 — through the latter stages of pandemic-era supply chain disruption that pushed several peer launches six to twelve months past projected TOP — is a useful signal of construction discipline. Buyers should consult the BCA CONQUAS band for the development and review post-handover AGM minutes for any unresolved defect claims, but the developer's reputation should provide a reasonable floor on build quality expectations.
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
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | international | ~1.2 km |
| Tanjong Katong Primary School | primary | ~1.3 km |
| Tao Nan School | primary | ~1.4 km |
| Geylang Methodist School (Secondary) | secondary | ~1.4 km |
| Geylang Methodist School (Primary) | primary | ~1.5 km |
| Haig Girls' School | primary | ~1.5 km |
| CHIJ (Katong) Primary | primary | ~1.6 km |
| Broadrick Secondary School | secondary | ~1.7 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 17 | $2,519 | $1,247,235 |
| 1 BR | 52 | $2,494 | $1,488,981 |
| 2 BR | 92 | $2,479 | $1,979,684 |
| 3 BR | 123 | $2,388 | $2,917,461 |
| 4 BR | 33 | $2,415 | $3,792,572 |
Pricing & Market Position
Based on 317 recorded transactions, sale prices range from $1,084,000 to $4,382,000, averaging $2,412,503 (~$2,699 psf).
Rents range from $3,500 to $10,800 per month across 95 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 11.9% (from $2,421 to $2,708 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LIV @ MB | 99 yrs lease commencing from 2021 | 2022 | 298 | $2,699 |
| 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 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~94 years | Full bank financing available |
| 2051 | ~69 years | CPF usage still unrestricted for most buyers |
| 2060 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2080 | ~39 years | Significant financing restrictions for next buyer |
| 2120 | Expiry | Lease reverts to state |
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
The investment case rests on four pillars and one meaningful caveat. First, the 99-year lease commencing in 2021 leaves roughly 95 years of runway as of this review, a premium versus the typical D15 resale comparable at 82-88 years — a difference that compounds materially at the ten-to-fifteen-year holding horizon when lease-decay discount curves begin to bite on the older comparables. Second, Bukit Sembawang's developer pedigree supports a modest but durable brand premium that has held through resale cycles for the developer's other Singapore projects. Third, Mountbatten MRT on the Circle Line provides a structurally underrated connectivity profile that compresses cross-network journey times and supports tenant demand across professional segments — Marina Bay, one-north, Paya Lebar regional centre, and Changi Business Park are all reachable within thirty minutes. Fourth, the Katong heritage and food-belt overlay provides a non-replicable lifestyle differentiator that does not appear in pure transit-and-school catchment models but matters meaningfully to a specific buyer cohort. The caveat: ABSD remains the dominant friction for the investor cohort under prevailing rates, and gross yield should be pencilled out carefully using the rental yield calculator against current Mountbatten and Tanjong Katong rental comparables. Stress-test the holding cost using the mortgage calculator across a range of MAS-tracked rate scenarios, and use the URA caveats database for transaction-level price discovery.
LIV @ MB is a credible long-hold position for buyers who weight lease runway, developer pedigree, and a genuine Katong-belt lifestyle overlay above scarcity-driven short-cycle capital upside. For owner-occupiers prioritising CCL connectivity, walkable heritage F&B, and East Coast Park proximity, the project compares favourably against most D15 boutique alternatives in the same price band — and its 95-year lease runway is a quiet but durable advantage that the headline psf does not fully capture. For investors, the boutique scale, RCR pricing tier, and ABSD friction together argue for entering at the lower end of the prevailing transaction range and underwriting a seven-to-ten-year hold rather than a three-to-five-year flip; rental absorption is sound but not exceptional, and the marginal yield case relative to higher-volume CCR product is finely balanced. The Bukit Sembawang pedigree, Circle Line connectivity, and Katong heritage overlay together provide a structural floor under demand that should harden as the surrounding Mountbatten and Tanjong Katong precinct continues to gentrify. Net assessment: a defensible B+ RCR boutique with above-average lease runway, fairly priced at current market levels, and best suited to medium-to-long horizon holders rather than short-cycle traders.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
The facility programme is calibrated to the boutique 298-unit scale rather than the resort-condominium template that defines larger RCR competitors. A 50-metre lap pool anchors the deck level alongside a separate jacuzzi pool, a fully-equipped gymnasium, a function room, a children's playground, and a tennis court — a deliberately restrained amenity set that prioritises maintainability and per-household ratio over headline feature counts. The trade-off is real: residents who weight resort-scale amenity loadings will find LIV @ MB modest by comparison to Tembusu Grand or Amber Park, but residents who weight low common-area density and lower long-run maintenance fee growth will read the smaller programme as a feature rather than a constraint. Landscape design uses cross-ventilation and tropical canopy planting to reduce common-area cooling load. Maintenance fees as reported by early owners track at the upper-middle of the D15 boutique range, which reflects the per-household amortisation of fixed costs across a smaller resident base — a structural reality of boutique developments that buyers should price in rather than treat as a surprise. The Katong food belt within walking distance and East Coast Park within cycling distance materially supplement the on-site facility programme.
