The Makena
Overview & Key Facts
The Makena is a freehold condominium of 504 units at 121–125 Meyer Road in District 15, completed in 1998. Developed jointly by Hong Leong Holdings and City Developments Limited (CDL), it is one of the largest freehold condominiums in the Meyer Road enclave — a strip of premium residential addresses that runs parallel to the East Coast between Tanjong Rhu and Katong.
At nearly three decades old, The Makena belongs to an earlier generation of Singapore condominiums where land plots were generous and unit sizes were built for comfort rather than efficiency ratios. The development spans three blocks and offers two- to four-bedroom units ranging from 926 to 3,154 sqft — sizes that are virtually impossible to find in new launches at comparable per-square-foot pricing in District 15.
The freehold tenure is the headline asset. In a district where 99-year leasehold new launches routinely command $2,500+ psf, The Makena’s average of approximately $2,085 psf with perpetual tenure represents a fundamentally different ownership proposition. The buyer profile reflects this appeal: a mix of long-term owner-occupiers drawn to the space and tenure, and investors banking on the Meyer Road corridor’s enduring premium positioning.
Location & Connectivity
Meyer Road occupies one of District 15’s most coveted residential pockets, running between Tanjong Rhu and the Katong/Amber Road stretch. The area is quiet, low-rise, and leafy — the kind of neighbourhood where the main activity is residents walking to the nearby East Coast Park for morning exercise.
MRT access has improved significantly with the Thomson-East Coast Line. Tanjong Katong MRT (TE25) and Katong Park MRT (TE26) are both within walking distance, giving residents direct access to the TEL without needing to transfer. Previously, the nearest station was Mountbatten or Stadium on the Circle Line, both requiring a longer walk or bus ride. This connectivity upgrade has been a meaningful catalyst for property values in the Meyer Road strip.
The East Coast Parkway puts the CBD within a 10-minute drive and Changi Airport within 12 minutes. For daily needs, Parkway Parade is the anchor mall (about 1.5 km), while the Katong/Joo Chiat stretch offers one of Singapore’s richest independent dining and retail scenes. Tanjong Katong Primary School and Kong Hwa School are within the 1 km radius, and Haig Girls’ School is just slightly beyond.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Primary School | primary | ~1.0 km |
| CHIJ (Katong) Primary | primary | ~1.1 km |
| Tao Nan School | primary | ~1.2 km |
| Broadrick Secondary School | secondary | ~1.3 km |
| EtonHouse International School (Broadrick) | international | ~1.3 km |
| Canadian International School (Tanjong Katong) | international | ~1.4 km |
| Haig Girls' School | primary | ~1.4 km |
| Tanjong Katong Girls' School | secondary | ~1.4 km |
Facilities
For a 1998-vintage development, The Makena offers a comprehensive facility set that reflects the era’s more generous common-area provisions. The centrepiece is a large lap pool surrounded by landscaped gardens, complemented by a wading pool, gym, tennis courts, BBQ pits, a playground, and a clubhouse. The development also houses a mini-mart, a clinic, a laundry service, and a small cafe within the compound — conveniences that significantly reduce the need for daily outings.
“A complete condominium with perfect facilities, spacious outdoors and necessary amenities. The kids love the playground. Minutes from CBD and Airport, and some units have great sea views.”
— Resident review via EdgeProp
The caveat is maintenance. Multiple residents have flagged inconsistent upkeep of the pool area, green spaces, and playground surfaces. At nearly 30 years old, the common areas inevitably show their age, and the quality of management has varied. Prospective buyers should inspect the grounds in person and enquire about the current management committee’s maintenance track record before committing.
Unit Sizes & Layout
Unit sizes at The Makena are its most compelling feature for space-conscious buyers. Two-bedroom units start at 926 sqft — comparable to many new-launch three-bedrooms. Three-bedrooms run from approximately 1,200 to 1,600 sqft, and the four-bedroom configurations extend to 3,154 sqft. Most units feature marble flooring in the living and dining areas, a small balcony, and marble-finished bathrooms — standard for its era but aging in terms of contemporary taste.
