When the Thomson-East Coast Line reached Marine Terrace in 2024, it quietly rewrote the commute maths for a stretch of East Coast Road that had always lived slightly beyond walking distance of the rail network. Auralis — a 56-unit freehold completed in 2013 by Sino Tac Holding Pte Ltd — was one of the beneficiaries: the new station sits 460 metres from its gate, close enough that our screen now scores its MRT proximity a full 100.
The transaction tape has been catching up to the geography. Recorded average psf moved from S$1,555 in 2021 to S$1,757 in 2024 and S$1,803 on the single 2026 sale (as of 2026-05) — a 16% climb bracketing the TEL opening. Meanwhile the rental ledger, at 117 contracts averaging S$3,279 a month, is one of the deepest of any boutique development in the district, translating to a 3.3% gross yield. Ten sales across the window range from a S$720,000 studio print to a S$1.85 million ceiling, which means Auralis serves two very different buyers — and this review treats them separately.
Auralis technically carries an Outside Central Region tag, but it competes in District 15's Katong–Siglap belt against Rest of Central heavyweights: Grand Dunman (S$2,536 psf), Emerald of Katong (S$2,640 psf) and the freehold benchmark The Continuum (S$2,790 psf). Its own S$1,646 recorded average — 64th percentile within the district (as of 2026-05) — buys the same freehold tenure at roughly 60% of the new-launch unit rate, in exchange for a 2013 build and a lean facility deck. The District 15 dashboard lays out the full pecking order along the East Coast corridor.
Age is context, not verdict. At roughly 13 years since completion, the sensible questions are practical: when were the lifts last overhauled, what is the state of the waterproofing, and has the management council kept maintenance fees realistic rather than artificially low? A well-run older building routinely outlives its younger, poorly-governed neighbours in both livability and resale performance — the AGM paper trail tells you which kind this is.
For due diligence beyond this review, two habits pay off in developments of this size. First, walk the block at different hours — a 56-unit building shows its management quality in the lift lobbies and common corridors far more honestly than in the marketing photos. Second, ask the managing agent for the sinking-fund balance and the last two years of AGM minutes; in boutique strata schemes the difference between a healthy and a stressed fund often decides whether the next repainting cycle arrives as a scheduled expense or a special levy.
Overview & Key Facts
AURALIS is a freehold condominium at EAST COAST ROAD in District 15 (OCR), developed by SINO TAC HOLDING PTE LTD, comprising 56 units, completed in 2013.
Location & Connectivity
AURALIS is approximately 460m from Marine Terrace MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Terrace | Thomson-East Coast Line | 460m |
| Siglap | Thomson-East Coast Line | 1.1 km |
| Kembangan | East-West Line | 1.3 km |
| Marine Parade | Thomson-East Coast Line | 1.4 km |
Schools & Education
14 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 420m |
| Chung Cheng High School (Main) | Secondary | 740m |
| East Coast Primary School | Primary | 970m |
| Global Indian International School (GIIS East Coast) | International | 980m |
| Canadian International School (Tanjong Katong) | International | 1.7 km |
| Tanjong Katong Girls' School | Secondary | 1.7 km |
| CHIJ (Katong) Primary | Primary | 1.8 km |
| Broadrick Secondary School | Secondary | 1.8 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,555 psf | $745,000 |
| 2 BR | 4 | $1,683 psf | $1,352,000 |
| 3 BR | 2 | $1,753 psf | $1,765,000 |
Market Position
AURALIS has recorded 10 sales at an average price of $1,191,800.
Ranks in the top 36% of condos in District 15 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 4 | $1,555 psf | — |
| 2022 | 1 | $1,535 psf | ↓ 1.3% |
| 2023 | 1 | $1,629 psf | ↑ 6.1% |
| 2024 | 3 | $1,757 psf | ↑ 7.9% |
| 2026 | 1 | $1,803 psf | ↑ 2.6% |
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AURALIS prices sit at a fresh series high after a 2.6% gain on the prior period, now 15.9% above the 2021 starting level.
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 1 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 56 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, quiet sanctuary seekers, long-term hold (10+ yr) and freehold / generational hold. MRT proximity is the standout commute feature for daily transit users.
families with young children should treat this as a shortlist candidate, not a default choice.
yield-focused investors and resort facilities should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
The rental machine is the most defensible strength. One hundred and seventeen recorded contracts against 56 units, averaging S$3,279 a month across a S$1,900–6,900 band (as of 2026-05), is evidence of a leasing market that never really pauses. The resulting 3.3% gross yield beats most of District 15's new-launch cohort simply because the entry psf is so much lower; landlords can sanity-check their own assumptions on the rental ROI calculator with unusually reliable inputs.
Second, the TEL effect is real and measurable. Marine Terrace station at 0.46km — opened 2024 — put Auralis inside genuine walking distance of a one-seat ride through Marine Parade, Katong Park and into the CBD corridor, with Siglap station 1.13km the other way and Kembangan on the East-West Line at 1.26km. The 2024–2026 psf prints (S$1,757 rising to S$1,803, as of 2026-05) straddle that opening; the commute-time map shows why the market responded.
