Here is a thought experiment for the patient buyer. A 41-unit freehold built in 1993 by a Far East Organization vehicle sits 299 metres — a three-minute walk — from Katong Park station, which opened on the Thomson-East Coast Line in 2024. New rail, old building, unkillable tenure. Now the twist: not a single unit has changed hands since September 2024, and only three have traded in the entire recorded window (as of 2024-09).
That is Arthur Mansions in full. The three caveats on file run from S$2,528,000 for a three-bedder to S$3,300,000 for a four-bedder, averaging S$2,965,333 at S$1,993.07 per square foot — an 84th-percentile print for District 15. The most recent sale, S$3.3 million at S$2,043.86 psf in 2024, landed just after the station opened down the road.
Whether this is a sleeping asset or simply a sleepy one depends on which detail you weight: the thirty-three-year-old fabric of the building, or the brand-new piece of national infrastructure at the end of the street. This review takes both seriously.
Arthur Mansions occupies the settled, low-rise end of District 15's market, in the Rest of Central Region wedge between Mountbatten and Tanjong Katong. Its S$1,993 psf recorded average (as of 2024-09) undercuts every flagship in the vicinity — Grand Dunman at S$2,536 psf, Emerald of Katong at S$2,640 psf, and the freehold pair The Continuum and Amber Park at S$2,790 and S$2,548 psf (as of 2024-09) — while its four-bedroom quantum of about S$3.18 million actually exceeds the district's new-launch averages. The pitch is space, not polish: 1993-scale family layouts at a mid-pack psf, with a station walk the newer projects would advertise loudly.
Overview & Key Facts
ARTHUR MANSIONS is a freehold condominium at ARTHUR ROAD in District 15 (RCR), developed by ULTRA REALTY PTE LTD (FAR EAST ORGANIZATION), comprising 41 units, completed in 1993.
Location & Connectivity
ARTHUR MANSIONS is approximately 300m from Katong Park MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Katong Park | Thomson-East Coast Line | 300m |
| Mountbatten | Circle Line | 940m |
| Tanjong Katong | Thomson-East Coast Line | 950m |
| Dakota | Circle Line | 1.1 km |
| Stadium | Circle Line | 1.4 km |
Schools & Education
12 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | International | 1.2 km |
| Tanjong Katong Primary School | Primary | 1.4 km |
| Geylang Methodist School (Secondary) | Secondary | 1.5 km |
| Geylang Methodist School (Primary) | Primary | 1.5 km |
| Tao Nan School | Primary | 1.6 km |
| Haig Girls' School | Primary | 1.6 km |
| CHIJ (Katong) Primary | Primary | 1.7 km |
| Broadrick Secondary School | Secondary | 1.8 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $2,060 psf | $2,528,000 |
| 4 BR | 2 | $1,960 psf | $3,184,000 |
Market Position
ARTHUR MANSIONS has recorded 3 sales at an average price of $2,965,333.
Ranks in the top 16% of condos in District 15 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2023 | 2 | $1,968 psf | — |
| 2024 | 1 | $2,044 psf | ↑ 3.9% |
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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
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 41 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
- Completed in 1993, the development is over 33 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: empty nesters / downsizers, mrt-walkable commuters, long-term hold (10+ yr) and freehold / generational hold. Manageable scale and accessibility profile work for buyers right-sizing from a larger home.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
en-bloc speculators should probably look elsewhere. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
The station proximity is the sharpest fact in the file. At 299 metres to Katong Park (TE24), Arthur Mansions is closer to the Thomson-East Coast Line than almost any 1990s building in the district — the dataset awards its MRT walkability the maximum score. Mountbatten (CC7) at 940 metres and Tanjong Katong (TE25) at 950 metres add Circle Line and second-TEL options. The neighbourhood's price contours around that new station are visible on the transaction price heatmap, and they frame the core thesis: 299 metres from new rail at S$1,993 psf, in a district that prices station-adjacent freehold far higher.
The layouts deliver genuine family scale. The recorded mix is three- and four-bedroom only — a S$2,528,000 three-bedder at S$2,060 psf and four-bedders averaging S$3,184,000 at about S$1,960 psf (as of 2024-09). Buyers hunting 1990s-proportioned space near the coast will not find these floor areas in the new-launch cohort at comparable psf.