Higher-floor units in certain stacks enjoy panoramic sea views toward the East Coast, which is a genuine premium feature that adds both lifestyle value and resale appeal. The development’s three-block layout means some internal-facing units look directly into opposing blocks, a common complaint among residents seeking privacy.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 8 | $1,963 | $1,817,250 |
| 3 BR | 29 | $1,887 | $2,261,854 |
| 4 BR | 49 | $1,831 | $2,924,282 |
| 5 BR | 1 | $2,220 | $7,000,000 |
Pricing & Market Position
Based on 87 recorded transactions, sale prices range from $1,560,000 to $7,000,000, averaging $2,648,524 (~$2,230 psf).
Rents range from $2,500 to $10,000 per month across 664 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 39.4% (from $1,628 to $2,269 psf).
Neighbourhood Comparison
The primary competitor within the Meyer Road corridor is The Seafront on Meyer (327 units, freehold, TOP 2008), which is newer with slightly better finishings but smaller average unit sizes. Amber Park (592 units, freehold, TOP 2023) represents the new-launch alternative at a significant PSF premium but with fresh finishings, contemporary facilities, and a brand-new lease-equivalent quality.
For buyers comparing outside the Meyer Road strip, Coastline Residences along East Coast offers newer leasehold units with better finishings, while Katong Park Towers brings the TEL MRT directly to the doorstep. The Makena’s unique combination of freehold tenure, large floor plates, and a sub-$2,100 psf entry point is difficult to replicate in the current District 15 landscape — provided buyers can accept the renovation burden and the management variability that comes with a 1998 development.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE MAKENA | Freehold | 1998 | 504 | $2,230 |
| 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 THE MAKENA across multiple dimensions.
What Residents Say
“Have been living in the estate for more than 2 years. Generally found it peaceful and quiet. Some units have great sea views and unblocked views.”
— Resident review via EdgeProp
“Not well managed. Pool and green spaces are dirty. Playground flooring has badly damaged with big holes.”
— Resident review via PropertyGuru
“Full of mosquitoes, especially around the baby playground. Management needs to address pest control more seriously.”
— Resident review via PropertyGuru
Resident sentiment splits clearly between those who appreciate the space, quietness, and freehold tenure, and those frustrated by maintenance standards. The management quality appears to have fluctuated over the years, and several reviews point to deferred upkeep of common facilities. This is a pattern common in larger, older freehold developments where sinking fund contributions compete with owner reluctance to raise fees.
Strengths & Weaknesses
- Freehold tenure — perpetual ownership with no lease decay concerns
- Generous unit sizes: 2-BR from 926 sqft, up to 3,154 sqft for 4-BR
- Meyer Road address in one of District 15's most premium residential strips
- Thomson-East Coast Line MRT now within walking distance (Tanjong Katong, Katong Park)
- East Coast Park accessible via short walk through Tanjong Rhu underpass
- In-compound amenities: mini-mart, clinic, laundry, cafe
- Sub-$2,100 psf for freehold District 15 — well below new-launch pricing
- Panoramic sea views from higher-floor units in select stacks
- Large 504-unit development with established community
- CBD within 10 minutes by car via ECP
- Approaching 30 years old — aging M&E systems and common areas
- Inconsistent management and maintenance quality flagged by residents
- Pest control issues reported around playground areas
- Low rental yield at ~2.3% — capital values have outpaced rental growth
- Renovation budget of $80K-$150K needed for most units
- Some units face directly into opposing blocks — privacy concerns
- En-bloc potential limited by large 504-unit count (80% threshold challenging)
- Older finishings (marble, fixtures) feel dated without renovation
Verdict
The Makena’s investment thesis rests on three pillars: freehold tenure, generous unit sizes, and a Meyer Road address that has historically appreciated steadily. At ~$2,085 psf, the entry price is substantially below new-launch freehold competitors like Amber Park ($2,500+ psf), while offering units that are often 30–50% larger at the same bedroom count. For buyers willing to invest in renovation, the value proposition is strong.
The risk factors are equally clear. The development is approaching 30 years, and deferred maintenance, aging M&E systems, and potential special levies for major upgrading works are real considerations. The 2.3% rental yield is on the lower end, typical of freehold District 15 properties where capital values have run ahead of rental growth.
For own-stay buyers who want freehold space on Meyer Road without paying new-launch premiums, The Makena remains one of the most logical options. For investors, the play is long-term capital appreciation and potential en-bloc — though with 504 units, achieving the 80% consensus threshold for a collective sale is ambitious. The incoming TEL connectivity improvement strengthens both the own-stay and investment case.