Editorial Signature Detail
Arina East Residences
Signature Alpha Editorial
Arina East Residences
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
4
Baths
4
SQFT
1,389
Floor Level
—
URA-backed research dashboard
D15 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D15: Average S$2,517 PSF | Down 6.73% over the last quarter ⬇️
Median PSF
S$2,550
Price Range
— — —
Transaction Count
1236
Recent transacted prices
Claydence
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,638 PSF
The Line@Tanjong Rhu
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,437 PSF
Atlassia
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,519 PSF
The Line@Tanjong Rhu
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,754 PSF
The Line@Tanjong Rhu
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,707 PSF
Property type breakdown
Condo
1192
HDB
28
Landed
16
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Arina East Residences presents a sophisticated capital growth trajectory in District 15, underpinned by MRT expansion and a measured supply environment that suggests potential appreciation of up to 30.8% over five years. Supported by 2026 market stability and record-low financing, the asset leverages lifestyle-led demand and a selective GLS pipeline to sustain its historical 4.7% annual growth momentum.
Current Underwriting
$3,938,000
District-weighted fair value anchor used for the model.
Projected by 2029
+13.3%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+23.1%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+16.8%
Base growth eases to 3.2% annually if supply and absorption soften.
Base case · 2031
+23.1%
Core Alpha Formula projection at 4.3% annualized growth.
Best case · 2031
+30.8%
Upside case expands to 5.5% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At Arina East Residences, the 0.69% premium can be justified by Scarcity, which may still preserve Capital Growth Potential above the recent mean. Mean Reversion risk is lower when the market is paying for durable Singapore attributes that continue to command pricing power.
Listing PSF
$2,835
Project Mean PSF
$2,816
District Mean PSF
$2,487
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Selective GLS pipeline with controlled new supply
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
MRT expansion and lifestyle-led owner demand
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
East Coast / Marine Parade: demand is being supported by mrt expansion and lifestyle-led owner demand, with measured new supply pressure in the current cycle.
Recommended next move
Treat this as a conviction shortlist pick only after a viewing confirms the premium is justified by stack, finish, or scarcity.
Shortlist fit
-0.7%
Value gap
This listing carries a premium to the current benchmark, so it belongs on the shortlist only if the scarcity story and execution quality are strong enough to defend that premium.
Carry profile
3.2%
Rental yield
Current rental carry screens at 3.2%, while the base-case 2031 outlook still projects +23.1% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Call to enquire!
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
Arina East Residences
D15 · Condo
$3,938,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $175,880
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $12,602
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $174,645
Agent Comm: $87,323
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $93,542
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $111,099
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 167.6% with SGD 2,410,100 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 46,061. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$12,452
Annual Net Cash Flow
-$46,061
BSD
$175,880
Cash Outlay
$1,163,380
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
This listing does not yet have both staging reference images saved. Once our team uploads the before and after URLs, the interactive slider will appear here automatically.
Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
Structured nearby intelligence is not available for this listing yet, but the page keeps this section visible so the editorial layout stays consistent while the live data pack is refreshed.
Nearby intelligence refresh pending
Use the listing address above for immediate context while we continue syncing transport, schools, and shopping data for this route.
Floor Plans
Tower View
Gallery
Gallery refresh pending
This listing does not yet have a synced gallery set. The section remains visible so the layout stays stable while media is being refreshed.
FAQs
