Introduction
Welcome back! Today, we're diving deep into Arina East Residences, a freehold property in District 15. This follows my previous reviews of leasehold projects like Lenor Central, One Marina Gardens, and Bloomsbury Residences. Finding a freehold property in District 15, especially one not solely in a non-residential area, is a rare find, and Arina East Residences fits the bill.
Why District 15 is Difficult to Analyze
Analyzing District 15 can be challenging due to several factors:
Tenure: Both leasehold and freehold properties exist, significantly impacting pricing and long-term value. Project Scale: The district features a mix of large and small developments. Location within District 15: District 15 is expansive, stretching from Tanjong Rhu to Siglap and Amber Road. Different sub-locations offer varying amenities and characteristics. These variables can create confusion for buyers. My goal today is to help you understand how to evaluate a freehold, small project with potentially no direct views, like Arina East Residences. As usual, I will cover its history, location, and surrounding developments. If you're primarily interested in floor plans and price comparisons, feel free to fast-forward to the "One Bedder Analysis" section.
Location
District 15 is one of Singapore's longest districts, spanning from Tanjong Rhu MRT to Siglap MRT, encompassing six MRT stations. Interestingly, there aren't many HDB flats along this stretch, yet private property transactions remain robust. The district offers a diverse mix of leasehold and freehold, large and small private projects.
Large leasehold projects, such as Emerald of Katong, Tembusu Grand, and Grand Dunman, offer an affordable entry point into District 15 for upgraders who may not currently reside in the area. These projects provide more accessible entry prices compared to larger floor plate units found in more established Mayor and Amber Road projects. While these larger leasehold developments have opened doors for new buyers to enter District 15, the question remains: what about freehold projects, which are inherently more expensive?
Arina East Residences is situated at 6C and 6D Tanjong Rhu Road. Although it's closer to Fort Road, its official address remains Tanjong Rhu Road due to the road entrance. The development is very near Katong Park MRT station, which opened last year. Its proximity to the city also means easy access to the Sports Hub and a short drive to Suntec City, the CBD, and Marina Bay. Eastwards, you'll find the vibrant food and cafe areas of Katong and Joo Chiat.
History of the Area
Historically, Tanjong Rhu in the 1800s was associated with shipbuilding and repair. By the 1900s, it became a heavily industrialized area with shipyards. Due to industrial waste, these shipyards were relocated, leading to land reclamation along the East Coast area.
The area where Arina East Residences now stands, known as the "Fort area," holds significant historical importance. It was home to one of the oldest military forts built by the British in the 1800s, located at the current Katong Park. This fort was part of a series of defensive fortifications along Singapore's southern coast. The guns were positioned southward, anticipating sea-based invasions, though the Japanese ultimately invaded from the north by bicycles.
Due to its poor structural design (being one of the earliest forts) and remote location, the fort was abandoned until its rediscovery in 2001. In 1930, it reopened as a park, featuring Singapore's first public "sea swimming enclosure" called Katong Park Bathing Pagoda. Land reclamation works eventually led to its current function as a park for residents. Two sculptures of British and Sikh guards remain, commemorating the multi-ethnic civil defense forces of the 1800s. These were donated by Mr. Jack Sim, founder of the World Toilet Organization, who also rediscovered the buried fort in 2001.
In-Depth Locality
Tanjong Rhu is strategically located, offering close proximity to the city center while being surrounded by two large water body parks and activity areas: Kallang and East Coast. This provides residents with two sources of leisure. To the east, you can easily access the vibrant Katong and Joo Chiat areas, known for their cafes and restaurants. For traditional hawker fare, Old Airport Road is also easily accessible.
A significant advantage of the Fort area is its quietude despite being surrounded by these bustling activity nodes (parks, beaches, CBD, cafes, heritage areas). Being near the city often implies noise, but the Fort area offers a rare blend of proximity to amenities and peaceful living.
Connectivity by car is excellent, with easy access to the ECP, leading to the MCE and KPE. The CBD is just a 10-minute drive away, and the airport is approximately 15 minutes east via the ECP. With the Katong Park MRT station now open (a 3-minute walk), public transport options are even more powerful. Just four stops away is Suntec City, making MRT commutes potentially faster and more convenient than driving on certain days due to traffic and parking challenges.
