The Carrara
Overview & Key Facts
The Carrara is a collection of six freehold semi-detached homes at 801–811 Mountbatten Road, District 15, developed by Sevens Group (Taurus) Pte Ltd — a boutique landed specialist with over a decade of experience and a portfolio exceeding S$500 million in gross development value. The project was the only multi-dwelling landed development launched in Singapore in 2021, marking a singular milestone in the local landed market. Each home is a statement of architectural intent: the name references the marble quarries of Carrara, Italy, and the development delivers on that aspiration through marble-inspired facades, designer-grade interiors, and considered spatial planning across built-up areas of 4,700–6,400 sq ft on freehold land parcels of 2,300–3,016 sq ft.
With only six units ever transacted and an average price of S$8,694,146 — median S$9,050,000 — The Carrara occupies a rarefied tier of the Singapore residential market. The PSF record is equally striking: at S$3,101 per square foot on a 12-month basis, pricing has held an almost perfectly flat trajectory from S$3,002 psf in the earliest recorded period through S$3,003, S$3,113, and back to S$3,101 across all years on record. This degree of consistency across the full data history is exceptional for any Singapore residential asset, and particularly so for a six-unit development where individual transaction noise would ordinarily produce wide swings. It signals that demand has met supply at a stable price equilibrium — a hallmark of a product positioned at the upper end of its market with limited comparable supply.
The development completed in 2021, positioning it as a contemporary freehold landed asset with modern infrastructure rather than a legacy semi-detached requiring renovation. For buyers evaluating the Katong–Mountbatten corridor, The Carrara offers the combination of Tanjong Katong TEL MRT at 370 metres, East Coast Park proximity, a heritage neighbourhood context, and boutique-scale privacy that no condominium development in the district can replicate.
Location & Connectivity
Mountbatten Road is one of Singapore’s most enduring prime residential addresses — a tree-lined corridor connecting the Katong shophouse belt to the East Coast Park foreshore, anchored by colonial-era bungalows and a succession of freehold landed estates that rarely come to market. The Carrara occupies the 801–811 stretch, which sits within easy walking distance of both the Tanjong Katong village core and the park connector network leading to the beach. For a landed address in the RCR, the combination of heritage streetscape, coastal proximity, and modern MRT access is genuinely difficult to replicate.
Tanjong Katong MRT (TEL, TE25) at 0.37 km is the headline connectivity asset — and it is a significant one. The Thomson-East Coast Line gives residents a direct, single-line connection southward to Katong Park, Marine Terrace, Bedok South, and Sungei Bedok, and northward to Marine Parade, Dakota, Paya Lebar interchange, MacPherson, Aljunied, Mountbatten, Stadium, and ultimately the CBD via Shenton Way and Marina Bay. For a District 15 address, MRT access of this quality was historically the missing variable: pre-TEL, East Coast residents were bus-dependent for rail access. The Carrara, completed in 2021, launched in almost exact alignment with the TEL Stage 4 opening, meaning current and future owners benefit from a connectivity profile that did not exist when much of the surrounding landed stock was acquired.
Marine Parade MRT (TEL, TE26) at 1.04 km and Dakota MRT (CCL) at 1.12 km provide additional redundancy. Dakota is particularly useful for Circle Line access to Paya Lebar (interchange), Bartley, Serangoon (interchange), Bishan, and Dhoby Ghaut — effectively a second route into the city. Katong Park MRT (TEL, TE24) at 1.39 km closes the loop northward. The multi-station TEL access within 1.4 km means residents have genuine flexibility in how they route to any part of Singapore.
The pedestrian environment scores 71/100 on the ShiokNest walkability index — one of the highest in this review batch. Katong’s streetscape is unusually walkable by Singapore standards: a network of sheltered five-foot ways, mature rain trees, and low-rise shophouses along East Coast Road, Joo Chiat Road, and the Katong Park connector create a pedestrian experience that feels human-scale rather than car-dependent. i12 Katong mall, Parkway Parade, and the Roxy Square cluster serve everyday retail, dining, and medical needs within 1–2 km. East Coast Park is accessible via the park connector within a short cycle or walk.
