Arina East Residences is a small-scale freehold development tucked within the highly sought-after District 15, offering a rare opportunity to own a legacy property in one of Singapore’s most vibrant and well-connected neighbourhoods. Set against the stunning backdrop of Marina Bay and the laid-back charm of East Coast, this development provides a peaceful urban sanctuary that balances serene waterfront living with city convenience.
With its limited number of units, Arina East offers an exclusive living experience perfect for couples, families, and discerning investors. Developments in the East—especially in D15—have consistently drawn attention from a niche yet committed group of buyers. The strong launch-day performance of nearby projects like Emerald of Katong (D15) and Bagnall Haus (a small-scale 113-unit project in D16) reflects this sustained appetite, whether for large-scale city-fringe offerings or intimate, tranquil estates.
Beyond its immediate appeal, Arina East Residences is also poised to benefit from Singapore’s next wave of urban transformation. The upcoming Kallang Waterfront and Marina East precincts promise to introduce world-class amenities and lush recreational spaces, while the future Long Island reclamation project will extend a continuous waterfront promenade along Singapore’s southeastern coast.
Together, these enhancements are set to elevate the East into one of Singapore’s most desirable lifestyle hubs—potentially offering even greater potential for capital appreciation at Arina East Residences.
Location Analysis
Situated in the prestigious Tanjong Rhu enclave, Arina East Residences offers excellent connectivity with Katong Park MRT station (Thomson-East Coast Line) just a short 5-minute walk away. From there, it’s only two stops to Gardens by the Bay, and a third brings you to Marina Bay MRT interchange. A quick transfer to the North-South Line connects you to Raffles Place and City Hall in just one and two stops respectively—making commutes to the Central Business District (CBD) smooth and efficient, taking around 30 minutes.
For lifestyle and amenities, future residents will be spoilt for choice. Just 4 to 6 bus stops away, or an 8-minute drive, are i12 Katong, Katong Shopping Centre, and a vibrant stretch of eateries and bars along East Coast Road and Tanjong Katong Road. For something more upscale, the Marina Bay area offers a host of premium dining and shopping options.
Craving something more local? The popular Old Airport Road Food Centre is only a 6-minute drive or about 12 minutes away by bus.
Families with teenage children will find it especially convenient that Dunman High School is located just across the road. For evening strolls or morning jogs, East Coast Park is less than a 10-minute walk away, while fitness enthusiasts can also make use of the jogging tracks at the relatively nearby Stadium Sports Hub.
Site Plan Analysis
Facilities at Arina East Residences are thoughtfully distributed across three levels—Level 2, Level 19, and Level 20, with the latter two serving as sky terraces. While the development’s small scale means a more streamlined range of amenities, residents can enjoy essential facilities without the usual crowd, ensuring a more private and relaxed experience.
On Level 2, residents can look forward to a 20-metre swimming pool, jacuzzi, children’s pool and playground, a clubhouse, and a tranquil Garden Trail—perfect for leisurely strolls and family time.
Up at the Level 19 sky terrace, the space is designed for quiet moments, whether it’s reading in peace or unwinding at the lounge surrounded by lush communal planters. Just one floor above, the Level 20 sky terrace features a well-equipped gym, a BBQ pavilion, and a sky pool with panoramic views—ideal for social gatherings or casual evenings under the stars.
Comparative Market Analysis (CMA)
At the time of writing, official pricing for Arina East Residences has yet to be released. However, based on transactions in the surrounding area over the past 12 months, real estate industry experts estimate that its launch price will likely fall within the $2,600 to $3,000 per square foot (PSF) range—or potentially higher, depending on market conditions.
To provide context, we’ll begin our analysis with a Comparative Market Analysis (CMA), looking at the current market values of three selected developments in District 15. Following that, we’ll conduct our proprietary MOAT Analysis on the same developments and share our projections for Arina East Residences across several key metrics.
For our analysis, we’ve selected three nearby developments: One Fort, De Centurion, and Meyer Mansion.