Developments Surrounding Arina East
The Kallang area, one of the leisure zones mentioned earlier, has undergone significant transformation. Previously, the Kallang area was primarily associated with concerts and contact sports. However, recent developments have drastically changed its character. It's highly recommended to visit and explore the area yourself, as Singapore's development pace is rapid. What was once considered "ulu" (remote or undeveloped) might now be a vibrant hub. A good example is Canberra, which has seen new MRT stations, malls, and even a "bouquet Canberra" with indoor sports halls, attracting a younger demographic and changing the area's vibe.
The Kallang Sports Hub area, in particular, offers a fantastic atmosphere. Despite being a bit of a walk or short bike ride from the Fort area, the positive energy of people engaging in sports and activities makes the journey worthwhile. The majestic scale of the stadium and other facilities, like the tennis center and football hub, creates a grand and inspiring environment for activities.
Another significant development is the large piece of reclaimed land that was formerly the Marina Bay Golf Course. Its lease ended in 2024, and the URA long-term plan indicates that Marina East, this area, will likely be used for future housing. While the exact timing and number of units are unconfirmed, other confirmed BTO developments in the vicinity are noteworthy.
To the left, in the Bugis area, there are two to three BTO projects. In Kallang, there's another BTO project, along with those in the Dakota and Mountbatten areas (Dakota One and Dakota Crest). Crucially, there are three BTO clusters just near Fort Road. These HDB clusters will bring about increased convenience with amenities like coffee shops, bakeries, clinics, hardware stores, and supermarkets, typically located under multi-story car parks, benefiting all residents in the area, both HDB and condo dwellers.
The URA has also announced Kallang Riverside plans, confirming future housing developments. Near the Nicoll Highway MRT, plots of land remain reserved, their future development uncertain despite existing MRT access. The "Kallang Alive" plan and the re-zoning of parts of Geylang to commercial are also significant.
Mountbatten is the most expensive landed property area in District 15, characterized by large, two-story bungalows. This zoning means only bungalows can be built here, contributing to the high property values. This raises the question of whether freehold condo units in this area appeal to these landed property owners.
Enbloc of Arina East
Arina East Residences is the enbloc of the former La Ville condo. Enbloc sales are challenging, requiring agreement from owners and developer interest, especially with high construction and material costs and upfront ABSD payments for developers. La Ville successfully enbloced after three attempts.
The Arina East Residences development will feature two blocks, replacing the former La Ville's tall building and a shop building. The developer is ZACD, listed on the Hong Kong stock exchange, with their most recent development still under construction in Limau.
Project Details
Arina East Residences comprises 107 units housed in two 20-story blocks. There are 86 car park lots, which is considered reasonable given its proximity to the MRT.
Unit type distribution:
Two-bedroom units: 40% of total units One-bedroom units: 15% of total units This means over half of the units are one- and two-bedroom types, likely appealing to buyers who may not own cars. The architect and landscape consultant is ON & ON, founded by Singapore's first elected president, Mr. Ong Teng Cheong.Unit sizes:
One-bedroom: 495 sq ft Two-bedroom: 678 to 861 sq ft Three-bedroom: 969 to 1238 sq ft Four-bedroom: 1324 to 1679 sq ft These sizes indicate that the target audience is likely looking for larger units compared to other new launches with smaller floor plates.Architectural Think-Tank
The architectural design prioritizes maximizing unit desirability. Instead of a single large block, which would limit orientation and potentially result in blocked views, the developers opted for two blocks. This provides greater flexibility in block placement, allowing for better views and ventilation.
Splitting into two blocks also means that almost every unit becomes a corner unit. While building two blocks is more expensive due to increased material, excavation, and lift requirements, it significantly enhances the living experience.
To further elevate the project's appeal, an elevated deck has been incorporated. This means all units are raised above ground level. Combined with a separate deck, there are three levels of elevation: ground, deck, and the lowest residential floor. This design choice contributes to a more premium feel.
Finally, to offer sky views to all residents, the blocks are connected via a sky bridge on Level 19 and Level 20. This allows residents to enjoy panoramic views, while also enhancing the ceiling height of the top-floor units, creating penthouse-like spaces. This "unharmonized" design is rare in new projects today, made possible because the land was acquired earlier.
Perspectives and Facilities
The result of this thoughtful design is two modern-looking blocks. The elevated deck means that upon driving to the reception lobby, you ascend, signifying that all units are elevated. The first residential floor, though called the "second floor," is technically equivalent to the fourth floor in terms of height above street level. A 20th-floor unit would thus be roughly at the 24th-floor equivalent.
