Marine Ville
Overview & Key Facts
Marine Ville occupies a freehold plot at 161 Marine Parade in District 15, one of Singapore’s most coveted coastal residential corridors. Developed by S C Wong Woodsville Pte Ltd and completed in 2004, the boutique 20-unit development rises with quiet confidence in a neighbourhood that needs no introduction: Marine Parade Road borders East Coast Park, connects to Parkway Parade mall, and is flanked by an international school cluster within 0.8 km. For a small self-contained building, the address punches well above its weight.
The headline numbers tell a compelling story. Marine Parade MRT (TEL TE22) sits at a measured 0.23 km — closer than most condo marketing brochures would dare to promise. Freehold title at a current PSF of approximately S$1,687 places Marine Ville at a 40% discount to nearby The Continuum (also freehold, ~S$2,790 psf) and a 35–37% discount to 99-year leasehold newcomers Grand Dunman and Emerald of Katong (≈S$2,537–2,640 psf). Buyers who can look past the absence of a clubhouse tower and an Olympic-length lap pool will find that on the metrics that count — tenure, location, transport, and yield — this quiet boutique is remarkably well-positioned.
With 25 rental transactions recorded against a base of just 20 units, Marine Ville maintains an unusually high investor-to-owner ratio. That rental activity is not incidental: the 0.23 km TEL station walk, international school proximity, and East Coast Park frontage create a tenant profile that is both diverse and sticky. Gross yield sits at 2.59% — modest by headline standards, but derived from a reliable sample (not a handful of outlier leases) and underpinned by a freehold asset that depreciation does not erode.
Location & Connectivity
Marine Parade Road is one of Singapore’s iconic residential addresses — the kind of street that earns its prestige from context rather than architecture. Running parallel to East Coast Parkway, it backs directly onto East Coast Park’s lagoon and cycling paths. Hawker centres, independent cafes, and katong laksa joints dot the surrounding blocks. This is the East Coast that Singaporeans mean when they say they grew up by the sea, and Marine Ville sits squarely in that story.
Transport accessibility is Marine Ville’s trump card. Marine Parade MRT (TE22) on the Thomson-East Coast Line opened in 2023 and sits just 0.23 km from the building — a genuine three-to-four-minute walk. The TEL provides a one-seat ride to Shenton Way (TE24 / TE23), Marina Bay (interchange with NS and CE lines), Orchard (TE14), and, when the northern extension completes, Woodlands. For residents who used to rely on the 401/12/196 bus services, this is a transformational change.
For everyday living, the neighbourhood is essentially self-contained. Parkway Parade — a full-line suburban mall with FairPrice Xtra, Golden Village cinema, and anchor tenants — is a short stroll away. Marine Cove at East Coast Park houses a cluster of family restaurants, an adventure playground, and outdoor dining. The stretch of Katong shophouses along East Coast Road and Joo Chiat offers independent food and lifestyle options that hold their own against any central-district equivalent.
Schools within 1 km include CHIJ Katong Primary (0.63 km), Canadian International School Tanjong Katong (0.73 km), Tanjong Katong Girls’ School (0.80 km), Broadrick Secondary (0.83 km), EtonHouse Broadrick (0.83 km), and Tao Nan Primary (0.96 km). For international-school families, the CIS Tanjong Katong campus within walking distance is a genuine rarity in private residential Singapore.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Tanjong Katong Primary School | primary | ~1.1 km |
| Telok Kurau Primary School | primary | ~1.2 km |
Facilities
Marine Ville is a 20-unit boutique, not a resort mega-complex, and its facility set reflects that honestly. The development offers a swimming pool, car park, BBQ pit area, Jacuzzi, and a clubhouse — the essentials delivered competently without the maintenance-fee overhead of a hundred-unit development with three pools and a tennis court. The tradeoff is straightforward: residents gain a more intimate, low-noise environment and arguably better per-unit access to shared facilities (no 300-unit queue for the pool on a Sunday afternoon), but they forgo the gym, tennis court, and full clubhouse entertainment suite found at larger developments.
“I miss this condo so much ever since moving back to Sydney! I used to live here for a few years. It is so near to Parkway Parade which had all my favourite shops… and East Coast Park is just five minutes by foot. The pool is small but never crowded. I never had to wait.”
— Former resident review via EdgeProp
The building was completed in 2004, which means its fixtures and common-area finishes are now over two decades old. Buyers should inspect the condition of pool tiling, lift lobbies, and car park drainage — areas that tend to show wear in older boutique developments — and factor in any sinking fund position before purchasing. That said, small management committees at boutique developments often maintain stronger community cohesion than large MCST bodies, and a well-run 20-unit sinking fund can be surprisingly healthy.
Unit Sizes & Layout
Marine Ville’s 20 units span a practical mix of configurations typical of early-2000s D15 boutique developments — units tend toward generous floor plans relative to contemporary new-launch equivalents. The property sits on a 1,479 sqm land parcel with a Gross Floor Area of 2,071 sqm, suggesting average unit sizes in the range of 100–130 sqm (approximately 1,080–1,400 sqft). This is substantially larger than what the same dollar buys in a new-launch project today. With only two sales transactions in the past 12 months at an average of S$1,730,000 (median S$1,880,000), price discovery is limited — but the PSF trend from S$1,519 to S$1,687 (+11%) over a two-year window points toward a market that has discovered and begun pricing in the TEL premium.
Prospective buyers should request the exact unit floor plans from the agent — older boutique developments occasionally have irregular floor plates (particularly corner units) that don’t photograph as well as they live, or vice versa. Units facing Marine Parade Road will have direct sea-breeze exposure and proximity to East Coast Park ambient sound; upper-floor units facing the park direction are likely to be the most sought-after when they come to market.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,687 | $1,580,000 |
| 3 BR | 1 | $1,519 | $1,880,000 |
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $1,580,000 to $1,880,000, averaging $1,730,000.