Both One Fort and De Centurion are boutique developments—One Fort was completed in 2005 and comprises 79 units, while De Centurion, with just 42 units, was completed in 2010. In contrast, Meyer Mansion is a larger-scale development completed in 2024, offering 200 units and representing the newest addition among the three.
Arina East Residences: A Balanced Mid-Tier Entry in the D15 Market
Based on market movements over the past 12 months, new freehold launches in District 15 have transacted between $2,600 to $3,000 PSF. Arina East Residences is expected to enter the market within this range—or potentially higher—placing it firmly between older resale options and top-tier luxury launches.
For comparison, Meyer Mansion commands premiums of around $3,380 PSF for 2-bedders and $3,050 PSF and above for 3-bedders, driven by its prime Meyer Road address, luxury branding, and newly completed status (2024). While it appeals to the ultra-affluent, its higher entry price may not suit every buyer.
On the other end, De Centurion and One Fort—both older boutique freehold developments—transact at ~$2,000 PSF, offering more affordable options but lacking the fresh design, modern amenities, and efficient layouts of newer launches.
This positions Arina East Residences as a balanced proposition: brand-new and freehold, with contemporary aesthetics and boutique exclusivity—yet still relatively accessible for those priced out of luxury launches. It may especially appeal to HDB upgraders, younger families, or legacy investors seeking long-term value in a D15 freehold address.
While official pricing is still pending, the projected range suggests that Arina East Residences is well-placed to meet demand from buyers looking for modernity and a strong location—without needing to stretch for ultra-premium price tags.
Key Takeaways: Where Arina East Residences Stands
Positioned Between Resale and Premium Launches
With recent new freehold launches in District 15 transacting between $2,600 to $3,000 PSF, Arina East Residences is expected to fall within or slightly above this bracket. It’s positioned between older resale freehold options like De Centurion and top-tier launches like Meyer Mansion—appealing to buyers who want a modern, boutique product without the full luxury markup.
Modern Small-scale Living with Long-Term Appeal
As a new boutique freehold project, Arina East Residences offers a rare combination of exclusivity, up-to-date design, and enduring tenure—well-suited for both homeowners and long-horizon investors.
Premium Over Resale Justified by Design and Freshness
Older developments may offer lower PSFs, but they often lack the contemporary finishes, optimised layouts, and amenity offerings that Arina East Residences brings. Its price point is reflective of these enhancements while still remaining relatively measured.
Aspirational Yet Still Within Reach
While not entry-level, its anticipated pricing places it in a sweet spot—newer than resale, more attainable than ultra-luxury, and well-positioned for those upgrading to or investing in a freehold legacy home in District 15.
MOAT Analysis: Arina East Residences in Context
Our proprietary MOAT Analysis provides a deeper look into how Arina East Residences may perform against comparable developments in terms of pricing dynamics, rental strength, locational advantages, and exit opportunities. While full MOAT scores are available for Meyer Mansion, De Centurion, and One Fort, Arina East’s overall score is currently incomplete due to a lack of resale data—particularly in its District and Region Disparity components.
How the Others Fare
Among the three reference developments, De Centurion leads with an overall MOAT score of 56%, driven by strong value across the wider region (Region Disparity Score: 4/5) and excellent proximity to an MRT station (5/5). Both Meyer Mansion and One Fort share the same overall MOAT score of 48%, with Meyer Mansion trading off accessibility (3/5 MRT Score) for luxury branding and elevated pricing. One Fort, by contrast, mirrors De Centurion in MRT accessibility (5/5), but sees weaker performance in rental and disparity metrics.
All three developments score 1 out of 5 in the School Catchment Hierarchy (SCH) Score, reflecting limited influence from nearby top-tier schools—a trend that continues with Arina East Residences. Rental performance is generally robust across the board, with Meyer Mansion and De Centurion scoring 4 out of 5, and One Fort slightly lower at 3 out of 5.
Where Arina East Residences Currently Stands
Based on preliminary assessments, Arina East Residences receives a provisional MOAT Score of 48%, matching Meyer Mansion and One Fort. Its MRT Score of 4 out of 5 reflects strong accessibility via the nearby Katong Park MRT station on the Thomson-East Coast Line, just a short walk away. The Rental Score comes in at 3 out of 5, indicating decent leasing potential—though it may improve as the development gains visibility post-TOP.
