The Ultimate Guide to Arina East Residences: Singapore’s Boutique Freehold Gem
Introduction: The Reawakening of Tanjong Rhu – A New Freehold Legacy
In the world of Singapore real estate, some launches are merely new additions to the skyline; others are defining moments that signal a paradigm shift. The arrival of Arina East Residences falls decisively into the latter category. It is not just another condominium; it represents the reawakening of one of Singapore’s most prestigious and tranquil waterfront residential enclaves. As the first new freehold launch in the Tanjong Rhu and Fort Road precinct in 13 years, its debut marks a significant event for discerning homebuyers and astute investors alike.1 The long hiatus has created a vacuum, and Arina East Residences steps into this space not with a whisper, but with a bold statement of luxury, exclusivity, and forward-looking value.
This report builds its analysis on a powerful central thesis: Arina East Residences embodies a rare and potent convergence of three fundamental pillars of real estate value. First is the enduring legacy of Freehold Tenure, a coveted asset class that offers perpetual ownership in land-scarce Singapore. Second is the refined allure of Boutique Luxury, providing an intimate and curated living experience that stands in stark contrast to the anonymity of mass-market projects. Third, and perhaps most compellingly, is the promise of Urban Transformation, positioning its residents at the very forefront of the Urban Redevelopment Authority’s (URA) ambitious master plan to rejuvenate the entire Kallang and Tanjong Rhu waterfront.
The digital landscape is saturated with fragmented information, conflicting data points, and effusive marketing claims. This definitive guide is designed to cut through that noise. It serves as a single, authoritative source of truth, meticulously researched and analytically robust, to empower potential buyers in making a multi-million dollar decision. Over the course of this exhaustive report, we will dissect every facet of Arina East Residences—from its architectural ingenuity and investment potential to its lifestyle offerings and strategic place in a rapidly evolving district. This is the complete, 360-degree analysis for those who demand clarity, depth, and a nuanced understanding of what makes Arina East Residences a landmark opportunity.
Section 1: The Project Vitals: A Foundation of Facts
Before delving into strategic analysis, it is essential to establish a clear and accurate factual foundation. The information surrounding new launches can often be inconsistent across various platforms. This section consolidates and verifies the key project details from the most reliable sources, providing an authoritative reference point for all stakeholders. Discrepancies in public-facing data have been carefully resolved to present the official specifications of the development. For instance, while some early marketing materials mentioned 108 units or a 36-storey height, the definitive project details confirm a more exclusive collection of 107 units across two 20-storey towers.2 Similarly, the official Temporary Occupation Permit (TOP) date is set for the end of 2028, a crucial detail for financial planning.7
This table serves as the bedrock of our report, offering a comprehensive and easily digestible summary of the project’s core attributes.
Table 1.1: Arina East Residences – Official Project Factsheet
| Attribute | Details | Source(s) |
| Project Name | Arina East Residences | 6 |
| Developer | ZACD LV Development Pte. Ltd. | 7 |
| Developer’s License No. | C1455 | 7 |
| Address | 6C & 6D Tanjong Rhu Road, Singapore 436885, 436886 | 7 |
| District | 15 | 6 |
| Tenure | Estate in Fee Simple (Freehold) | 6 |
| Site Area | 47,012 sqft / 4,367.6 sqm | 6 |
| Plot Ratio | 2.8 | 6 |
| Total Units | 107 | 6 |
| Number of Blocks | 2 | 7 |
| Number of Storeys | 20 | 7 |
| Expected Date of TOP | 31 December 2028 | 7 |
| Expected Date of Legal Completion | 31 December 2031 | 7 |
| Architect | Ong & Ong Pte Ltd | 7 |
| Landscape Consultant | Ong & Ong Pte Ltd | 7 |
| Interior Designer | Design Intervention | 2 |
| Main Contractor | Welltech Construction Pte Ltd | 7 |
| Solicitor | Rajah & Tann Singapore LLP | 7 |
| Project Account No. | United Overseas Bank Limited: 769-319-133-9 | 7 |
Section 2: The Investment Thesis: Deconstructing the Value of Arina East Residences
Beyond the concrete facts and figures lies the core investment thesis. What makes Arina East Residences not just a luxurious place to live, but a sound financial asset for the future? The answer is rooted in a compelling combination of enduring value, strategic scarcity, and the developer’s unique pedigree.
