District 15 · Marine Parade · RCR
Cote D'Azur
Marine Parade Road · Condominium · 99 yrs lease commencing from 2001
Current PSF
$1,874
+7.2% vs district median
Gross yield
3.0%
median rent $5,650/mo
3-year gain
7.1%
Transactions · 5y
102
21 in last 12 months
Nearest MRT
Marine Parade Mrt Station · 657.874m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+172% premium
HDB median $690 psf
Area income
$13,500/mo median
residential zone
En-bloc potential31 / 100
25 years old · composite of plot use, age, tenure, value gap & size
Lease decay74 years left
worth 88.0%of freehold today (Bala’s Table) · loses ~5.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
Tanjong Katong Primary School 689m · Phase 2C 1.6× balloted · Afterschool @ Tanjong Katong Primary School 689m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Tanjong Katong Secondary School · 1.2km
Food
Marine Parade Central Blk 84 (84 Marine Parade Central Market And Food Centre) · 351m
Green
Marine Parade Rd Pk · 411m - 3 parks within 1km
Mall
The Flow Mall · 484m
Health
Parkway East Hospital (hospital) · 1.7km
Who lives in Marine Parade
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
46,220
Median age
45 yrs
42% under 40 · getting older
Children 0–9
4,310
▼ 12% since 2015 · future P1 demand
Household size
3.2 avg
Homes
42% HDB
37% condo · 20% landed
Degree holders
48%
residents 15+
Commute
43% transit
37% drive
45 min+ to work
16%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,939 psf - 13% above units on floors 1–5 ($1,714 psf).
Price trend average PSF by year
2021
$1,455
2022
$1,595
+9.6%
2023
$1,761
+10.4%
2024
$1,838
+4.4%
2025
$1,869
+1.7%
2026
$1,886
+0.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,900/mo | $4.59 | 2.9% | 92 |
| 2BR | $5,000/mo | $4.35 | 2.8% | 233 |
| 3BR | $6,000/mo | $4.44 | 2.8% | 207 |
| 4BR | $6,800/mo | $4.39 | 2.8% | 56 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,750,000 | 1,862 | $1,477 | 01-05 |
| Jun 2026 | $3,575,000 | 1,679 | $2,129 | 16-20 |
| May 2026 | $3,200,000 | 2,045 | $1,565 | 01-05 |
| May 2026 | $2,630,000 | 1,550 | $1,697 | 01-05 |
| May 2026 | $2,198,000 | 1,109 | $1,983 | 16-20 |
| May 2026 | $2,050,000 | 1,152 | $1,780 | 06-10 |
| May 2026 | $1,500,000 | 840 | $1,787 | 11-15 |
| Apr 2026 | $2,750,000 | 1,313 | $2,094 | 16-20 |
| Apr 2026 | $2,700,000 | 1,292 | $2,090 | 16-20 |
| Mar 2026 | $2,700,000 | 1,292 | $2,090 | 16-20 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around Cote D'Azur actually sell for - this project trades at 2.3× the nearest block’s PSF.