At this stage, however, we’re unable to assign scores for the District and Region Disparity metrics due to a lack of transactional data. As Arina East Residences is a brand-new freehold launch in D15, it holds the potential to outperform both De Centurion and One Fort in these areas. Its “newness” may command a stronger price premium over older resale stock, particularly as freehold prices in D15 continue to rise. Once sufficient sales and resale data become available, its overall MOAT score may well exceed the current estimate of 48%.
Unit Distribution
A Small-scale, Yet Thoughtfully Diversified Unit Mix
With just 107 units across two residential blocks, Arina East Residences offers a carefully calibrated mix of unit types that caters to a broad spectrum of buyers, all while maintaining the exclusivity that smaller developments are known for. Despite its small-scale nature, the development strikes a balance between compact, investor-friendly layouts and larger-format homes designed for families or multi-generational living.
1- and 2-Bedroom Units: Catering to Singles, Couples, and Investors
The bulk of the unit mix is anchored by 1- and 2-bedroom types, with a total of 60 units, making up more than half (56%) of the development. This includes 17 1-bedroom units (495 sqft) and 43 2-bedroom deluxe and premium units ranging from 678 to 861 sqft. These compact layouts are well-suited for singles, young couples, and investors seeking a new freehold product in D15 with proximity to the CBD and upcoming lifestyle amenities like the Kallang Marina Bay precinct. The presence of multiple layout variations ensures choice and flexibility in terms of orientation, floor level, and internal configuration.
3-Bedroom Units: Mid-Sized Homes for Growing Families and Upgraders
There are 32 3-bedroom units (about 30% of the total), spread across deluxe and premium layouts, with sizes ranging from 969 to 1,238 sqft. This segment includes units with private lifts (C4) and larger formats like the rare C3 (1,195 sqft), which enhance both privacy and prestige. These are likely to appeal to HDB upgraders and young families seeking more space without straying too far from the East Coast lifestyle they’re familiar with. The presence of private lift configurations suggests a conscious effort to cater to families who desire exclusivity within the mid-sized segment.
4-Bedroom Units: Limited Supply for the Discerning Few
True to its exclusive nature, Arina East Residences offers just 15 4-bedroom units, with a strong emphasis on premium positioning. Sizes range from 1,324 to 1,679 sqft, and nearly all are served by private lifts, including ultra-spacious layouts like D2b (1,615 sqft) and the top-tier DS unit (1,679 sqft) which includes a study and occupies a prestigious top-floor position. With most 4-bedders concentrated on higher levels, some even enjoying unblocked city or sea views, these units are clearly tailored for multi-generational households or buyers seeking a future-proof legacy home. The extremely limited supply of these larger units further enhances their exclusivity and long-term appeal.
Stack Distribution and Vertical Spread
Unlike larger developments with clear vertical zoning by unit size, Arina East Residences features a more integrated distribution of its unit types across both blocks—6C and 6D Tanjong Rhu Road. The 1- and 2-bedroom units appear across multiple levels, from Level 2 all the way up to Level 18, providing buyers with more flexibility in floor selection regardless of unit size.
Similarly, 3-bedroom layouts are also well-represented from the mid to upper floors, with some premium types (such as those with private lifts) located on higher levels for enhanced privacy and prestige.
Meanwhile, the 4-bedroom units—particularly those with private lifts and larger configurations like D2b and DS—are concentrated on the uppermost levels (Levels 19 and 20), aligning with expectations for more exclusive, high-floor residences. This arrangement allows a broad range of buyers—from singles and couples to families and multi-generational households—to enjoy the benefits of varied stack orientations and elevations without a rigid hierarchy.
Floor Plan Analysis
In this section, we highlight our top picks for selected unit types. If you’d like to explore other floor plans not featured here, feel free to contact our sales team directly or reach out to us via our social media platforms.