One block features two units per level, with one unit having a private lift, and the other served by two common lifts. The other block features four units per level. All units are corner units, which is a significant selling point, especially for buyers from landed properties who prioritize ventilation, particularly in bathrooms. Developers have catered to this target audience by ensuring good ventilation throughout.
The drive-in reception area, though on an elevated deck, is covered, with an opening to allow natural light. Level 2 features two pools: a main pool and a kids' pool, along with a clubhouse and playground. Another pool is located on the 20th floor, offering a different experience.
The building footprint indicates the MRT station is nearby, along with other condos. A crucial feature is the side gate, providing easy access to nearby HDB blocks with amenities like the Jalan Batu food center.
Most facilities are on the second floor, including the pools, jacuzzi, water exercise areas, kids' play area, playground, and clubhouse. Car ingress and egress involve a one-way loop, entering at one point and exiting at another.
Higher floors offer two levels of facilities on the linking bridge: a lounge area on the 19th floor and a sky pool with a gym and BBQ pavilion on the 20th floor. These offer residents and their guests stunning views during exercise or social gatherings.
Design Inspirations
Modern condos, especially those outside the city, often aim for a cozy, warm, and neutral aesthetic, and Arina East is no exception. However, a key differentiator is the use of high-quality materials. This is a deliberate choice, catering to the intended buyers who are often from landed properties and have a keen eye for material quality, having potentially built their own homes.
The show flat showcases a digital twin technology for flooring, typically reserved for GCB (Good Class Bungalow) projects. This ensures millimeter-perfect precision for seamless, uninterrupted surfaces, resulting in a well-made appearance. In the show flat's living and dining area, only 12 tiles are needed due to the use of ultra-large format tiles, enhancing aesthetics and durability.
Sanitary fittings are by Gessi and Miller, featuring a sophisticated goldish tone in the bathrooms and kitchens. The wall tiles and countertops in the dry and wet kitchen areas are made of sintered stone, a material not commonly found in typical projects, placing Arina East among the better options in terms of material quality for residential developments.
Views from the Condo
From the former La Ville site (now Arina East), northwards towards the side gate, you'll find the HDB estate and Jalan Batu food center. The MRT is a few minutes' walk in that direction. Although the project is 20 stories high, the elevated deck makes it feel closer to a 24th-floor equivalent.
While surrounding buildings can be tall (16 to 80 stories), Arina East's height provides some clearance, particularly on the top few floors. However, it's generally recommended not to prioritize views when considering this project.
Drone views from the 20th floor show glimpses of the sea, the CBD, and the Sports Hub. The 16th floor, though four stories lower in the same stack, still offers views towards the CBD and Marina Bay, but less of the sea.
Elevation Chart
The elevation chart details the unit types per stack and highlights unique features. For example, Stack 6 has three-bedroom units from Level 2 to 6, transitioning to four-bedroom units above Level 6. Certain levels also feature combined units, creating unique and rare layouts. For instance, unit 1903 is a combination of two- and three-bedroom units, making it a one-of-a-kind layout within the project.
One Bedder Analysis
There is only one stack of one-bedroom units. Unusually, this one-bedroom unit is a corner unit, a rarity in today's market, even for two-bedroom units. It also includes a storeroom. While other aspects of the one-bedroom are standard, its corner unit status provides excellent ventilation, especially in the master bathroom, thanks to the presence of windows.
Does Sea-View Matter for 1-Bedder?
Quantifying and comparing units with many variables (freehold vs. leasehold, big vs. small project, new vs. old project) is challenging. To isolate the impact of facing, I compared two similar freehold condos with comparable unit counts and ages: Coastline Residences and Neon.
Coastline Residences, a beachfront property with under 200 units, has a stack facing the park and sea. Neon is located further back.
In 2022-2023, two units were purchased and sold at roughly the same time. The sea-facing unit at Coastline Residences was purchased at $2,007 PSF, reflecting a premium for the view. The non-sea-facing unit at Neon was purchased at $2,003 PSF.
Upon resale, the sea-facing Coastline unit sold for close to $2,008 PSF, while the non-sea-facing Neon unit sold for just $2,006 PSF. Interestingly, the non-sea-facing unit generated a higher profit despite its lower PSF. This suggests that while sea views command a higher initial price, their impact on resale profit for one-bedroom units may be less significant.
Further analysis of two units within the same condo, with one on a higher floor offering better views... (The audio cuts off here, but the intent is to continue exploring the impact of views on unit value within the same development).