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New Launch at East Coast by Bukit Sembawang

Here we review the LIV @ MB condo, a new residential development coming up for sale in Singapore’s East Coast District 15. This is a relatively upscale, and certainly favoured location, close to the Central Business and Financial District of Marina Bay and Raffles Place.

Liv @ MB is being developed by Bukit Sembawang Estates, generally regarded as one of the most established and dependable housing developers in Singapore.

Note: This is NOT an advertisement for sale.

The project will occupy the site of the former Katong Park Towers, at the corner of Mountbatten Road and Arthur Road. This is a pretty plum parcel of land.

Former Katong Park Towers on Site of Upcoming LIV @ MB Condo

Former Katong Park Towers on Site of Upcoming LIV @ MB Condo

To start with, Arthur Road is just off Meyer Road, arguably the most upmarket road in an already prime district. The site is 250 metres, 3 to 4 minutes walk, from the upcoming Katong Park MRT station along Meyer Road.

Katong Park station is slated for completion in 2023. It is on the Thomson-East Coast Line, and 4 train stops to the Marina Bay Financial Centre.

This location is also prized for its quick access to major nodes: 13 minutes drive to the CBD, and 18 minutes drive to Changi Airport, via the East Coast and Marina Coastal expressways.

The Liv @ MB Condo Location

The Liv @ MB Condo Location


The Liv @ MB Condominium Neighbourhood

The LIV at MB condo is a high-rise development that is nestled in a mainly landed estate. To the immediate north and west are low-rise houses stretching quite a distance, that affords it rare, unblocked panoramic views of the city skyline.

According to its CEO, Bukit Sembawang Estates sees good potential to this site as it is close to the future Katong Park MRT Station. With Katong’s rich heritage & rejuvenation initiatives under the Kallang Masterplan, they are confident of this being another quality addition to their portfolio.

Which is particularly so given the nature of the neighbourhood. This estate is probably the most coveted residential area outside the Core Central region. It is near the city centre, is en-route to the airport, and filled mainly with private housing, for historical reasons.

LIV @ MB Singapore . East Coast to City View

LIV @ MB Singapore . East Coast to City View

It also boasts a rich ambience and character that comes from a strong cultural heritage, and the longest beach and seafront park in Singapore. That gives it a more relaxed laid-back feel, a welcome respite from the hemmed-in feeling of the city and other more densely built up parts of the island.


The LIV at MB . Competitive Advantage

One advantage that the Liv MB condo enjoys over its immediate neighbours is its large land size. It occupies a pretty sizeable land parcel, unlike most surrounding ones on much tighter plots with little extra space.

This means a lot more ground for communal facilities and gardens and landscaping.

The LIV @ MB Site Location near Katong Park MRT Station

The LIV @ MB Site Location near Katong Park MRT Station

The other advantage is that the LIV @ MB pricing will be below that of other new launches in the area. Mainly due to its 99 year leasehold tenure, so the land cost was lower.

This allows for a lower entry price and quantum and higher rental yield, as tenants pay the same rent for freehold as for leasehold.

The downside is of course, the psychological barrier for those who are used to owning freehold tenures.

However, bearing in mind that all projects will age and most eventually undergo redevelopment via en bloc collective sales, this factor is perhaps not such a major issue.

Especially those in good or desirable locations. As this one is. To attest to that is the fact that the bidding for this originally Katong Park Towers site was hotly contested. It attracted 10 bidders, all offering above the reserve price.


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    Project FactSheet

    Name LIV @ MB
    Developer Bukit Sembawang Estates
    Status Condominium (No restrictions on ownership)
    Address 114A Arthur Road, Singapore 439826
    District 15
    Site Area 13,076.7 m² (140,758 sq ft)
    Floor Area 27,461 m² (295,592 sq ft)
    Plot Ratio 2.1
    Tenure 99 Years Leasehold
    T.O.P. Date TBA
    Architect TBA

    The LIV @ MB Floor Plans

    The LIV @ MB condo floor plan layouts are not available yet. Please drop your contact details in the Form below if you wish for the floor plans to be sent to you once released.