1-Bedroom (Type A1)
At 495 sqft, Type A1 is the sole 1-bedroom layout at Arina East Residences, designed with space efficiency and functionality in mind. It features a streamlined flow from the entrance to the living area, with a fully equipped linear kitchen and a dedicated dining space.
The living area opens to either a balcony or a PES, depending on the floor level—offering flexibility for those who prefer elevated views or ground-level outdoor space.
A household shelter adds practical storage, a rare feature in compact units. Ideal for singles, couples, or investors, Type A1 offers a smart layout within a boutique freehold development in prime District 15.
2-Bedroom (Type B2)
At 797 sqft, Type B2 offers a practical layout with both bedrooms tucked away from the main living area—ideal when hosting guests.
The open-concept kitchen connects seamlessly to the dining and living spaces, enhancing the sense of openness. The second bedroom offers flexibility—it can serve as a home office or gym for couples, and easily convert into a bedroom as family needs evolve.
Bathrooms are efficiently laid out, with the master enjoying ensuite access. Ground-floor units feature a PES, while upper-floor units come with a balcony, offering outdoor options for every preference.
3-Bedroom (Type C4)
Type C4 offers a luxurious 3-bedroom layout designed for families who value privacy, space, and functionality. With private lift access, residents enjoy the added exclusivity and convenience of direct entry into their home—ideal for those seeking a more premium living experience.
The squarish living and dining areas provide excellent space efficiency and flexibility in furniture placement, making it easy to customise for both everyday living and entertaining. A generously sized balcony extends the living space outdoors—perfect for alfresco dining, a cosy lounge corner, or even a small urban garden.
The unit also features a well-separated wet and dry kitchen setup, with the enclosed wet kitchen helping to contain food odours during heavy cooking. A dedicated WC near the kitchen enhances practicality when hosting guests, offering added privacy and convenience.
All three bedrooms are tucked away from the main living zones for restful retreats, while the overall layout offers ample space for comfortable family living with thoughtful design touches throughout.
4-bedroom (Type D1)
Type D1 is the only unit of its kind in the entire development, offering an exclusive 4-bedroom layout designed for comfortable large or multi-generational family living.
A key highlight is the inclusion of a Junior Master Bedroom with its own ensuite—perfect for elderly parents, older children, or long-stay guests. The Master Bedroom is privately positioned on the opposite end, offering clear separation between family zones.
The rectangular living and dining areas provide efficient space planning, ideal for larger furniture or hosting gatherings, while the sizable balcony offers ample room for outdoor dining, a lounge corner, or a compact garden setup.
The well-sized kitchen comes with generous countertop space and integrated appliances, allowing for functional day-to-day cooking. Additional thoughtful touches include a household shelter for storage and a common bathroom located conveniently near the secondary bedrooms.
Spacious, rare, and functionally laid out—Type D1 is well-suited for families seeking both privacy and shared spaces within a freehold address in District 15.
The Verdict
Arina East Residences presents a compelling proposition for buyers seeking a rare blend of exclusivity, functionality, and long-term value in the coveted District 15 enclave. With just 107 freehold units and a carefully curated mix of layouts, it caters to a wide spectrum of profiles—from singles and couples to multi-generational families.
Its strategic location near Katong Park MRT and proximity to both the CBD and East Coast Park offers the best of city convenience and coastal living. The upcoming transformation of the Kallang and Marina East precincts, along with the future Long Island initiative, further adds to its growth potential and lifestyle appeal.
While pricing remains unconfirmed at the time of writing, industry estimates suggest a PSF range that positions Arina East Residences as a well-balanced offering between high-end luxury launches and older resale stock in the area. For buyers who value modernity, exclusivity, and a freehold tenure, Arina East Residences stands out as a thoughtful, future-ready home and a promising legacy investment.
If you’re interested in exploring Arina East Residences, contact us to arrange a Showflat Visit. We will gladly provide a personalised consultation and help you select the perfect unit tailored to your needs.
Thank you for reading and following PLB. Do stay tuned as we bring you more reviews of upcoming new launch projects around Singapore.
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