The rental ledger is the quiet surprise: 49 contracts spanning S$2,700 to S$11,600 a month, averaging S$6,288 (as of 2024-09). For a 41-unit building, that is sustained, decades-deep tenancy demand, with the upper prints showing what renovated large-format units command. The computed 2.54 per cent gross yield is modest, but the volume de-risks a landlord's vacancy assumptions.
Freehold tenure ties the case together. A thirty-three-year-old building carries renovation obligations, but no lease clock — the asset can be held, leased, refurbished or passed on without tenure erosion, and the en-bloc score of 61, the highest in this review cohort's neighbourhood set, prices in a genuine (if never guaranteed) redevelopment option. Buyers should still total the true entry bill — duties, fees, renovation — with the total cost calculator before anchoring on the headline price.
Illiquidity here is not a caveat; it is the defining condition. Zero transactions in the trailing twelve months and three in the whole recorded window (as of 2024-09) mean the S$2,965,333 average rests on a sample too small for confidence — one renovated unit or one distressed sale would move it materially. Buyers should pull the underlying caveats from URA transaction records and treat any agent's "market price" for this building as an opening position, not a fact. Exits deserve the same realism: owners may wait years for a buyer at their number.
Age is the second structural risk. At thirty-three years old (completed 1993), Arthur Mansions predates modern facilities standards, and a 41-unit strata roll gives the management fund limited firepower for major cyclical works — lifts, waterproofing, repainting — whose costs fall on few shoulders. Budget for both a unit renovation and rising contributions.
The en-bloc temptation should be resisted as a purchase rationale. The dataset's own persona screen rates en-bloc speculation red despite the 61 score: a 33-year-old freehold in an active cluster is a plausible candidate on paper, but collective sales require owner consensus that small, tightly held buildings often never reach, and the wait has a carrying cost. Finally, the quantum triggers heavy friction for some buyers — at S$3.3 million for a four-bedder, Additional Buyer's Stamp Duty for foreign and second-property purchasers is a six-to-seven-figure line item; size it precisely with the stamp duty calculator before viewing. School-run families should also note the recorded geography: the nearest primary school is about 1.4 kilometres away.
- ✅ MRT-walkable commuters
- ✅ Empty nesters / downsizers
- ✅ Freehold / generational hold
- ✅ Boutique low-density (<100 units)
- ⚠️ Foreign / ABSD-aware buyers
- ❌ En-bloc speculators
Arthur Mansions rewards a very specific temperament. The recorded facts — S$1,993 psf average across three sales, a 299-metre walk to a 2024-vintage MRT station, 49 rental contracts averaging S$6,288 a month, freehold title on a 33-year-old building (as of 2024-09) — describe an asset whose location has been upgraded by infrastructure faster than its price record has been able to respond, because the price record barely exists.
Shortlist it if you are a downsizer or long-horizon family buyer who wants big 1990s floor plates beside new rail, can fund a proper renovation, and genuinely does not care whether a buyer appears the year you might want one. On the recorded numbers, you are paying mid-pack district psf for the district's second-best station walk — a trade that favours the patient.
Pass if liquidity, modern facilities or school proximity sit anywhere near the top of your list, and treat the en-bloc possibility as weather — pleasant if it arrives, foolish to plan around. Before offering, line the building up against Amber Park and The Continuum on the side-by-side comparison tool; the roughly S$600 to 800 psf gap to the freehold flagships is your renovation budget and your compensation for the silence of this market, in one number.
One closing discipline matters more here than in high-volume projects: a 2.54% gross yield (as of 2024-09) leaves little cushion once maintenance, property tax and vacancy are netted off, so build the full monthly ledger rather than trusting the headline figure. The cash-flow calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ARTHUR MANSIONS?
Is ARTHUR MANSIONS freehold?
What is the rental yield for ARTHUR MANSIONS?
Which MRT is nearest to ARTHUR MANSIONS?
Sources & Next Steps
- ARTHUR MANSIONS 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: 3 transactions
- Rental data: 49 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2024 · 3 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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HDB Alternatives Nearby
Weighing ARTHUR MANSIONS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (360m away), an upgrader gap of about $2,100,000
- Geylang — 4-room average $761,443 (810m away), an upgrader gap of about $2,200,000