The Shore Residences
Overview & Key Facts
The Shore Residences occupies a prime stretch of Amber Road in District 15 — the heart of Singapore’s coveted East Coast corridor. Developed by Dover Rise Ltd and Whitewater Properties (a Wing Tai joint venture), and completed in 2014, the 408-unit development stands as one of the more distinctive mixed-use projects in the Katong-Amber precinct. The residential towers sit directly above The Shore, a boutique retail podium that gives residents ground-floor access to dining, retail, and daily conveniences without leaving the compound.
What makes The Shore Residences unusual among its D15 peers is its 103-year lease from 2009 — four years longer than the standard 99-year tenure. While this may seem like a minor detail, it provides a slight buffer on lease-decay calculations and means the development still carries roughly 82 years of remaining lease as of 2027. At 408 units, it sits comfortably in mid-sized territory: large enough to sustain a healthy resale and rental market, small enough to avoid the overcrowding issues that plague mega-developments.
The Amber Road address puts The Shore Residences in one of Singapore’s most established lifestyle neighbourhoods. The Katong-Joo Chiat heritage belt, East Coast Park, and the Marine Parade food and shopping corridor are all within walking or short cycling distance. For families, the surrounding school cluster is exceptionally strong — arguably the single biggest draw of this location.
Location & Connectivity
The Shore Residences benefits enormously from the Thomson-East Coast Line. Marine Parade MRT station (TE25) is approximately 530 metres away — a comfortable 7-minute walk that transforms the connectivity profile of the entire Amber Road stretch. Before the TEL, this was car-dependent territory; now residents have direct rail access to the CBD (Shenton Way, Marina Bay) in under 15 minutes and Orchard in around 20 minutes.
Tanjong Katong MRT (TE24) is the next closest at 800 metres, providing an alternative access point to the same line. For drivers, the ECP on-ramp is minutes away, and the CBD is reachable in about 10 minutes during off-peak. Changi Airport is a straightforward 15-minute drive via the ECP.
The surrounding neighbourhood is where The Shore Residences truly earns its address premium. East Coast Park is roughly 800 metres south, accessible via the pedestrian underpass at Marine Parade Road. The Katong-Joo Chiat heritage corridor — with its Peranakan shophouses, independent restaurants, and artisan cafes — starts barely 500 metres east. Parkway Parade and i12 Katong are both within a 10-minute walk for supermarket runs and everyday shopping.
The retail podium below the residences — The Shore mall — houses a mix of F&B outlets and convenience retail. While it is not a major shopping destination, it means residents can grab a meal, pick up groceries, or visit a cafe without crossing a single road. For daily convenience, this integrated retail layer is a genuine quality-of-life advantage that standalone condos in the area cannot match.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | primary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Haig Girls' School | primary | ~1.0 km |
Facilities
For a 408-unit development, The Shore Residences offers a respectable but not extravagant facilities suite. The centrepiece is a landscaped pool deck elevated above the retail podium, which provides a sense of separation from the street-level activity below. Facilities include a 50-metre lap pool, wading pool, gymnasium, tennis court, BBQ pavilions, function rooms, a children’s playground, and a sky terrace on the upper floors offering views toward the coastline.
The facilities are well-maintained and benefit from the development’s moderate unit count — residents report that the pool and gym rarely feel overcrowded, even on weekends. The sky terrace is a popular communal space for evening gatherings and offers partial sea views on clear days.
That said, buyers coming from mega-developments or newer launches with resort-style amenity decks will find the range here comparatively modest. There is no co-working space, no dedicated yoga or pilates studio, and no smart-home integration in common areas. The facilities are functional and pleasant rather than aspirational — which, for many residents, is perfectly adequate given the neighbourhood amenities accessible on foot.
Unit Sizes & Layout
The Shore Residences offers a unit mix spanning 1-bedroom to 4-bedroom configurations, with a focus on 2- and 3-bedroom layouts that cater to the couples and young families who form the core demographic of the Amber Road market. Unit sizes are typical for the 2014 vintage — not as generous as developments from the early 2000s, but noticeably more liveable than the increasingly compact layouts seen in post-2020 launches.
Higher-floor units in the south-facing stacks enjoy partial sea views toward East Coast Park and the coastline — a premium that is reflected in transaction prices. North-facing units overlook the lower-rise shophouse belt of Joo Chiat and Katong, which provides good natural light penetration and a degree of view permanence given the conservation status of many surrounding buildings.
The integration with the retail podium below does introduce one consideration: lower-floor units directly above the mall may experience some ambient noise during peak dining hours. Buyers targeting quiet environments should prioritise mid-to-high floor units or stacks set further back from the main F&B cluster.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 22 | $1,737 | $1,028,099 |
| 2 BR | 47 | $1,886 | $1,671,543 |
| 3 BR | 21 | $1,876 | $2,272,048 |
| 4 BR | 9 | $1,929 | $2,692,222 |
Pricing & Market Position
Based on 99 recorded transactions, sale prices range from $950,000 to $3,200,000, averaging $1,748,725 (~$2,071 psf).
Rents range from $2,500 to $17,500 per month across 723 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 23.7% (from $1,683 to $2,082 psf).