2.1 The Unassailable Power of Freehold Tenure in District 15
In the context of Singapore’s land-scarce environment, freehold tenure is the undisputed gold standard of property ownership. Unlike 99-year leasehold properties, which are subject to the inexorable process of lease decay, a freehold title represents perpetual ownership. This makes it a true legacy asset, a tangible inheritance that can be passed down through generations without the concern of diminishing value as the lease shortens. For long-term investors, this provides a powerful hedge against inflation and a store of wealth that is fundamentally more secure.4
The premium commanded by freehold properties is not merely psychological; it is quantifiable. Academic research on the Singapore property market has demonstrated that even properties with multi-century leases remaining—such as those with 800 to 900 years of tenure—trade at a notable discount compared to their freehold counterparts.13 This underscores the profound financial and emotional value that buyers place on perpetual ownership.
This intrinsic value is significantly amplified within the prestigious context of District 15. As one of Singapore’s most established and desirable residential addresses, the East Coast is an area where freehold properties are a hallmark of prestige and have historically commanded a significant price premium.14 For an investor, acquiring a freehold asset in this location is a blue-chip strategy, anchoring a portfolio with an asset class known for its resilience and long-term capital appreciation.
2.2 The Scarcity Premium: A Boutique Gem in a Sea of Future Development
The decision to develop only 107 exclusive units on the site is a deliberate and astute strategic choice.7 In a market often characterized by mega-developments—such as the nearby 1,008-unit Grand Dunman and the 816-unit The Continuum—a boutique project like Arina East Residences offers a fundamentally different and increasingly rare value proposition.8 This exclusivity fosters a more private, intimate community and ensures that shared facilities are never over-subscribed, directly enhancing the quality of life for its residents. This sense of privacy and exclusivity is a form of luxury that is becoming harder to find and, therefore, more valuable.
This scarcity factor is poised to become even more pronounced in the coming years. The URA’s master plan for the Tanjong Rhu area includes the introduction of over 5,000 new homes on three large land parcels.22 These future developments are expected to be high-density, high-rise projects, and may even include 99-year leasehold public housing under the Prime Location Public Housing (PLH) model to ensure affordability in this prime area.22 As the neighbourhood densifies over the next decade, Arina East Residences will increasingly stand out as a low-density, freehold sanctuary. Its rarity will be magnified, protecting and likely enhancing its value relative to the new, more concentrated supply. Buyers who invest now are acquiring an asset whose scarcity premium is set to grow as the surrounding landscape transforms, securing a unique position in the market of tomorrow.
2.3 The Developer’s Pedigree: Investing with ZACD Group, The Asset Manager
Understanding the developer is crucial to understanding the project’s DNA. ZACD Group is not a conventional property developer. It is a Hong Kong-listed (HKEX: 8313), Singapore-headquartered integrated asset manager with a comprehensive suite of services spanning fund management, financial advisory, and real estate investment structuring.6 This background as an investment and asset manager informs their entire approach to property development.
The acquisition of the former La Ville condominium in a collective sale for S$152 million was not merely a construction project; it was a calculated asset play based on a deep understanding of market value and future potential.4 The group’s recent financial performance, which saw a significant turnaround to profitability in 2023 driven by its core fund and project management segments, signals astute financial stewardship and a resilient business model.31 For a homebuyer or investor, this provides a critical layer of confidence. The project is being helmed by professionals whose core business is to identify, manage, and optimize the value of real estate assets.
Furthermore, ZACD Group has a proven track record of delivering high-quality residential projects, often in partnership with other major industry players. Their portfolio includes successful large-scale developments such as Jadescape and The Landmark, demonstrating their capability to execute complex projects and deliver on their promises.2 This history of successful delivery mitigates execution risk and assures buyers that they are investing in a project backed by both financial acumen and development expertise.
Section 3: A Location Par Excellence: The Nexus of Connectivity, Lifestyle, and Nature
A property’s value is intrinsically tied to its location. Arina East Residences is situated at a nexus point where unparalleled connectivity, a vibrant lifestyle, and serene natural escapes converge, offering residents a holistic and enriched living experience.