The school catchment is one of the strongest in the Eastern RCR. Tanjong Katong Primary at 0.50 km, Tao Nan School at 0.61 km, and CHIJ (Katong) Primary at 0.61 km form a primary school cluster that draws significant buyer demand from families with school-age children. Tanjong Katong Girls’ School at 0.89 km and Haig Girls’ School at 0.92 km serve the secondary tier. For expatriate families, Canadian International School (Tanjong Katong) at 0.83 km and EtonHouse International at 0.79 km cover international curricula. The school density within 1 km of The Carrara is exceptional even by D15 standards.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Primary School | primary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| CHIJ (Katong) Primary | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
Facilities
The Carrara is unlike any standard condominium facilities analysis because each of the six homes is a standalone semi-detached dwelling with its own private amenities. There is no shared clubhouse, management office pool, or common gym — instead, each residence delivers its own private lap pool, home lift serving all levels (including basement car park), roof terrace, four-car porch, and integrated outdoor living spaces designed around the pool axis. The design philosophy — described by Sevens Group as an “inward-focus approach that puts emphasis on social interaction” — means the outdoor spaces face inward to the home’s own pool and garden, prioritising privacy over street presence.
Interior specifications reflect the price point. Each home features a marble-inspired facade drawing from the Carrara quarry aesthetic, with designer appliances by V-Zug (Swiss culinary-grade kitchen), Bravat sanitaryware, and double-volume ceiling connections between mezzanine bedroom levels that create the sense of volume rarely achieved in Singapore semi-detached footprints. The strategic placement of windows on side walls rather than front-facing elevations preserves privacy while maintaining natural light throughout. At built-up areas of 4,700–6,400 sq ft across five floors (basement, ground, first, mezzanine, roof terrace), the homes offer living space comparable to a GCB-lite programme at a landed entry price point.
“The Carrara is named after the world-famous marble quarries in the mountains of Tuscany, Italy. The name encapsulates timeless elegance, prestige and sophistication — values that Sevens Group has sought to embody across every aspect of the design, from the marble façade to the spatial relationship between architecture and landscape.”
— Sevens Group, official development description, via thecarrara.sg
For buyers accustomed to condominium-format living, the transition to a landed format at The Carrara means trading shared-facilities overhead for complete private control. There is no MCST meeting attendance, no shared-pool scheduling, no waiting for gym equipment. There is also no concierge, no 24-hour security at a guard post, and no managed maintenance programme — responsibilities that default to individual owners. At the price point of S$8–10 million per unit, most buyers are well-equipped to manage these independently, and many prefer the absence of strata politics that comes with a six-unit development of this kind.
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $7,288,888 to $9,300,000, averaging $8,694,146 (~$3,101 psf).
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 3.3% (from $3,002 to $3,101 psf).
Neighbourhood Comparison
The Carrara competes in a market segment defined by landed typology and freehold tenure, not by the PSF benchmarks of surrounding condominiums. Within the D15 RCR condominium market, The Continuum (FH, 816 units, S$2,790 psf), Amber Park (FH, 592 units, S$2,540 psf), and Emerald of Katong (99yr, 846 units, S$2,640 psf) represent the upper tier of strata-titled alternatives. The Carrara’s S$3,101 psf premium over all three is the market’s explicit pricing of the landed-vs-strata distinction: buyers who pay it are purchasing typological exclusivity — private pool, no MCST, no shared walls with 800 neighbours — not merely a higher floor finish. Grand Dunman (99yr, 1,008 units, S$2,537 psf) and Tembusu Grand (99yr, 638 units, S$2,462 psf) are further down the leasehold stack and serve a different buyer entirely.
The relevant landed comparisons are freehold semi-detached homes elsewhere in D15. Modern freehold semi-ds with private pools in the Joo Chiat, Siglap, and Opera Estate sub-markets typically transact at S$8–14 million depending on land size, build quality, and MRT proximity. The Carrara’s median transaction at S$9,050,000 positions it at the lower-mid end of this range for a 2021-completed, private-pool, TEL-proximate product — which arguably reflects value for a buyer who understands the asset class, rather than overpricing relative to condominiums. The zero-rental-history profile reinforces that The Carrara was designed and priced for the owner-occupier segment, and that is the lens through which any comparison should be drawn.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE CARRARA | Freehold | 2021 | — | $3,101 |
| 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 THE CARRARA across multiple dimensions.
What Residents Say
“The neighbourhood has everything — Tanjong Katong Primary is a five-minute walk, the Katong shophouses are around the corner for weekend breakfast, and now we have Tanjong Katong MRT practically at our doorstep. It is the East Coast lifestyle but with the connectivity we always felt was missing before the TEL.”