Neighbourhood Comparison
The Shore Residences sits in one of Singapore’s most competitive condo corridors, with several major new launches reshaping the D15 pricing landscape. Grand Dunman (99-year, 1,008 units) at $2,537 psf is the closest new-launch comparable — it offers a fresh lease and larger facilities deck, but at a 22% premium. Emerald of Katong ($2,640 psf) and Tembusu Grand ($2,461 psf) similarly price well above The Shore Residences, reflecting new-build premiums and fresh 99-year leases.
Among freehold competitors, Amber Park ($2,536 psf) and The Continuum ($2,790 psf) command significant premiums that partly reflect their perpetual tenure. For buyers weighing freehold versus a 103-year lease with 82 years remaining, the price differential is substantial — roughly 20–35% more for freehold, which may or may not justify itself depending on your investment horizon.
The Shore Residences’ competitive edge lies in the intersection of proven location, established rental track record (710 transactions is among the highest rental volumes in the area), integrated retail convenience, and a price point that leaves meaningful headroom below the new-launch ceiling. Buyers who prioritise value-per-square-foot and immediate liveability over brand-new finishes will find The Shore Residences among the more rational choices on Amber Road.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SHORE RESIDENCES | 103 yrs lease commencing from 2009 | 2014 | 408 | $2,071 |
| 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 2009, meaning approximately 17 years have already been consumed. Roughly 82 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~82 years | Full bank financing available |
| 2039 | ~69 years | CPF usage still unrestricted for most buyers |
| 2048 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2068 | ~39 years | Significant financing restrictions for next buyer |
| 2108 | 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 ~72 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE SHORE RESIDENCES across multiple dimensions.
What Residents Say
“Location is unbeatable for families. My kids walk to school at CHIJ Katong in five minutes, we cycle to East Coast Park on weekends, and the new Marine Parade MRT has made getting to town so much easier. The mall downstairs is convenient for quick meals.”
— Resident, owner-occupier since 2016
“Good rental demand in this area — we’ve never had more than two weeks of vacancy between tenants. Expat families love the school proximity and the East Coast vibe. PSF is still reasonable compared to the new launches popping up everywhere.”
— Investor-owner via PropertyGuru
“Facilities are decent but nothing special for the price point. The pool area gets warm in the afternoon with limited shade. Lower floors near the mall can be noisy during dinner hours. But honestly, the location makes up for everything.”
— Resident review via EdgeProp
The recurring theme across resident feedback is clear: location and convenience are the defining strengths. Families consistently highlight the school cluster and East Coast Park access. Investors note the strong rental demand driven by expat families and young professionals drawn to the Katong lifestyle. Criticisms tend to centre on facilities being adequate rather than impressive, and some noise spillover from the retail podium — trade-offs most residents consider acceptable given the overall package.
Strengths & Weaknesses
- Marine Parade TEL station just 530m away — transforms connectivity
- Exceptional school cluster: CHIJ Katong Primary only 280m, 5 more schools within 700m
- Mixed-use with The Shore mall — dining and retail without leaving compound
- Strong rental demand with 710 transactions — among highest in D15
- 103-year lease (slightly longer than standard 99yr) provides marginal buffer
- Significant PSF discount vs all major new launches in the corridor
- East Coast Park accessible within 800m via underpass
- Katong-Joo Chiat heritage lifestyle neighbourhood at doorstep
- Consistent PSF growth trajectory: $1,750 → $2,169 over recent years
- Proven 3.32% gross yield on healthy rental volume
- 82 years remaining on lease — approaching the zone where buyer psychology shifts
- Facilities are functional but modest compared to newer mega-developments
- Lower-floor units near retail podium can experience ambient noise
- No co-working space, smart-home features, or modern communal amenities
- Pool area has limited shade — can be uncomfortable in afternoon sun
- Retail podium means the compound never feels fully residential
- Interior finishes showing age relative to post-2020 launches
- Below 75-year lease threshold in approximately 7 years — watch for financing implications
Verdict
The Shore Residences occupies a strong middle ground in D15’s competitive landscape. At approximately $2,087 psf over the trailing 12 months, it sits meaningfully below the newer competitors lining Amber Road — Grand Dunman ($2,537), Emerald of Katong ($2,640), and Tembusu Grand ($2,461) all command significant premiums. Even the freehold peers like Amber Park ($2,536) and The Continuum ($2,790) price at 20–35% above The Shore Residences on a psf basis.
For buyers, this price gap represents the central value proposition. You are getting an established, well-located development with proven rental demand (710 rental transactions is substantial volume), Marine Parade TEL access at 530 metres, and one of the strongest school clusters in Singapore — all at a considerable discount to anything built in the last five years. The 103-year lease provides a marginal cushion over standard 99-year peers, and the mixed-use retail podium adds genuine daily convenience.
The trade-offs are real but manageable. At 82 years remaining, the lease is entering the zone where it begins to weigh on buyer psychology, even though bank financing remains fully available. Facilities are functional but not luxurious. The development lacks the fresh finishes and smart-home features that newer buyers increasingly expect. And the retail podium, while convenient, means the development will never feel as serene as a standalone residential compound.
For families with school-age children — particularly those targeting CHIJ (Katong) Primary or Tao Nan — The Shore Residences is exceptionally well-positioned. The combination of school proximity, MRT access, East Coast lifestyle, and below-market pricing makes it one of the more rational purchases in the D15 corridor. For investors, the 3.32% gross yield on strong rental volume makes it a credible income play, though capital appreciation may moderate as the lease continues to shorten.