3.1 Unrivalled Connectivity: The Thomson-East Coast Line Advantage and Expressway Network
The single most transformative element for the Tanjong Rhu area has been the arrival of the Thomson-East Coast Line (TEL). Arina East Residences is strategically positioned to capitalize fully on this infrastructure upgrade, being just a 3 to 4-minute walk from the Katong Park MRT Station (TE24).2 The opening of TEL Stage 4 on June 23, 2024, has unlocked a new dimension of convenience for residents, drastically reducing travel times across the island.18
This seamless connectivity translates into tangible lifestyle benefits. Residents can reach iconic destinations like Gardens by the Bay in just two MRT stops and the Marina Bay financial and lifestyle hub in four stops.18 The direct, single-train journey provides effortless access to the Central Business District (Shenton Way), the Orchard Road shopping belt, and Changi Airport, making daily commutes and international travel remarkably efficient.33
For those who prefer to drive, the location is equally advantageous. Arina East Residences offers swift access to a network of major expressways, including the East Coast Parkway (ECP), Kallang-Paya Lebar Expressway (KPE), and the Marina Coastal Expressway (MCE).2 This strategic positioning means that the CBD is a mere
10-minute drive away, while Changi Airport can be reached in approximately 15 minutes, a significant convenience for professionals and frequent travellers.18
3.2 A Gastronomic and Retail Paradise
The neighbourhood surrounding Arina East Residences is a vibrant tapestry of retail and culinary delights, catering to every need and palate. For comprehensive shopping experiences, residents are a short drive from major malls like Kallang Wave Mall and Leisure Park Kallang, which offer a wide array of retail stores, entertainment options, and dining establishments.36 The established hubs of
Parkway Parade and Katong Shopping Centre further expand the retail options, providing everything from fashion and electronics to household goods.39
Daily necessities are well-catered for with several supermarkets in close proximity. These include the NTUC Fairprice at Jalan Tiga, the expansive FairPrice Xtra at Kallang Wave Mall, and a Cold Storage outlet at Leisure Park Kallang, ensuring that grocery shopping is always a convenient affair.36
The area is a true food lover’s haven. Residents have direct access to some of Singapore’s most celebrated hawker centres, including the legendary Old Airport Road Food Centre and the Jalan Batu Market & Food Centre.37 In a thoughtful design touch, Arina East Residences even features a
private side gate that provides direct access to the Jalan Batu hawker centre, placing a world of authentic local flavours right at residents’ doorsteps.2 Beyond hawker fare, the charming heritage enclaves of Katong and Joo Chiat beckon with their eclectic mix of traditional Peranakan eateries, trendy cafes, and modern restaurants, offering a diverse and ever-evolving culinary journey.42
3.3 The Green and Blue Lungs: East Coast Park and Singapore Sports Hub
Arina East Residences offers a rare lifestyle that balances city-fringe convenience with immediate access to two of Singapore’s most significant recreational landmarks.
East Coast Park, Singapore’s most beloved coastal park, essentially serves as an expansive backyard for residents.32 A short stroll or cycle away, this 13km stretch of scenic coastline provides an almost endless array of outdoor activities. Residents can enjoy cycling or jogging along dedicated paths, engage in water sports such as kayaking and cable-skiing, book BBQ pits for family gatherings, or simply relax on the beach. The park is also home to unique attractions like the
Coastal PlayGrove, with its towering play structures and water play area, and the Xtreme Skatepark, catering to adrenaline seekers.46
Equally accessible is the Singapore Sports Hub, a world-class integrated sports, entertainment, and lifestyle destination.32 Its proximity provides residents with front-row access to a vibrant calendar of international concerts, major sporting events, and community activities. The hub’s extensive facilities include the iconic
National Stadium, the Singapore Indoor Stadium, the OCBC Aquatic Centre for swimming and diving, the Kallang Wave Mall for shopping and dining, and the Water Sports Centre for kayaking and canoeing in the Kallang Basin.55 This unparalleled access to premier leisure and entertainment venues is a defining feature of the Arina East lifestyle.
Section 4: A Foundation for Generations: The Educational Landscape
For families, access to quality education is a non-negotiable factor in the property decision-making process. Arina East Residences is situated within a robust educational ecosystem, but navigating the specifics, particularly for primary school registration, requires clarity and precision. This section provides a definitive, verified guide to the educational options available to residents.