    The LIV MB Site Plan

    Liv @ MB Singapore is a high-rise condominium within the East Coast residential enclave off Fort Road. It occupies a fairly large rectangular parcel of land at the corner of Arthur Road and Mountbatten Road.

    According to URA’s Master Plan, this site is zoned “residential”, with allowable plot ratio of 2.1, and maximum building height of 24 storeys.

    The land parcel runs in an almost north-south direction, with its main entrance via Arthur Road.

    It is flanked on its east and south by other high-rise condos and apartments, though these tend to be on small plots with single towers.

    Hence on those sides, which look seawards, it is possible for higher floor units at the Liv @ MB condominium to get some pretty good pocket sea views.

    To the north and west of the site, is an expanse of predominantly low-rise landed housing.

    Which means that units on these sides get unobstructed views even from the lower-mid floors upwards. While high floor residents may be able to get views all the way to the city skyline.

    Given those characteristics, and its proximity to the sea, most apartments here should be able to get plenty of natural light, and sea breezes.

    Liv @ MB Condominium Panorama

    Liv @ MB Condominium Panorama

    LIV @ MB Showflat

    The Liv @ MB condo showflat is not ready for viewing yet. Please drop in your contact details via the Form below if you wish to be alerted when the showflat is ready to take viewing appointments.

    LIV @ MB Prices · Unit Types

    LIV @ MB Condo Price . Unit Types & Sizes . Click to Open / Close


    Unit Description Type No. of
    Strata Area
    (sq m)
    Strata Area
    (sq ft)
    1 Bedroom A TBC TBA TBA
    2 Bedroom B TBC TBA TBA
    3 Bedroom C TBC TBA TBA
    4 Bedroom D TBC TBA TBA
    Total Number of Units TBA

    Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

    The Liv MB Condo Prices . Click to Open / Close


    The LIV MB condo prices have not been determined yet. Please let us know via the Contact Form if you wish to be updated on the pricing when available.

    Development Costs . Click to Open / Close

    The site for the development of LIV @ MB Singapore is that of the former Katong Park Towers.

    Bukit Sembawang Estates purchased this 99-year leasehold plot in an en bloc collective sale tender for SGD$345 million. It topped the total of 10 bids received at the close of tender on 15 March 2018.

    In addition to the sale price, Bukit Sembawang had to pay approximately SGD$60 million for the lease upgrading premium. The good news is that the increase in development charges in this precinct had little impact price-wise, as Katong Park Towers had a high baseline.

    Given the site area of 140,758 square feet and plot ratio of 2.1, the total cost works out to a land rate of $1,280 per sq ft per plot ratio (PSF PPR).

    After factoring in all the charges involved in developing the site, such as for construction, fees, overheads, financing and marketing, the breakeven could come up to around $1,850 PSF.

    This gives Bukit Sembawang room to play with the pricing, and still have it comfortably below that of surrounding new launches. For instance, the closest ones, the freehold Meyer Mansion and One Meyer, average around $2,6xx to $2,7xx PSF.

    Developer Track Record

    The Liv @ MB Singapore is being developed by Bukit Sembawang Estates, one of Singapore’s most established real estate players. It is widely regarded as a trustworthy developer with a reputation for quality work.

    Bukit Sembawang Estates (“Bukit Sembawang” or “The Group”)

    Bukit Sembawang was founded in Singapore in the 1950s, and in 1968 was incorporated as a public-listed company. The Group’s main business activities are in property development and investment, and other real estate-related ventures.

    In the 50 years or so since it started operations, it has built some of Singapore’s more well-known residential projects. These have included not just over 1,800 condominium units in prime areas such as Districts 9 and 10, but also at least 4,600 landed houses in the Sembawang and Seletar Hills neighbourhoods.

    As one of the leading pioneers in residential developments in Singapore, Bukit Sembawang has a wealth of expertise and experience under its belt. This, together with its stated commitment to quality, has won several real estate industry awards and accolades through the years.

    Bukit Sembawang homes are often characterised by well-planned and functional designs, and fine detailing and finishing, as well as good value.

    Perhaps in testimony to this, their latest launches, the Luxus Hills Signature and Contemporary collections sold out within a few days of their previews in late 2019 and early 2020 respectively.

