Mabelle
Mabelle is a freehold condominium in District 15 (Joo Chiat, Amber Road, Katong), within Singapore's Outside Central Region (OCR). Completed in 2009, the development comprises 32 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
MABELLE is a freehold condominium at LORONG M TELOK KURAU in District 15 (OCR), developed by OXLEY HOMES PTE LTD, comprising 32 units, completed in 2009.
Location & Connectivity
MABELLE is approximately 620m from Marine Terrace MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Terrace | Thomson-East Coast Line | 620m |
| Marine Parade | Thomson-East Coast Line | 970m |
| Kembangan | East-West Line | 1.2 km |
| Eunos | East-West Line | 1.3 km |
Schools & Education
13 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 500m |
| Tanjong Katong Girls' School | Secondary | 990m |
| Canadian International School (Tanjong Katong) | International | 990m |
| Broadrick Secondary School | Secondary | 1.1 km |
| EtonHouse International School (Broadrick) | International | 1.1 km |
| CHIJ (Katong) Primary | Primary | 1.1 km |
| Canossa Catholic Primary School | Primary | 1.1 km |
| Tao Nan School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,422 psf | $888,000 |
| 2 BR | 6 | $1,553 psf | $1,245,981 |
| 3 BR | 2 | $1,309 psf | $1,550,000 |
| 5+ BR | 2 | $1,288 psf | $2,550,000 |
Market Position
MABELLE has recorded 11 sales at an average price of $1,505,808.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at MABELLE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,971/mo | $888,000 | 4.01% |
| 2 BR | $3,385/mo | $1,245,981 | 3.26% |
Loading chart data...
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,252 psf | — |
| 2022 | 2 | $1,504 psf | ↑ 20.2% |
| 2023 | 2 | $1,540 psf | ↑ 2.4% |
| 2024 | 1 | $1,619 psf | ↑ 5.1% |
| 2025 | 3 | $1,490 psf | ↓ 7.9% |
Loading chart data...
MABELLE prices have cooled 7.9% from the 2024 peak, yet remain 19.1% above where the series began in 2021.
Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
What Could Work Against You
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 32 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, car-owning households, long-term hold (10+ yr) and freehold / generational hold best. MRT proximity is the standout commute feature for daily transit users.
For yield-focused investors, it can work — but weigh the trade-offs before committing.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
MABELLE is a freehold development in District 15 (OCR), with 32 units, offering a gross yield of 2.6%.
At ~$1,490 psf, it represents a competitive entry point in the OCR segment.
Explore the full MABELLE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MABELLE against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (640m away), an upgrader gap of about $850,000
- Geylang — 4-room average $761,443 (1.2 km away), an upgrader gap of about $750,000
- Bedok — 4-room average $659,895 (1.4 km away), an upgrader gap of about $850,000
FAQ
What is the average PSF for MABELLE?
Is MABELLE freehold?
What is the rental yield for MABELLE?
Which MRT is nearest to MABELLE?
Sources & Next Steps
- MABELLE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions
- Rental data: 22 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2025 · 11 records analysed · Source: URA private-sale caveats