4.1 The 1km Conundrum: A Definitive, Verified Answer for Parents
One of the most critical and often confusing aspects for parents is determining which primary schools fall within the coveted 1km and 1-2km radius for the Ministry of Education’s (MOE) Primary 1 Registration Exercise. Proximity can be a deciding factor when balloting is required for popular schools. The research for Arina East Residences reveals significant contradictions across various online sources; some claim prestigious schools like Kong Hwa are within 1km, while others state there are none, and yet others place them further away.8 This conflicting information creates unnecessary anxiety for families.
This report provides immense value by directly addressing this ambiguity. The only authoritative source for determining home-school distance for the P1 exercise is the Singapore Land Authority’s (SLA) OneMap School Query service.60 This is the official tool used by MOE, and its results are based on a precise survey of the school’s and the residential building’s coordinates. It is crucial for parents to use the specific postal code of their intended block, as distances can vary even within the same condominium development.60
To provide a definitive answer, a query was conducted using the official postal code for Arina East Residences, 436885.6 The results from the official OneMap portal are presented below.
39
Table 4.1: Verified Primary School Proximity for Arina East Residences (Postal Code: 436885)
| School Name | Distance Category (from 6C Tanjong Rhu Road, S436885) | Gender | Special Programmes | Source(s) |
| Within 1km | ||||
| No primary schools listed within 1km | – | – | – | 59 |
| 1km to 2km | ||||
| Kong Hwa School | 1-2km | Co-ed | SAP | 39 |
| Tanjong Katong Primary School | 1-2km | Co-ed | – | 39 |
| Geylang Methodist School (Primary) | 1-2km | Co-ed | – | 39 |
4.2 A Spectrum of Excellence: Secondary, Junior College, and International Institutions
Beyond the primary level, the area around Arina East Residences is home to a wide range of reputable educational institutions, ensuring a complete and high-quality learning journey for children of all ages.
For secondary and pre-university education, the highly sought-after Dunman High School, which offers a six-year Integrated Programme, is located just a few hundred metres away, making it exceptionally convenient for residents.3 Other well-regarded secondary schools in the vicinity include
Chung Cheng High School (Main), Tanjong Katong Girls’ School, and Broadrick Secondary School, providing families with a variety of excellent choices.3
The location is also highly attractive to expatriate families due to its proximity to established international schools. The Canadian International School (Tanjong Katong Campus) and Chatsworth International School (East Campus) are both a short drive away, offering globally recognized curricula such as the International Baccalaureate (IB) programme.33 This diverse educational landscape adds another layer of appeal to Arina East Residences, making it a truly viable long-term home for both local and international families.
Section 5: The Art of Living: Architectural Vision and Curated Facilities
Moving from the external environment to the internal world of the development, Arina East Residences reveals a commitment to exceptional design, thoughtful architecture, and a lifestyle enriched by an abundance of curated facilities.
5.1 The Visionaries: A Collaboration of Industry Masters
The quality of a residential development is often a direct reflection of the expertise behind it. Arina East Residences is the product of a collaboration between some of the most respected names in the industry, instilling a high degree of confidence in its design and construction quality.
- Developer: The project is spearheaded by ZACD Group, an integrated asset manager with a strategic vision for real estate value creation.6
- Architect & Landscape Consultant: The master plan and aesthetic are crafted by the renowned ONG&ONG Pte Ltd, a multi-disciplinary firm celebrated for its innovative and holistic design solutions.2
- Interior Designer: The interiors are envisioned by the multiple award-winning Design Intervention, founded by the acclaimed Nikki Hunt. This partnership signals an unwavering commitment to achieving a standard of interior luxury and sophistication that is on par with the world’s best.2
- Main Contractor: The construction is managed by Welltech Construction Pte Ltd, a subsidiary of the formidable Qingjian Group. Their involvement ensures a high standard of build quality and adherence to meticulous construction practices.2
5.2 A Design for Exclusivity: Maximising Views, Light, and Privacy
On a boutique site of just over 47,000 sqft, intelligent design is paramount to creating a sense of space and luxury. The architectural solution conceived by ONG&ONG is both elegant and highly functional. By angling the two 20-storey residential towers at 45 degrees to each other, the design achieves several key benefits simultaneously.3
This ingenious orientation ensures that every single one of the 107 units is a corner unit. This is a rare and highly prized feature in condominium design, as it maximizes the amount of natural light and allows for natural cross-ventilation, creating brighter and more airy living spaces. Crucially, this layout provides residents with expansive 270-degree panoramic views of the city skyline, the Kallang Basin, or the surrounding greenery, while cleverly preventing units from facing directly into one another, thereby enhancing privacy.2 This demonstrates a resident-centric design philosophy that prioritizes quality of life over maximizing unit density.
