How near must an MRT station be before it starts doing the heavy lifting in a property decision? At 448@EAST COAST, the platform is roughly 230 metres away — Marine Terrace station on the Thomson-East Coast Line opened in 2024 practically at the doorstep of this 28-unit development on East Coast Road. For a boutique block in District 15, that single fact reshapes the entire ownership case.
The numbers that follow it are quietly encouraging. Average resale pricing sits at about S$878,654 across the nine transactions on record, at an average of S$1,622 per square foot, while the trailing twelve-month figure has climbed to around S$1,724 psf (as of 2026-04). Rental demand is the louder signal: 58 leasing contracts at an average of S$2,613 a month underpin a gross yield of roughly 3.6%, a respectable figure for the Rest of Central Region.
Yet 448@EAST COAST is not a straightforward buy. Tenure details are not on record, transactions are thin, and the block competes for attention against some of the largest new launches in the east. This review weighs the walk-to-everything convenience against those gaps.
Within District 15's condominium market, 448@EAST COAST occupies the affordable boutique tier of the Rest of Central Region, with trailing pricing that places it at the 60.1 percentile among district peers (as of 2026-04). Its average of about S$1,622 psf sits far below the district's headline new launches: Grand Dunman has averaged S$2,536 psf, Emerald of Katong S$2,640 psf, The Continuum S$2,790 psf and Tembusu Grand S$2,467 psf. Those are 638-to-1,008-unit mega-projects; this is a 28-unit, low-rise block beside Marine Terrace. The comparison is less about rivalry than positioning — 448@EAST COAST sells East Coast living at a psf discount of roughly a third against the newest stock.
Overview & Key Facts
448@EAST COAST is a condominium at EAST COAST ROAD in District 15 (RCR), developed by , comprising 28 units.
Location & Connectivity
448@EAST COAST is approximately 230m from Marine Terrace MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Terrace | Thomson-East Coast Line | 230m |
| Marine Parade | Thomson-East Coast Line | 1.1 km |
| Kembangan | East-West Line | 1.4 km |
| Siglap | Thomson-East Coast Line | 1.5 km |
Schools & Education
13 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 440m |
| Chung Cheng High School (Main) | Secondary | 1.1 km |
| East Coast Primary School | Primary | 1.3 km |
| Global Indian International School (GIIS East Coast) | International | 1.3 km |
| Canadian International School (Tanjong Katong) | International | 1.4 km |
| Tanjong Katong Girls' School | Secondary | 1.4 km |
| CHIJ (Katong) Primary | Primary | 1.4 km |
| Broadrick Secondary School | Secondary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 6 | $1,707 psf | $759,333 |
| 1 BR | 2 | $1,637 psf | $1,075,000 |
| 3 BR | 1 | $1,084 psf | $1,201,888 |
Market Position
448@EAST COAST has recorded 9 sales at an average price of $878,654.
Ranks in the top 40% of condos in District 15 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,350 psf | — |
| 2023 | 1 | $1,553 psf | ↑ 15.1% |
| 2024 | 2 | $1,725 psf | ↑ 11.0% |
| 2025 | 2 | $1,742 psf | ↑ 1.0% |
| 2026 | 2 | $1,707 psf | ↓ 2.0% |
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From the 2025 high, 448@EAST COAST prices have given back 2.0% — still 26.4% above the 2021 baseline.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
What Could Work Against You
- With just 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 28-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for young couples (no kids), mrt-walkable commuters, yield-focused investors and boutique low-density (<100 units). The unit profile suits DINK couples valuing CBD/MRT access over square footage.
For p1 school balloting families, it can work — but weigh the trade-offs before committing.
long-term hold (10+ yr) should probably look elsewhere. Tenure and location resilience suit long-horizon ownership.
Transit access leads. Marine Terrace station (TE27) is about 0.23km away, with Marine Parade a 1.08km walk and Kembangan on the East-West Line at 1.35km — enough optionality that a resident can genuinely live car-free. The walkability score of 75 reflects this: full marks for MRT proximity, plus a primary school, hawker food and a park all within comfortable scoring range. Buyers weighing daily journeys can sanity-check their routes on our commute-time map for condo buyers.
The rental engine is the second pillar. Fifty-eight rental contracts — a striking volume for a 28-unit block — have been signed at S$1,700 to S$3,500 a month, averaging S$2,613 (as of 2026-04). Against average resale pricing, that works out to a gross yield of about 3.57%, strong for District 15. The compact unit mix does the work here: six of the nine recorded sales were studios averaging about S$759,333, a rare sub-S$800,000 entry point into the Marine Parade area.
