CONDODistrict 15

MARINE BLUE

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Details

Project: MARINE BLUE
TOP year: 2016
Tenure: Freehold
Land size: 4,756 sqm (51,190 sqft)
Plot ratio: 2.1
Developer: Ladyhill (Private) Limited
Gross rental yield: ~3.1% · ~$1.68M (est.)
Storeys: 17
Market segment: RCR
Total units: 124
Blocks: 2
District: 15

Transactions

Showing 10 of 136

Beds

Period

Size–sqft


Aug 2026		1BR	$1,780,000	1,270	$1,402
Jul 2026		1BR	$1,680,000	732	$2,295
Mar 2026		1BR	$1,710,000	732	$2,336
Jan 2026		1BR	$1,788,888	1,270	$1,409
Oct 2025		1BR	$1,700,000	689	$2,467
Sep 2025		1BR	$1,800,000	1,270	$1,417
Jun 2025		1BR	$1,675,000	732	$2,288
Jun 2025		1BR	$2,000,000	1,593	$1,255
Apr 2025		1BR	$1,550,000	635	$2,441
Mar 2025		1BR	$1,650,000	732	$2,254

Price Action

Falling−18.9%Last 12 months$1,856 psf

Beds

PSF (S$)11 sales · Sep 2024 to Aug 2026

typical range, $1,413 to $2,38912 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of MARINE BLUE

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	102	82%	635-1,593 sqft	S$4,280/mo	~3.1%	63
2BR	14	11%	1,044-1,141 sqft	—	—	—
4BR	4	3%	3,025-3,261 sqft	—	—	—

4 units not yet in our catalogue.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

50 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Parc Seabreeze	103 m	Aug 2026		Resale	4BR	$3,700,000	1,593	$2,323
The Palladium	135 m	Aug 2026		Resale	2BR	$1,830,000	883	$2,072
Coralis	81 m	Jul 2026		Resale	2BR	$2,000,000	861	$2,323
Roxy Square	97 m	Jul 2026		Resale	—	$1,850,000	1,259	$1,469
Malvern Springs	230 m	Jul 2026		Resale	3BR	$2,780,000	1,324	$2,100
Roxy Square	97 m	Jun 2026		Resale	—	$1,800,000	1,259	$1,430
Parc Seabreeze	103 m	Jun 2026		Resale	3BR	$3,300,000	1,292	$2,554
Sea Avenue Mansions	263 m	Jun 2026		Resale	—	$1,650,000	936	$1,763
Coralis	81 m	May 2026		Resale	1BR	$1,000,000	495	$2,020
Coralis	81 m	Apr 2026		Resale	2BR	$2,038,000	861	$2,367
Sea Avenue Mansions	263 m	Mar 2026		Resale	1BR	$1,090,000	657	$1,659
Roxy Square	97 m	Feb 2026		Resale	—	$1,080,000	603	$1,791
Straits Mansions	258 m	Feb 2026		Resale	3BR	$2,250,000	1,012	$2,223
Parc Seabreeze	103 m	Jan 2026		Resale	4BR	$3,680,000	1,593	$2,310
The Palladium	135 m	Jan 2026		Resale	3BR	$2,820,000	1,259	$2,240
The Red House	215 m	Jan 2026		Resale	1BR	$1,410,000	958	$1,472
Marine View Mansions	72 m	Dec 2025		Resale	3BR	$4,800,000	2,077	$2,311
East View	144 m	Oct 2025		Resale	2BR	$1,700,000	883	$1,925
Straits Mansions	258 m	Oct 2025		Resale	4BR	$2,840,000	1,249	$2,274
Spring @ Katong	238 m	Sep 2025		Resale	3BR	$2,400,000	1,119	$2,145

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

MARINE BLUE was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

22 realized resale exits at MARINE BLUE.19 profitable, 3 at a loss.Median 2.10%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
2BR	15	8y 6m	$1,826	$2,293	S$320,500	2.58%
3BR	1	7y 2m	$1,785	$2,096	S$324,100	2.26%
4BR	2	7y 9m	$1,291	$1,402	S$140,200	1.06%
5BR+	1	8y 6m	$1,033	$1,255	S$355,000	2.32%
Total	19	8y 5m	$1,811	$2,254	S$320,500	2.26%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
3BR	1	7y 4m	$1,902	$1,805	S$-95,012	-0.71%
4BR	2	9y 10m	$1,811	$1,394	S$-530,956	-2.67%
Total	3	8y 9m	$1,811	$1,409	S$-511,512	-2.27%

3 of 22exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Exit Risk

If you bought at MARINE BLUE today: ~$1,856 psf.Resale median, last 12 months, 6 sales.