The architectural signature of the development is its two striking sky terraces that link the towers. These are not merely aesthetic features; they are functional extensions of the living space. By housing premium facilities like the sky pool on these elevated levels, the design frees up the ground floor for more extensive, lush landscaping, creating distinct zones for active recreation and quiet contemplation.2
5.3 An Oasis of Facilities: Doubling Down on Luxury Lifestyle
A defining characteristic of Arina East Residences is its exceptionally generous provision of amenities. The developer has allocated over 70% of the development’s Gross Floor Area (GFA) to landscaping and communal facilities. This is explicitly noted to be double the amount found in a typical condominium of this size.3 This was a deliberate strategic investment. On a boutique plot, developers often face a choice between maximizing the number of saleable units and enhancing the lifestyle offering. ZACD Group chose the latter, a decision that firmly establishes the project’s luxury positioning, justifies its premium price point, and allows it to compete effectively with much larger developments by offering a superior, less crowded, and more exclusive living experience.
A walkthrough of the facilities reveals a comprehensive suite designed for wellness, relaxation, and social engagement, spread across two main zones:
- Level 1 – The Garden Oasis: The ground level is a verdant sanctuary designed for recreation and community. It features a grand driveway and drop-off that creates a sense of arrival.3 At its heart is a stylish
Clubhouse for social gatherings, a state-of-the-art Gym, and a full-sized 50m Lap Pool for serious swimmers. This is complemented by an Aqua Gym, a dedicated Kids’ Pool and Play Area, a relaxing Jacuzzi, a tranquil Reflection Pool, and a BBQ Pavilion for alfresco dining, all set within beautifully landscaped gardens.2 A key feature enhancing daily convenience is the
private side gate that provides residents with direct walking access to the nearby Jalan Batu Market & Food Centre.2 - Levels 19 & 20 – The Sky Sanctuary: The elevated sky terraces offer a breathtaking escape with premium facilities and stunning views. The highlight is the spectacular suspended Sky Pool, which appears to stretch out into the skyline, offering swimmers unparalleled panoramic vistas of Marina Bay and the East Coast. Adjacent to the pool is a chic Pool Deck Lounge for sunbathing and relaxation. This elevated sanctuary also includes a second Pavilion with a BBQ pit, perfect for hosting memorable gatherings against a backdrop of the glittering cityscape.2
Section 6: Inside Arina East: A Detailed Examination of the Residences
This section provides an intimate look into the private sanctuaries of Arina East Residences, focusing on the thoughtful layouts, diverse unit mix, and the superior quality of materials and finishes that define each home.
6.1 Unit Mix and Distribution: A Curated Collection of Homes
Arina East Residences offers a carefully curated collection of 107 units, designed to cater to a wide spectrum of lifestyle needs. The unit mix ranges from efficient one-bedroom apartments, perfect for single professionals or as a high-yield investment, to expansive four-bedroom plus study residences, thoughtfully designed to accommodate multi-generational families in comfort and luxury.6 This diverse offering ensures a vibrant and balanced community of residents.
Table 6.1: Arina East Residences – Comprehensive Unit Mix & Size Guide
| Unit Type | Size (sqft) | Size (sqm) | No. of Units | |
| 1-Bedroom (Type A1) | 495 | 46 | 17 | |
| 2-Bedroom Deluxe (Type B1) | 678 | 63 | 17 | |
| 2-Bedroom Premium (Types B2, B3) | 797 – 861 | 74 – 80 | 26 | |
| 3-Bedroom Deluxe (Type C1) | 969 | 90 | 9 | |
| 3-Bedroom Premium (Types C2, C3) | 1,087 – 1,195 | 101 – 111 | 18 | |
| 3-Bedroom Premium + Private Lift (Type C4) | 1,238 | 115 | 5 | |
| 4-Bedroom Premium (Type D1) | 1,324 | 123 | 1 | |
| 4-Bedroom Premium + Private Lift (Types D2, D2a, D2b) | 1,389 – 1,615 | 129 – 150 | 13 | |
| 4-Bedroom + Study Premium (Type DS) | 1,679 | 156 | 1 | |
| Sources: 2 |
6.2 Floor Plan Deep Dive: The Blueprint of Luxury Living
A detailed examination of the floor plans reveals a commitment to spatial intelligence and functionality across all unit types. We will analyze three representative layouts to illustrate the design philosophy at play.