Third, the unit-mix ladder is unusually complete for 56 units. Recorded studios averaged S$745,000, two-bedders S$1.35 million and three-bedders S$1.77 million — a freehold entry point at nearly every budget rung, which keeps the buyer pool broad. Telok Kurau Primary School 0.42km away, Chung Cheng High (Main) at 0.74km and the Global Indian International School under 1km give the family formats real schooling substance, while the hawker-and-park texture of the Telok Kurau streets (both within 500 metres on our walkability screen, which scores the address 75) does the day-to-day heavy lifting.
Sales liquidity has not kept pace with the rental depth. Ten sales in the recorded window and just one in the trailing twelve months (as of 2026-05) means the encouraging psf trajectory rests on very few prints — the S$1,803 figure for 2026 is literally a single transaction. Our screen flags this directly: zero-to-one transactions a year scores near the bottom for liquidity. Anyone underwriting appreciation should pull the raw caveats from URA and note how much daylight sits between data points.
The yield, while respectable, is a relative story rather than an absolute one — our own persona screen flags yield-focused buyers red here, because 3.3% gross shrinks quickly after maintenance, vacancy and agent costs on a 2013-vintage building. Model the net figure with the cash-flow calculator rather than annualising the headline.
Format and age impose the final constraints. The recorded ceiling of S$1.85 million tells you the top of this market: buyers wanting large family floorplates or resort facilities will not find them in a 56-unit low-rise. A 13-year-old build means renovation budgets for many units, and the OCR classification — despite the RCR-adjacent geography — can subtly anchor bank valuations and buyer perception below the Katong labels a few streets west.
The trailing year produced 1 recorded transaction (as of 2026-05) across a 56-unit register — sellers here market to a small, patient audience, and buyers who mirror that patience negotiate from strength.
[
{
"persona": "MRT-walkable commuters",
"fit_color": "green",
"rationale": "Marine Terrace on the TEL is a measured 460-metre walk — a perfect proximity score on our screen — with Siglap and Kembangan adding line redundancy within 1.3km."
},
{
"persona": "First-time HDB upgraders",
"fit_color": "green",
"rationale": "Recorded two-bedders averaging S$1.35 million and studios at S$745,000 (as of 2026-05) put freehold District 15 within reach of a mature-estate resale war chest."
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"rationale": "Freehold tenure plus a station that only opened in 2024 argues for holding through the corridor's full re-rating rather than trading the first uptick."
},
{
"persona": "Freehold / generational hold",
"fit_color": "green",
"rationale": "Freehold title at 60% of the new-launch unit rate is the kind of quiet arbitrage that compounds across a generational timeline with no lease-decay drag."
},
{
"persona": "Families with young children",
"fit_color": "amber",
"rationale": "Telok Kurau Primary is 0.42km and Chung Cheng High (Main) 0.74km, but the recorded family stock tops out at three-bedders averaging S$1.77 million — check the floorplate fits before falling for the catchment."
},
{
"persona": "Yield-focused investors",
"fit_color": "red",
"rationale": "The 3.3% gross yield (as of 2026-05) reads well for the district but thins fast after costs on a 2013 building — pure yield hunters will find stronger numbers elsewhere."
}
]
Auralis is the sensible person's way into freehold District 15 after the TEL re-rating. The evidence base is lopsided in an informative way: leasing depth of 117 contracts says the address works, while ten lifetime sales say the ownership market remains a quiet club. At S$1,646 average psf against a S$2,500–2,800 new-launch backdrop (as of 2026-05), the discount for age and modest facilities is wide enough to be interesting and honest enough to be explainable.
Shortlist it if you are an HDB upgrader or first-time freehold buyer targeting the S$745,000–1.35 million rungs, a commuter who will actually use the 460-metre Marine Terrace walk daily, or a generational holder playing the long East Coast infrastructure game. Landlords get dependable occupancy but should size expectations at 3.3% gross, not more.
The holding logic is tied to the corridor: Marine Terrace opened in 2024, and station effects on established freeholds tend to express over years, not quarters — think seven to ten years minimum. The single-transaction 2026 print is encouragement, not proof. Weigh the total package against Grand Dunman and The Continuum on the comparison tool; the psf gap versus the facility gap is the entire decision.
One closing discipline matters more here than in high-volume projects: around $1803 psf (as of 2026-05), stamp duties, legal fees and financing costs stack a material sum on top of the sticker price — capture the all-in number before negotiating. The total cost calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for AURALIS?
Is AURALIS freehold?
What is the rental yield for AURALIS?
Which MRT is nearest to AURALIS?
Sources & Next Steps
- AURALIS 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: 10 transactions
- Rental data: 117 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 10 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 AURALIS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,369/mo | $1,352,000 | 2.99% |
| 3 BR | $4,766/mo | $1,765,000 | 3.24% |
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HDB Alternatives Nearby
Weighing AURALIS against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (390m away), an upgrader gap of about $550,000
- Bedok — 4-room average $659,895 (1.5 km away), an upgrader gap of about $550,000
- Geylang — 4-room average $761,443 (1.6 km away), an upgrader gap of about $450,000