District 15 · Marine Parade · RCR
The Shore Residences
Amber Road · Condominium · 103 yrs lease commencing from 2009
Current PSF
$2,109
+20.6% vs district median
Gross yield
3.5%
median rent $5,300/mo
3-year gain
10.6%
Transactions · 5y
95
15 in last 12 months
Nearest MRT
Tanjong Katong Mrt Station · 552.539m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+206% premium
HDB median $690 psf
Area income
$13,500/mo median
residential zone
En-bloc potential27 / 100
17 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Tanjong Katong Primary School 265m · Phase 2C 1.6× balloted · Afterschool @ Tanjong Katong Primary School 265m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Tanjong Katong Secondary School · 778m
Food
Marine Parade Central Blk 84 (84 Marine Parade Central Market And Food Centre) · 599m - 2 hawker centres within 1km
Green
Tanjong Katong Rd South Pg · 493m - 9 parks within 1km
Mall
Katong Shopping Centre · 154m
Health
Parkway East Hospital (hospital) · 1.6km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,122 psf - 4% above units on floors 1–5 ($2,036 psf).
Price trend average PSF by year
2021
$1,688
2022
$1,750
+3.7%
2023
$1,923
+9.9%
2024
$2,057
+7%
2025
$2,055
-0.1%
2026
$2,127
+3.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,700/mo | $6.73 | 3.8% | 149 |
| 2BR | $5,000/mo | $5.88 | 3.3% | 336 |
| 3BR | $6,500/mo | $5.20 | 3.0% | 96 |
| 4BR | $7,900/mo | $5.45 | 3.1% | 30 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,918,000 | 872 | $2,200 | 11-15 |
| Jun 2026 | $2,700,000 | 1,292 | $2,090 | 01-05 |
| Jun 2026 | $1,858,000 | 872 | $2,131 | 11-15 |
| May 2026 | $2,005,000 | 893 | $2,244 | 16-20 |
| May 2026 | $1,960,000 | 893 | $2,194 | 16-20 |
| Apr 2026 | $1,960,000 | 883 | $2,221 | 11-15 |
| Apr 2026 | $1,820,000 | 893 | $2,037 | 16-20 |
| Mar 2026 | $1,075,000 | 592 | $1,816 | 01-05 |
| Feb 2026 | $3,200,000 | 1,432 | $2,235 | 16-20 |
| Feb 2026 | $1,878,000 | 893 | $2,102 | 16-20 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around The Shore Residences actually sell for - this project trades at 2.7× the nearest block’s PSF.