- 2-Bedroom Premium (Type B2, 797 sqft): This layout is ideal for young professionals or small families. It typically features an efficient, open-plan living and dining area that flows seamlessly onto a balcony, extending the usable space. The master bedroom comes with an ensuite bathroom, while the second bedroom is well-proportioned. The kitchen is designed to be both functional and discreet, maximizing the sense of space in the main living area. The corner-unit configuration ensures both bedrooms and the living hall receive ample natural light.
- 3-Bedroom Premium (Type C2, 1,087 sqft): This popular family-oriented layout demonstrates excellent spatial planning. The design often includes a distinct separation between the living and sleeping zones, enhancing privacy. The master bedroom is a spacious retreat with a walk-in wardrobe area and a luxurious ensuite bathroom. The additional bedrooms are sized to comfortably fit queen-sized beds. The inclusion of both a wet and dry kitchen caters to modern lifestyles, allowing for both heavy cooking and casual entertaining.
- 4-Bedroom Premium + Private Lift (Type D2, 1,389 sqft): Representing the pinnacle of luxury within the development, this unit type offers an exclusive and private living experience. The private lift opens directly into the apartment’s foyer, creating an immediate sense of grandeur. The expansive living and dining areas are designed for lavish entertaining, complemented by a large balcony with panoramic views. All bedrooms are generously sized, often with ensuite bathrooms, providing hotel-like comfort for every family member. The master suite is particularly opulent, featuring a large walk-in wardrobe and a spa-like bathroom.
For an immersive experience, potential buyers can explore these layouts through official virtual tours, which provide a realistic sense of the space and flow of each unit type.18
6.3 A Symphony of Finishes: The Tangible Marks of Quality
The luxury positioning of Arina East Residences is solidified by its selection of premium materials, fittings, and technological innovations, which justify its price point and promise a superior living experience.
- Kitchens: The heart of the home is equipped with top-tier German appliances from Miele, a brand synonymous with durability, performance, and sophisticated design.3
- Bathrooms: The bathrooms are designed to be personal sanctuaries. They feature high-end sanitary fittings from Grohe in the brand’s exclusive and elegant Sunset Bronze In a move typically reserved for ultra-luxury properties, the bathroom walls are clad in a single, seamless slab of travertine stone. This meticulous detail minimizes unsightly grout lines and creates a clean, monolithic, and exceptionally lavish aesthetic, akin to a five-star hotel.3
- Construction and Technology: The developer has employed pioneering digital twin technology in the construction process. This advanced approach allows for millimeter-perfect precision in every element, from structural components to the laying of ultra-large format tiles, ensuring a flawless finish and superior build quality.18
- Windows and Balconies: All units are fitted with full-height, treated glass to reduce solar glare and heat gain while maximizing natural light. Every apartment also includes a functional balcony, providing a private outdoor space to extend the living area and enjoy the stunning views.3
Section 7: Price & Comparative Market Analysis (CMA)
This section provides the crucial financial context for any potential buyer, analyzing the project’s pricing strategy, its performance upon launch, and its position relative to both new and resale competitors in the market. This data-driven analysis is essential for making an informed investment decision.
