District 15 · Marine Parade · RCR
Liv @ Mb
Arthur Road · Condominium · 99 yrs lease commencing from 2021
Current PSF
$2,670
+52.7% vs district median
Gross yield
3.2%
median rent $5,025/mo
3-year gain
8.5%
Transactions · 5y
321
20 in last 12 months
Nearest MRT
Dakota Mrt Station · 969.076m
CCL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+287% premium
HDB median $690 psf
Area income
$13,500/mo median
residential zone
En-bloc potential21 / 100
5 years old · composite of plot use, age, tenure, value gap & size
Lease decay94 years left
worth 95.4%of freehold today (Bala’s Table) · loses ~2.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
100.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
Secondary
Broadrick Secondary School · 834m
Food
Jalan Batu Blk 4a (Blk 4a Jalan Batu Hawker Centre/Market) · 552m - 3 hawker centres within 1km
Green
Wilkinson Interim Pk · 227m - 6 parks within 1km
Mall
51 Old Airport Road Food Centre And Shopping Mall · 989m
Health
National Healthcare Group Polyclinics (Geylang Polyclinic) (polyclinic) · 2.2km
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 early buyer’s position
Buyers who bought from the developer in 2022 paid an average of $2,419 psf (251 sales). At today’s $2,670 psf, they are up 10% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,620 psf - 11% above units on floors 1–5 ($2,366 psf).
Price trend average PSF by year
2022
$2,419
2023
$2,448
+1.2%
2025
$2,693
+10%
2026
$2,655
-1.4%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,250,000 | 872 | $2,581 | 01-05 |
| May 2026 | $3,420,000 | 1,281 | $2,670 | 11-15 |
| May 2026 | $2,350,000 | 990 | $2,373 | 01-05 |
| Apr 2026 | $4,400,000 | 1,679 | $2,620 | 11-15 |
| Apr 2026 | $3,518,000 | 1,281 | $2,746 | 06-10 |
| Mar 2026 | $2,220,000 | 807 | $2,750 | 01-05 |
| Feb 2026 | $2,900,000 | 1,119 | $2,591 | 01-05 |
| Feb 2026 | $2,880,000 | 1,130 | $2,548 | 06-10 |
| Feb 2026 | $2,080,000 | 753 | $2,761 | 06-10 |
| Jan 2026 | $2,145,000 | 764 | $2,807 | 16-20 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around Liv @ Mb actually sell for - this project trades at 4.6× the nearest block’s PSF.