Picture the morning school run reduced to a two-minute stroll. From 91 Marshall's front gate, CHIJ (Katong) Primary sits 130 metres away, the Canadian International School's Tanjong Katong campus 170 metres, Broadrick Secondary 210 metres and Tao Nan School 300 metres. Few Singapore addresses of any price bracket concentrate this much schooling this close — and this one is a 30-unit boutique block on Marshall Road where recorded prices average S$1,055,333.
91 Marshall, completed in 2016 by TEE Homes Pte Ltd, is one of the more data-rich small blocks in the Katong belt: twelve recorded sales, thirty-six rental contracts, and a per-square-foot record that has climbed from S$1,514.81 in 2021 to S$1,848.76 across two transactions in 2025 (as of 2025-08). That is measurable momentum, not marketing copy — the digest logs price momentum at +2.5 per cent year on year.
But this is also a leasehold building whose persona pills carry an error worth naming, a compact block with limited facilities, and a market where the trailing twelve months produced exactly one transaction. All of it belongs in the assessment.
91 Marshall occupies a side street in District 15, the Katong and Marine Parade belt, in the Rest of Central Region. Its recorded average of S$1,666.09 psf places it at the 65.7th percentile for the district — mid-table, well below the S$2,400-to-S$2,800 psf commanded by Grand Dunman, Emerald of Katong, Tembusu Grand and the freehold pair of The Continuum and Amber Park, but comfortably above older low-rise stock. The block's 2016 completion makes it one of the younger boutiques in the area, with roughly 89 years remaining on its 99-year lease and a unit register that runs from studios to four-bedders.
Overview & Key Facts
91 MARSHALL is a condominium at MARSHALL ROAD in District 15 (RCR), developed by TEE HOMES PTE LTD, comprising 30 units, completed in 2016.
Location & Connectivity
91 MARSHALL is approximately 680m from Marine Parade MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Parade | Thomson-East Coast Line | 680m |
| Tanjong Katong | Thomson-East Coast Line | 830m |
| Dakota | Circle Line | 1.4 km |
| Marine Terrace | Thomson-East Coast Line | 1.4 km |
| Eunos | East-West Line | 1.5 km |
Schools & Education
13 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 130m |
| Canadian International School (Tanjong Katong) | International | 170m |
| Broadrick Secondary School | Secondary | 210m |
| EtonHouse International School (Broadrick) | International | 210m |
| Tanjong Katong Girls' School | Secondary | 260m |
| Tao Nan School | Primary | 300m |
| Tanjong Katong Primary School | Primary | 420m |
| Haig Girls' School | Primary | 730m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,777 psf | $669,500 |
| 1 BR | 4 | $1,748 psf | $996,500 |
| 2 BR | 2 | $1,662 psf | $1,225,000 |
| 4 BR | 2 | $1,284 psf | $1,775,000 |
Market Position
91 MARSHALL has recorded 12 sales at an average price of $1,055,333.
Ranks in the top 34% of condos in District 15 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 4 | $1,515 psf | — |
| 2022 | 3 | $1,590 psf | ↑ 5.0% |
| 2023 | 1 | $1,858 psf | ↑ 16.8% |
| 2024 | 2 | $1,803 psf | ↓ 2.9% |
| 2025 | 2 | $1,849 psf | ↑ 2.5% |
Loading chart data...
The series remains near its 2023 high — 91 MARSHALL prices sit 22.0% above where they began in 2021.
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 |
Lease Analysis
With 89 years remaining on its 99-year lease, 91 MARSHALL still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 30-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
Buyers most likely to be happy here: car-owning households, international school families, freehold / generational hold and boutique low-density (<100 units). At ~681m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
yield-focused investors should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
The schooling catchment is the headline and deserves its billing. Within 300 metres sit CHIJ (Katong) Primary (130m), Broadrick Secondary (210m), Tanjong Katong Girls' School (260m) and Tao Nan School (300m); the Canadian International School (170m) and EtonHouse International (210m) add an expatriate tenancy base. For owner-occupiers this is P1-registration gold; for landlords it is a structural tenant magnet, reflected in 36 recorded rental contracts averaging S$2,674 a month.
The price trajectory is the second strength. Per-square-foot averages have stepped from S$1,514.81 (2021) through S$1,590.49 (2022), S$1,858.05 (2023) and S$1,803.41 (2024) to S$1,848.76 in 2025 (as of 2025-08) — a broadly rising staircase that the digest scores as +2.5 per cent year-on-year momentum. The 2024 opening of Marine Parade station on the Thomson-East Coast Line, 680m away, gives that trend infrastructure behind it; see how the corridor has repriced on the Thomson-East Coast Line price heatmap.
The unit ladder is unusually broad for 30 units. Recorded transactions span studios (averaging S$669,500), one-bedders (S$996,500), two-bedders (S$1,225,000) and four-bedders (S$1,775,000) — meaning the block serves first-time buyers, couples and families alike, each at a District 15 discount to new-launch pricing. First-timers can size the entry rungs on the purchase affordability calculator.