7.1 Arina East Residences: Pricing Strategy and Launch Performance
Arina East Residences adopted a “private placement” strategy for its launch on June 7, 2025.4 Rather than a full-scale public launch, a limited batch of units was released to a select group of buyers. This approach was likely a strategic move to manage market perception during what was described as a “trying period” for the market, and to test its premium pricing with a targeted, serious audience.4
The strategy proved successful. The launch saw 10 of the 107 units sold, representing a take-up rate of 9.3%. These units achieved an impressive average price of S$3,008 per square foot (psf), with transacted prices ranging from S2,890psftoS3,250 psf.4 The majority of buyers were reported to be Singaporeans, indicating strong local demand for this unique freehold offering.4
For prospective buyers, the developer has released an indicative price guide which serves as a crucial reference point:
- 1-Bedroom (from 495 sqft): From S1.43million(approx.S2,880 psf)
- 2-Bedroom Deluxe (from 678 sqft): From S$1.95 million
- 2-Bedroom Premium (from 797 sqft): From just under S$2.3 million
- 3-Bedroom Deluxe (from 969 sqft): From S2.86million(approx.S2,950 psf)
- 4-Bedroom Premium with private lift (from 1,389 sqft): From S4.34million(approx.S3,126 psf)
Sources: 4
7.2 Competitive Landscape: Benchmarking Against District 15’s New Launches
To understand Arina East’s value proposition, it is essential to compare it against other recent and upcoming launches in the vibrant District 15. This analysis reveals a clear positioning within the market.
Table 7.1: District 15 New Launch Competitor Analysis
| Project Name | Tenure | Est. TOP | Total Units | Indicative/Avg. PSF | Key Differentiators | |
| Arina East Residences | Freehold | 2028 | 107 | Avg. S$3,008 | Boutique luxury, 3-min walk to MRT, first launch in Tanjong Rhu in 13 years | |
| Meyer Blue | Freehold | 2028 | 226 | Avg. S$3,150 | Prime Meyer Road address, luxury focus, sea views | |
| The Continuum | Freehold | 2027 | 816 | Avg. S$2,920 | Large-scale, extensive facilities, North-South orientation | |
| Grand Dunman | 99-year | 2028 | 1008 | Avg. S$2,375 | Mega-development, direct Dakota MRT access, lower entry price | |
| Tembusu Grand | 99-year | 2028 | 638 | Avg. S$2,486 | Strong developers (CDL/MCL), popular location | |
| Sources: 5 |
The data shows that Arina East Residences is priced competitively within the premium freehold segment, comparable to Meyer Blue, which targets a similar luxury market on the coveted Meyer Road. It commands a justifiable premium over the large-scale 99-year leasehold projects like Grand Dunman and Tembusu Grand. This premium is attributable to its perpetual tenure, its boutique exclusivity, and its unique status as the first new offering in its immediate micro-location in over a decade.
7.3 Resale Market Context: Establishing Value Against Existing Neighbours
Comparing Arina East to the existing resale market provides further context for its pricing and long-term value. The “newness premium” is a significant factor, as buyers are paying for brand-new facilities, modern design, higher-quality finishes, and a fresh 1-year defects liability period.
Table 7.2: District 15 Freehold Resale Comparables (Tanjong Rhu / Meyer / Amber)
| Project Name | Tenure | TOP Year | Recent Avg. Resale PSF | |
| Meyer Mansion | Freehold | 2024 | S$3,102 | |
| Amber Park | Freehold | 2023 | S$2,858 | |
| The Line @ Tanjong Rhu | Freehold | 2017 | S2,300−S2,500 (est.) | |
| Fulcrum | Freehold | 2016 | S2,200−S2,400 (est.) | |
| Sources: 70 |
The price premium for Arina East Residences over older developments like The Line @ Tanjong Rhu and Fulcrum is clearly justified. It is not only brand new but also benefits from a 10-12 year age advantage, superior modern facilities, higher-end interior specifications (e.g., Miele appliances, travertine bathrooms), and, most importantly, its strategic timing to coincide with the area’s government-led urban transformation. The pricing is in line with other brand-new luxury offerings like Meyer Mansion and Amber Park, cementing its position at the top tier of the District 15 market.
Section 8: The Future is East: Riding the Wave of the URA Master Plan
Perhaps the most compelling long-term value driver for Arina East Residences is its strategic position at the epicentre of a massive, government-led urban transformation. Buyers are not just investing in a property; they are investing in the future of the entire Eastern region.
8.1 The Kallang Alive Masterplan: A New Epicentre for Sports, Leisure, and Community
Arina East Residences is located within the Kallang Alive Masterplan zone, an ambitious URA initiative to transform the Kallang precinct into a vibrant, integrated lifestyle hub for all Singaporeans.4 This plan will directly enhance the quality of life and asset value for residents in the area.