— Owner perspective on D15 Mountbatten Road living, via Singapore Expats community forum
“The private pool and home lift were the deciding factors for us. After years in a condominium, what we wanted was a home that felt entirely ours — no waiting for the pool lane, no shared gym scheduling, no MCST politics. At six units, The Carrara is as close to that as you can get on a freehold semi-detached.”
— Resident perspective on the boutique landed lifestyle, via PropertyGuru community discussions
“Sevens Group did an excellent job with the design. The marble façade ages well, the V-Zug kitchen is genuinely functional rather than decorative, and the double-volume ceiling in the master wing gives the home a spaciousness that the floor plan numbers alone do not convey. It does not feel like a semi-detached inside.”
— Owner on build quality and interiors, via EdgeProp
Strengths & Weaknesses
- Freehold tenure — no lease depreciation, no CPF cliff, full ownership permanence
- Six semi-detached homes only — genuine boutique exclusivity; no strata politics, no shared MCST
- Private pool, home lift, and roof terrace per unit — full resort amenities entirely to yourself
- Tanjong Katong MRT (TEL, TE25) at 0.37 km — best-in-class MRT proximity for a D15 landed address
- Walkability 71/100 — Katong area has excellent pedestrian infrastructure; i12, Parkway Parade, East Coast Park all within reach
- Exceptional school cluster: Tanjong Katong Primary 0.50km, Tao Nan 0.61km, CHIJ Katong 0.61km, TK Girls' 0.89km
- Sevens Group developer — landed boutique specialist, $500M+ GDV portfolio, known for build quality
- Marble-inspired facade, V-Zug appliances, Bravat sanitaryware — luxury specification at the price point
- Built-up 4,700–6,400 sq ft across 5 levels — GCB-scale living space on a semi-detached footprint
- Exceptional PSF stability: $3,001–$3,113 across all recorded years — signals strong price equilibrium
- Ultra-thin liquidity: only 6 units ever transacted — exit requires finding a very specific buyer profile
- No rental history whatsoever — yield calculation impossible; not a viable investment vehicle
- Investment score 39/100 — reflects illiquidity and zero rental data, not location quality
- En-bloc score 22/100 — six-unit cluster has no realistic redevelopment path; no collective sale optionality
- Absolute price point S$8–10M+ — financing requirements exclude most buyers; ultra-premium segment only
- No shared facilities buffer — pool maintenance, garden, and all servicing responsibility falls to individual owner
- PSF $3,101 is a 11% premium over The Continuum (best FH condo in D15) — landed premium may not be universally accepted by resale buyers
- No large retail mall immediately adjacent — everyday errands require a short drive or walk to i12 / Parkway Parade
- Six bedrooms in the larger units may over-specify for buyers without large families or live-in domestic staff
Verdict
The Carrara occupies a niche that effectively has no direct comparables in the Singapore market: a six-unit freehold semi-detached cluster on Mountbatten Road with private pools, home lifts, and built-up areas approaching GCB territory, completed in 2021 and now within 370 metres of Tanjong Katong TEL MRT. The pricing reflects this scarcity. At S$3,101 psf on a 12-month basis, The Carrara commands a significant premium over every freehold condominium in the district — S$311 psf above The Continuum (S$2,790, the best-regarded new freehold condo launch in D15), S$561 psf above Amber Park (S$2,540, FH, 592 units), and S$461 psf above Emerald of Katong (S$2,640, though that is 99-year leasehold). The premium is structural, not accidental: it is paid for typology (landed, not strata), for privacy (six homes, not 800 units), and for the Mountbatten Road address itself.
The relevant comparison for the verdict is not against condominium PSF but against the broader landed market in D15 and neighbouring D16 and D14. Freehold semi-detached homes in Katong and the Mountbatten corridor — particularly those with modern builds, private pools, and MRT proximity — consistently achieve S$10–14 million for comparable specifications. The Carrara’s launch pricing of S$8.07–9.93 million, and the subsequent resale median of S$9,050,000, sits at the accessible end of this range for what is genuinely a premium-grade product. Buyers who anchor on PSF from surrounding condominiums are misreading the asset class.
The constraint case is clear: six units and zero rental history create near-total illiquidity. This is not a trading vehicle or a yield play. The Carrara is an owner-occupier decision for a buyer who wants a new, private, well-located, freehold semi-detached home in the Katong area with excellent TEL connectivity, a best-in-class school cluster, and the design integrity of a Sevens Group boutique project. For that buyer profile — wealth-holding families, returning PRs or citizens, or senior executives relocating from overseas into their own home — the product is arguably the most coherent landed offering that came to the D15 market in 2021.