LIV @ MB sits on Arthur Road within a genuine five-to-seven minute walk of Mountbatten MRT on the Circle Line, putting Paya Lebar (CCL/EWL interchange) at two stops, Bishan (CCL/NSL interchange) at six, and Marina Bay reachable in approximately fifteen minutes via the CCL-DTL interchange at Promenade. The CCL's orbital geometry is structurally underrated: by avoiding the city-bound radial lines, residents trade direct CBD connectivity for shorter transfers to almost every other line in the network, which materially compresses average journey times across the working week. Road connectivity via the ECP and KPE places Changi Airport at fifteen minutes and the CBD at twelve minutes outside peak. The Katong food belt — Joo Chiat Road, East Coast Road, Tanjong Katong Road — sits within ten minutes' walking radius, providing one of the densest hawker and heritage F&B concentrations in Singapore. East Coast Park is a fifteen-minute cycle via the Park Connector Network. Schools within one kilometre include Kong Hwa School, Tanjong Katong Primary, and Tanjong Katong Girls' School. For a granular view of how D15 pricing layers against neighbouring city-fringe districts, the price heatmap is the cleanest starting point.
Three risk vectors warrant deliberate diligence. The first is the boutique facility-load equation: with 298 units, the per-household share of fixed maintenance costs is structurally higher than at 600-plus-unit comparables, and any major sinking-fund call for facade, lift, or pool refurbishment two-to-three decades into the lease will land more heavily on each owner. Buyers should review the project's sinking fund position at the most recent AGM and benchmark contributions against the BCA recommended schedules. The second is RCR pricing positioning under current ABSD architecture: LIV @ MB transacts at a premium to many D15 boutique alternatives but at a discount to inner-CCR comparables, which means upside is bounded by what buyers will pay to stay on the city-fringe rather than cross into D9, D10, or D11. The ABSD regime materially compresses the investor buyer pool, and any tightening would weigh disproportionately on RCR boutique product. The third is competitive supply: nearby launches including Tembusu Grand, Amber Park, and The Continuum collectively add meaningful new-launch supply within a two-kilometre radius, and the absorption profile of those projects over the next thirty-six months will set the marginal-buyer comparable that prices any LIV @ MB resale. Before committing, compare the project side-by-side against those D15 alternatives using the compare tool, and reference IRAS stamp duty guidance to confirm your all-in entry cost.
The 298 units are distributed across a single 20-storey block, with a mix that leans toward two- and three-bedroom configurations consistent with Bukit Sembawang's owner-occupier-focused product strategy in mature districts. One-bedroom units start around 463 square feet, two-bedrooms range from 624 to 786 square feet, three-bedrooms from 904 to 1,184 square feet, and four-bedroom premium and penthouse stacks extend toward 1,711 square feet. Layout efficiency is strong across the two- and three-bedroom stacks, where bay windows and planter voids — common dead-space inefficiencies in earlier-vintage product — were largely eliminated in favour of usable internal floor area. North-south orientations dominate, with east-facing stacks capturing partial sea-glimpse vistas toward East Coast Park from higher floors. Buyers should verify stack-specific facings on the developer's site plan, as a small number of units face directly into the morning sun and carry a measurably higher cooling load. Ceiling heights are typical of the 2021-launch generation at 2.85 metres for living areas, with premium stacks extending to 3.4 metres. To stress-test affordability against your income and CPF position, the affordability calculator is the right starting point.