    Other examples of the Group’s work include 8 St Thomas (currently still with units for sale), Parc Mondrian, Skyline Residences, The Vermont on Cairnhill, Paterson Collection, Paterson Suites, Straits Garden, earlier phases of Luxus Hills, and Watercove and Nim Collection landed homes.

    Bukit Sembawang’s stated mission statement is to remain dedicated to delivering quality homes. For generation after generation.

    Nim Collection by Bukit Sembawang . Developer for the Liv @ MB Condo

    Nim Collection by Bukit Sembawang . Developer for the Liv MB Condo

    8 St Thomas by Bukit Sembawang

    8 St Thomas by Bukit Sembawang . Developer for LIV @ MB Singapore

    LIV @ MB Location · Features

    The LIV @ MB Location . Google View

    The LIV @ MB Location . Google View

    1. Location. The LIV MB location is at the corner of Mountbatten Road and Arthur Road, in the East Coast district. This is an upscale area, a pleasant neighbourhood of mainly private condominiums and landed houses.

      It is within walking distance of East Coast Park & Beach, and enjoys some pocket sea views.

    2. Nearest MRT Station. The Liv @ MB location is about 250m, roughly 3 to 4 minutes walk, to the future Katong Park station on the Thomson East Coast MRT Line (TEL) that is due for completion in 2023.

      This is quite a useful line to be on. Four stops up is Gardens by the Bay, and five stops up is the Marina Bay station where the Financial District is. Which is a triple interchange station, joining with the North-South and Circle MRT lines. The TEL also goes down to Maxwell Road, Great World, and Orchard Boulevard, before running north to Woodlands.

    3. Malls, Shops, Eateries, Supermarkets, Banks. Two MRT stops down we end up on the doorstep of Parkway Parade at Marine Parade town centre. This is the main mall serving East Coast residents, with many converging here for weekend shopping and grocery needs.

      In its vicinity are a few smaller malls like I12, a Fairprice outlet, wet market & food centre, and several HDB neighbourhood shops. With a choice of two supermarkets, numerous eateries ranging from fast food outlets to cafes and restaurants, a comprehensive selection of shops, a cinema, bakeries and so on, this de-facto heart of Katong is pretty self-sufficient.

      It even hosts branches of every major retail bank in Singapore. As well as best food clusters. The Katong / Joo Chiat / Siglap area is well-known as a haunt of gastronomic delights. From hawker fare and old-time favourites, to artisanal joints and quirky cafes, that line the five-foot ways and lanes around old shophouses that give an added flavour to dining out.

    4. Schools & Educational Institutes. Primary schools within a 2 KM radius of the LIV at MB location are Geylang Methodist, Kong Hwa Primary, Tanjong Katong Primary.

      Other primary schools in the neighbourhood include Tao Nan Primary and Ngee Ann Primary schools at Marine Terrace MRT station 3 stops down. Well-known secondary schools are Chung Cheng High and Dunman High. For the rest, there are Victoria Junior College, the Canadian International School (Tanjong Katong Campus), and the Chatsworth International School (East Campus).

    5. Sports & Recreation. One attraction of homes in the East Coast is their proximity to the East Coast Beach & Park. From the Liv @ MB location, it is possible to take a long walk, or a quick cycle, over to the beach.

      From East Coast Park, a park connector and cycling path runs to Kallang Basin, and on to Gardens by the Bay, and Marina Bay. In addition, just one MRT train stop up at Tanjong Rhu station, across a footbridge, are the Singapore Sports Hub and Kallang Stadium.

    6. Singapore East Coast Beach

      East Coast Beach near the Liv MB Condo Location

    7. Accessibility. Another reason for the appeal of homes in the East Coast, is their proximity to the Central Business & Financial District. From the LIV @ MB location, to the ECP via Fort Road, is a 3 minute drive.

      Then from there to the KPE (Kallang Paya Lebar Expressway) or the MCE (Marina Coastal Expressway) is a matter of a couple of minutes. All in, it should take no more than 10 to 15 minutes off-peak to get to Raffles Place and Marina Bay.

      In the other direction, it takes less than 20 minutes directly down the ECP to Changi Airport. This place should suit frequent travellers, especially those who work in the CBD as well.


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