Rents range from $2,900 to $5,700 per month across 25 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2022 to 2023, the average PSF has appreciated by 11.1% (from $1,519 to $1,687 psf).
Neighbourhood Comparison
The most instructive comparison is against The Continuum, the freehold new launch on Thiam Siew Avenue completed in 2027 at approximately S$2,790 psf. Both are freehold in D15; The Continuum offers a full resort facility suite, brand-new finishes, and a fresh capital structure — but at a 65% PSF premium over Marine Ville. For an owner-occupier who will renovate anyway, the PSF gap represents roughly S$400,000–500,000 in additional outlay on a comparable unit size. That delta buys a lot of renovation, a lot of yield, and a lot of patient holding time.
Against the 99-year leasehold new launches — Grand Dunman (~S$2,537 psf, 1,008 units, 2022 launch) and Emerald of Katong (~S$2,640 psf, 846 units, 2023 launch) — the comparison shifts to tenure vs. modernity. Both offer dramatically upgraded amenities and fresh leases; neither offers freehold perpetuity. At a 35–37% PSF discount, Marine Ville prices in the facility gap generously. Buyers who plan to hold for more than 15 years, or who are weighing estate planning across generations, will find the freehold title increasingly valuable relative to the depreciating leasehold clock. The Marine Parade TEL station equalises the location premium that Grand Dunman (adjacent to Dunman Road MRT TE24) was previously assumed to command.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MARINE VILLE | Freehold | — | 20 | — |
| 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 MARINE VILLE across multiple dimensions.
What Residents Say
“I miss this condo so much ever since moving back to Sydney! I used to live here for a few years. It is so near to Parkway Parade which had all my favourite shops. East Coast Park is just minutes away on foot. The pool was small but you never had to share it with 200 strangers.”
— Former resident, via EdgeProp
“Great location for families — CIS Tanjong Katong is walkable, East Coast Park is at your doorstep, and Parkway Parade is five minutes. Since Marine Parade MRT opened, I honestly could not ask for a better daily commute. The CBD is one seat away.”
— Resident review via PropertyGuru
“Smaller condo so facilities are basic — pool and BBQ only, no gym. If you want a resort-style development you’ll need to look elsewhere. But for location and price per square foot as a freehold, it’s really hard to beat. Especially now with the MRT literally across the road.”
— Buyer comment via 99.co
Across review platforms, the dominant themes are consistent: residents and buyers are drawn by the address (East Coast Park access, Parkway Parade proximity, Katong lifestyle), praise the post-2023 TEL upgrade to daily commuting, and honestly acknowledge the trade-off of boutique-scale facilities. There are no reports of MCST dysfunction or structural concerns — a positive signal for a 20-year-old building — and the rental demand data confirms that tenants are actively seeking this address out.
Strengths & Weaknesses
- Freehold tenure — permanent ownership with no lease clock ticking
- Marine Parade MRT TE22 at 0.23 km — a genuine 4-minute doorstep walk
- 40% PSF discount vs The Continuum (FH, ~$2,790 psf) for same freehold tenure
- 35-37% PSF discount vs Grand Dunman and Emerald of Katong (99yr leasehold)
- East Coast Park access on foot — one of Singapore's best coastal lifestyle assets
- International school cluster within 0.8 km (CIS Tanjong Katong, EtonHouse)
- Parkway Parade mall and Katong shophouse dining within walking distance
- Boutique 20-unit scale — no facility queue, stronger community cohesion
- Proven rental demand: 25 rentals on 20 units, avg $4,094/month
- PSF appreciation trajectory: $1,519 → $1,687 (+11%) since TEL opening
- Basic facilities — pool and BBQ only; no gym, no tennis court, no function rooms
- Only 20 units limits secondary market liquidity (thin transaction volume)
- Building is ~20 years old — inspect sinking fund and common area condition
- No en-bloc catalyst near-term (score 39/100) — not a short-term en-bloc play
- Gross yield 2.59% is below some leasehold alternatives in the same district
- Marine Parade Road can be busy during peak hours; noise from ECP may affect lower floors
- Limited price discovery — 2 sales in last 12 months means PSF estimates are imprecise
- No gym or wellness facilities on-site — residents must use East Coast Park or join external gym
Verdict
Marine Ville is the kind of property that rewards patient, research-driven buyers — the ones who check the actual walking time to the MRT station, look up the school catchment map, and compare freehold PSF across the district before making a decision. For those buyers, the conclusion is hard to argue with: this is a freehold asset in Marine Parade’s core, at a 40% discount to the nearest comparable freehold new launch, within a 4-minute walk of a TEL interchange-connected MRT station, and with a proven rental base generating 2.59% gross yield from a diverse pool of 25 recorded tenants.
The honest qualifications are few but real. The facility set is functional, not aspirational — buyers coming from larger developments will notice the absence of a fully-equipped gym and tennis court. The thin transaction volume (2 sales in 12 months) means price guidance is imprecise; buyers should treat the S$1,519–1,687 psf range as indicative, not definitive, and cross-reference with the agent’s most recent comparable. And as with any 20-year-old boutique, a pre-purchase building inspection and sinking fund review is essential.
For the right buyer profile — the East Coast lifestyle devotee, the international-school family who needs CIS Tanjong Katong within a school-run, the yield investor who values freehold tenure above gross yield magnitude — Marine Ville is one of the best-value freehold addresses in D15 today. The TEL opening in 2023 re-rated this entire stretch of Marine Parade. Marine Ville got the location benefit without the new-launch price premium.