Where current owners entered (psf)

today ~$1,856

$1,269 p5median $1,810p95 $2,300

Your entry price$1,860 psf

65.2%

≈ upper mid-range for this project

of current owners entered below $1,856 psf — they could sell below your entry and still profit.

60.6%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

184 within 1 km

This property

$2,288

psf · 11 sales

Lowest

$1,075

psf

Average

$1,833

psf

Highest

$3,059

psf

Marine Blue sits 25% above the nearby average for the last 2 years of sales.


—	Marine BlueThis property	FH	2016	$2,288
72 m	Marine View Mansions	FH	1988	$2,311
81 m	Coralis	FH	2013	$2,211
97 m	Roxy Square	FH	1991	$1,469
103 m	Parc Seabreeze	FH	2012	$2,361
135 m	The Palladium	FH	2002	$2,156
144 m	East View	FH	1998	$2,006
156 m	Parkway View	FH	—	—
174 m	D' Marine	FH	2005	—
180 m	Parkway Lodge	FH	—	—
197 m	Joo Chiat Apartment	FH	—	—

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Tanjong Katong Primary SchoolPhase 2C · 83 applied · 53 places	480 m	≤ 1 km	Balloted · 1–2 km	83	53
Inside the cut — offered before any ballot.
Tao Nan SchoolPhase 2C · 81 applied · 45 places	590 m	≤ 1 km	Balloted · ≤ 1 km	81	45
Your band is exactly the cut — priority, but contested.
CHIJ (Katong) PrimaryPhase 2C · 71 applied · 107 places	640 m	≤ 1 km	No ballot	71	107
Haig Girls' SchoolPhase 2C · 83 applied · 98 places	785 m	≤ 1 km	No ballot	83	98

2 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Ngee Ann Primary SchoolPhase 2C · 148 applied · 127 places	1.33 km	1–2 km	PR ballot only	148	127
Kong Hwa SchoolPhase 2C · 118 applied · 49 places	1.94 km	1–2 km	Balloted · ≤ 1 km	118	49
Within 2 km of block 91; block 89 borderlineDid not reach this home's band.

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for MARINE BLUE

Beds

	01	02	03	04
17	#17-013,2404BR		#17-036351BR	#17-046351BR
16	#16-013,2614BR		#16-036351BR	#16-046351BR
15	#15-011,2701BR	#15-021,2701BR	#15-036351BR	#15-046351BR
14	#14-011,2701BR	#14-021,2701BR	#14-036351BR	#14-046351BR
13	#13-011,2701BR	#13-021,2701BR	#13-036351BR	#13-046351BR
12	#12-011,2701BR	#12-021,2701BR	#12-036351BR	#12-046351BR
11	#11-011,2701BR	#11-021,2701BR	#11-036351BR	#11-046351BR
10	#10-011,2701BR	#10-021,2701BR	#10-036351BR	#10-046351BR
09	#09-011,2701BR	#09-021,2701BR	#09-036351BR	#09-046351BR
08	#08-011,2701BR	#08-021,2701BR	#08-036351BR	#08-046351BR
07	#07-011,2701BR	#07-021,2701BR	#07-036351BR	#07-046351BR
06	#06-011,2701BR	#06-021,2701BR	#06-036351BR	#06-046351BR
05	#05-011,2701BR	#05-021,2701BR	#05-036351BR	#05-046351BR
04	#04-011,2701BR	#04-021,2701BR	#04-036351BR	#04-046351BR
03	#03-011,5931BR	#03-021,5501BR	#03-036351BR	#03-046351BR
02	#02-011,5501BR	#02-021,5931BR	#02-036351BR	#02-046351BR

1BR2BR4BR· tile shows strata sq ft