Day-to-day walkability rounds it out: a hawker centre within 340m, a park within 540m and a walkability score of 65 — high for a low-rise side street — with the gross yield on recorded figures standing at a serviceable 3.04 per cent.
What the thirty-six rental contracts really prove is versatility. A block whose recorded rents run from S$1,600 to S$4,000 is serving several tenant markets at once — single professionals in the studios, couples in the one- and two-bedders, and families in the four-bedroom formats — which means a landlord here is never hostage to one demand segment. When the expatriate school market softens, the local professional market picks up the slack; when studios sit, the family units carry the building. That resilience is structural rather than lucky, because it flows directly from the unit ladder, and it is the reason a block of only thirty units has generated a rental record deeper than many developments five times its size. For owner-occupiers, the same breadth matters in reverse: whichever life stage you buy at, there is a natural next unit within the same address, and the recorded history shows every rung of that ladder actually trades rather than existing only on the floor plan.
First, a data hygiene note that doubles as a warning: the property's persona pills include a "Freehold / generational hold" tag, but the digest's own tenure record shows a 99-year lease with roughly 89 years remaining. This is not a freehold building. Any agent or listing describing it as one should be challenged, and buyers planning a generational hold should model the lease runway on the lease decay projection calculator rather than assume tenure permanence.
Second, liquidity has thinned. Twelve lifetime sales sounds respectable for 30 units, but the trailing twelve months produced just one transaction (as of 2025-08), and the digest scores liquidity at only two transactions a year. The 2025 average price of S$696,500 also reflects which units traded — studios — rather than a fall in the block's value; small-sample averages here will whipsaw, and buyers should anchor on psf, not quantum.
Third, the yield is middling for the effort. At 3.04 per cent gross, with rents spanning S$1,600 to S$4,000, this is thinner income than the best small-block competition in the same district offers, and there are no resort facilities to justify premium rents — no pools or clubhouse in a block this size. Investors should also confirm the current stamp duty regime for second properties with the Inland Revenue Authority of Singapore before running numbers.
The competitive backdrop should also temper expectations. The mega-launch cohort surrounding this address — Grand Dunman with 912 recorded sales, Emerald of Katong with 844, Tembusu Grand with 644 — is delivering thousands of new, fully-facilitied units into the same tenant catchment over the coming years, and a thirty-unit boutique will always be the price-taker in that contest. The block's rents will be set by what the towers charge minus a discount for age and amenities, not by what its owners would like. Buyers should likewise note what the walkability score conceals: the nearest mall registers at about 1.7km, so the daily convenience is genuinely excellent for schools, hawker food and parks but ordinary for retail. None of these are reasons to walk away; they are reasons to negotiate from the recorded evidence rather than the asking price, and to hold a realistic view of what a small, well-located, ageing-gracefully block can and cannot deliver against the best-funded competition in the east.
- ✅ Car-owning households
- ✅ International school families
- ✅ Boutique low-density (<100 units)
- ⚠️ Yield-focused investors
- ❌ Resort facilities
91 Marshall is the strongest all-round proposition of the Katong boutiques in this data set — not because any single metric dazzles, but because the metrics agree with each other. Rising psf, a new MRT station inside 700m, an extraordinary school cluster inside 300m, proven rental demand and an entry ladder from S$669,500 studios to S$1.78 million four-bedders: it is a coherent story with data behind every clause (as of 2025-08).
Shortlist it if you are a P1-planning family, an international-school household, or a patient owner-investor who wants East Coast exposure without new-launch pricing. Be more cautious if you need liquidity — one sale in the past year — or if you were told this is freehold, because it is not: 89 years remain on the lease, and that distinction should be priced. Weigh it against the district's alternatives on the side-by-side project comparison before offering.
The natural holding period is a decade — long enough for the Thomson-East Coast Line effect and the school premium to compound, short enough that the lease remains a non-issue at exit.
FAQ
What is the average PSF for 91 MARSHALL?
Is 91 MARSHALL freehold?
What is the rental yield for 91 MARSHALL?
Which MRT is nearest to 91 MARSHALL?
Sources & Next Steps
- 91 MARSHALL 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: 12 transactions
- Rental data: 36 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2025 · 12 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.
Loading chart data...
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at 91 MARSHALL typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,268/mo | $996,500 | 2.73% |
| 2 BR | $3,037/mo | $1,225,000 | 2.98% |
Loading chart data...
HDB Alternatives Nearby
Weighing 91 MARSHALL against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (650m away), an upgrader gap of about $300,000
- Marine Parade — 4-room average $648,065 (690m away), an upgrader gap of about $400,000
- Kallang/whampoa — 4-room average $882,887 (1.9 km away), an upgrader gap of about $150,000