A key component of this vision is the rejuvenation of the Kallang River. What was once a functional concrete canal is being progressively naturalized into a beautiful, meandering river. This “Active, Beautiful, Clean Waters” (ABC Waters) project involves creating waterfront promenades, lush park connectors, lookout decks, and new community spaces along its banks.81 This transformation will enhance the “blue-green” character of the neighbourhood, promoting biodiversity and providing residents with scenic new corridors for walking, jogging, and cycling.
The master plan also includes the further enhancement and integration of the Singapore Sports Hub. This includes improving connectivity to the hub and, significantly, the planned relocation of the Singapore Sports School from Woodlands to the Kallang precinct.4 This move will cement the area’s status as the nation’s premier destination for sports, education, and entertainment, bringing a new level of energy and vibrancy to the doorstep of Arina East Residences.
8.2 Tanjong Rhu’s Residential Transformation: A New Waterfront Neighbourhood
The future of Tanjong Rhu itself is set for a dramatic transformation. The URA has rezoned three large parcels of land in the immediate vicinity for new high-rise, high-density residential developments. These sites are projected to yield more than 5,000 new homes, fundamentally reshaping the neighbourhood over the next two decades.22
This massive injection of new housing and residents will act as a powerful catalyst for growth. It will inevitably lead to the introduction of new amenities, retail options, and commercial activities to support the growing population, further enhancing the vibrancy and convenience of the area.
Within this context, Arina East Residences holds a uniquely advantageous position. As the first new private launch ahead of this major development wave, it offers its buyers a distinct “first-mover advantage.” Residents will be perfectly positioned to enjoy all the upside and capital appreciation driven by the area’s rejuvenation. At the same time, they will own a rare, low-density, freehold asset that stands in stark contrast to the higher-density, likely leasehold, developments that will follow. This unique combination of being at the heart of future growth while retaining an irreplaceable element of scarcity is what makes Arina East Residences not just a home, but a strategic investment in the exciting next chapter of one of Singapore’s most promising waterfront precincts.
Conclusion: Securing a Freehold Legacy in the Heart of Transformation
Arina East Residences emerges not merely as a new condominium but as a landmark development defined by a powerful and rare convergence of value drivers. This exhaustive analysis has navigated through the layers of data, design, and future planning to reveal a compelling proposition for the discerning buyer. The investment thesis rests on what can be described as a “Triple Crown” of real estate value.
First, the Asset: a brand new Freehold property in the perennially sought-after District 15. In a nation where land is the ultimate currency, the perpetual ownership offered by Arina East Residences provides a foundation of security and a legacy for generations, insulating its owners from the lease decay that affects the vast majority of properties in Singapore.
Second, the Product: an exclusive Boutique Luxury development that prioritizes quality of life over sheer scale. With only 107 units, intelligent architectural design ensuring every home is a corner unit, and an exceptionally generous allocation of space to high-end facilities, it offers a level of privacy and comfort that larger developments cannot replicate. The partnership with world-class firms like ONG&ONG and Design Intervention, coupled with premium finishes like Miele appliances and travertine bathrooms, solidifies its position at the pinnacle of modern luxury living.
Third, the Future: a strategic position as a prime beneficiary of the comprehensive URA-led Transformation of the Kallang and Tanjong Rhu waterfront. Owners are not just buying into a building; they are buying into the future of a revitalized national precinct. As thousands of new homes and new amenities rise around it, Arina East will remain a rare, low-density freehold sanctuary, its value and desirability enhanced by the very growth that surrounds it.
This unique combination of attributes makes Arina East Residences an ideal choice for specific buyer profiles. It is for the family seeking a multi-generational legacy home in a prestigious and convenient location with access to nature and top schools. It is for the astute local or international investor focused on long-term capital preservation and appreciation, who understands the enduring power of freehold tenure and the immense potential of urban transformation. And it is for the discerning individual who values quality, exclusivity, and a premier lifestyle at the nexus of connectivity and recreation.
The launch of Arina East Residences marks the dawn of a new chapter for Tanjong Rhu. For those who recognize the confluence of rarity, luxury, and future growth, the opportunity is clear. To truly appreciate the vision and the tangible quality of this landmark project, an exclusive viewing of the showflat is essential. It is an opportunity to witness firsthand the beginning of a new legacy in one of Singapore’s most exciting residential enclaves.