Price momentum has been steady rather than dramatic. Average transacted psf moved from about S$1,350 in 2021 to S$1,742 in 2025, easing slightly to S$1,707 across early 2026 transactions (as of 2026-04). More telling: every one of the three matched buy-sell pairs on record exited at a profit, averaging S$58,667 per pair on a median holding period of just 1.8 years — three data points, but all pointing the same way.
- MRT at ~230m — Marine Terrace (TE27), opened 2024
- Telok Kurau Primary School within 0.44km; Chung Cheng High School (Main) at 1.06km
- Gross yield around 3.57% on 58 rental contracts (as of 2026-04)
- Studio entry pricing near S$759,000 — model repayments on the mortgage repayment calculator
Liquidity is the honest headline risk. Nine resale transactions in total, and only three in the trailing twelve months (as of 2026-04), mean a single sale can move the reported averages sharply — the lone three-bedder traded at just S$1,084 psf, well below the studio band, and there is no depth of data to arbitrate which number is representative. With 28 units, exits can take time and valuers have little to anchor on; sellers should plan around patience rather than speed.
Tenure is not stated in the available records, and the en bloc score of 39 (rated Low) offers no fallback thesis — so the long-term-hold case is harder to underwrite than the headline yield suggests. Buyers stretching for the location should stress-test their debt servicing against the TDSR calculator and the borrowing rules published by the Monetary Authority of Singapore before committing.
Daily convenience has one gap: the walkability breakdown scores zero for shopping malls (nearest roughly 3.1km) and supermarkets. Residents will lean on hawker options about 429m away; the weekly big-box grocery run means transport. And while the new-launch premium a third above this block flatters its relative value today, it also underlines that 448@EAST COAST is older, low-rise stock — floors 01 to 05 only — whose upkeep cycle rests on a very small pool of owners.
None of these caveats is disqualifying on its own; the danger is stacking them. A buyer financing aggressively at the top of the studio band, assuming the recent yield holds, planning an exit inside two years and expecting a smooth valuation would be exposed on four fronts at once. Sequencing matters: verify tenure first, then confirm the bank's valuation appetite, then negotiate from the three most recent transactions rather than the development-wide average, which mixes studio and family-unit pricing from different years. Investors should also remember that fifty-eight historical contracts describe demand for the block as a whole, not for any individual unit — a low-floor unit facing the road may lease at the bottom of the recorded band rather than the average, and that difference compounds quietly over a full holding period.
- ✅ Young couples (no kids)
- ✅ MRT-walkable commuters
- ✅ Yield-focused investors
- ✅ Boutique low-density (<100 units)
- ⚠️ P1 school balloting families
- ❌ Long-term hold (10+ yr)
448@EAST COAST earns a place on the shortlist of anyone who wants the Marine Parade lifestyle at studio-apartment money. The value proposition is unusually clean: a 230m MRT walk, a gross yield of about 3.57%, and entry pricing roughly a third below the district's new-launch psf benchmarks (as of 2026-04). Its ShiokNest composite score of 58 captures exactly this mix — a perfect recent market-trend reading and healthy yield, dragged by low en bloc optionality and thin liquidity.
The natural buyer is a yield-driven investor or a DINK couple planning a three-to-seven-year horizon, comfortable that an exit may be slow to arrange. Buyers needing a documented long-term tenure story, or families wanting space, should study the larger developments nearby — put this block side by side with the district's alternatives on our condo comparison tool before deciding. On the record so far, shorter holds have worked: all three matched resale pairs were profitable on a median hold of 1.8 years, though three data points are a hint, not a law.
FAQ
What is the average PSF for 448@EAST COAST?
Is 448@EAST COAST freehold?
What is the rental yield for 448@EAST COAST?
Which MRT is nearest to 448@EAST COAST?
Sources & Next Steps
- 448@EAST COAST Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions
- Rental data: 58 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 9 records analysed · Source: URA private-sale caveats
Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at 448@EAST COAST typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 0 BR | $2,602/mo | $759,333 | 4.11% |
| 1 BR | $2,622/mo | $1,075,000 | 2.93% |
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HDB Alternatives Nearby
Weighing 448@EAST COAST against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (310m away), an upgrader gap of about $250,000
- Bedok — 4-room average $659,895 (1.6 km away), an upgrader gap of about $200,000
- Geylang — 4-room average $761,443 (1.6 km away), an upgrader gap of about $100,000