• rainsocks


Updated: Aug 10

First of all, I love the name - Liv@MB.

I admit that's hardly a good reason to buy, but I know of a lovely little girl named Liv, so that makes me a little biased towards this project. And we can't deny, a good name and first impression makes a huge difference. :)

Now, let's move on to the specifics starting with some background to this project. Make sure you check out the Price Analysis I have prepared at the end of this report.

Summary of this Post

  1. Background

  2. Why Location Matters

3. Proximity to MRT

4. Unobstructed Panoramic views of the City Skyline

5. Privacy & Low Density Living

6. High Investment Potential

7. Floor Plans

8. Cherry on top of the cake

9. Price Analysis

10. Low Supply

11. Bonus Question

12. Register interest for Showflat Preview



During the old days, if I were a wealthy merchant or a plantation owner, I would probably have built my bungalow along Mountbatten Road. Famous for its beach and coastal front location, these rich men's bungalows dotted the estate and was a familiar sight along Mountbatten Road, and they were later nicknamed the "Millionaire's row".

Today, the Mountbatten estate is an eclectic mix of charming bungalows and modern condos, peppered with hip cafes and instagram worthy spots and hangout places.

SUPERB Location

Liv@MB is located at 114A Arthur Road, right off the western end of Mountbatten Road at District 15 - East Coast/Marine Parade.

District Advantage


D15 has always been the highly sought after area for investment as well as own stay. Over the past 10 years, prices of condos in D15 have increased by 33% and is still on an upward trend.

The advantage is not just in the prices.


Those of you familiar with D15 will know that this interesting District is roughly segmented into different areas including the Tanjong Rhu side, Meyer area, Amber Road area, Marine Parade, Joo Chiat, Katong and East Coast.

In many parts of D15, you'd notice that traffic can be poor as it almost seems like you're stopping at a traffic light every 400m.

But once you enter the Meyer area where Liv@MB is located, it's like a scene in the fairy tales where the prince riding on a horse cuts through overgrown forests with viny bushes and suddenly rides up to a whole new world of vast open space and serenity. [Cue in the princess' soothing singing please.]

Yes, that's how it is in the Meyer area where there are less high rise apartments, more landed houses and even some conservation bungalows, where everything is slower-paced, more relaxed and tranquil.

That is where Liv@MB is located.

Personally, I think home should be a safe, quiet haven where I can rest and recharge, but when I'm ready to head out I know the bustling lifestyle of amenities and convenience are just right by my reach a few streets away.

Close to almost EVERYTHING

Honestly, this is one development that is close to almost everything. You name it, you've got it.

  • I want FUN - East Coast Park - 2min Drive or 15min stroll

  • I want SHOPPING - Parkway Parade - 4min Drive

  • I want SCHOOL - Childcare - Eaton Preschool - 3min Walk; TaoNan Pri & Ngee Ann Pri within 2km

For a more detailed amenities, refer to list below -


Within 1 to 2 km#:

- EtonHouse International Pre-School

- Kong Hwa School

- Tanjong Katong Primary School

- Chung Cheng High School (Main)

- Dunman High School

- Tanjong Katong Girls’ School

- Tanjong Katong Secondary School

Canadian International School

> 2km#:

- Pat’s Schoolhouse Katong

- NAFA Arts PreSchool

- Tao Nan School

- Ngee Ann Primary School

- CHIJ Katong (Primary)

- CHIJ Katong Convent

- Saint Patrick’s School

- Victoria Junior College

- Temasek Junior College


3 mins’ walk – Katong Park MRT station

3 mins’ drive – East Coast Parkway (ECP)

3 mins’ drive – Kallang Paya Lebar Expressway (KPE)

6 mins’ drive – Marina Coastal Expressway (MCE)

7 mins’ drive – Paya Lebar MRT Station

8 mins’ drive – Pan Island Expressway (PIE)

10 mins’ walk – Mountbatten MRT station


4 mins’ drive – Parkway Parade

7 mins’ drive – Kallang Wave Mall

7 mins’ drive – KINEX Shopping Mall

8 mins’ drive – Katong Square

9 mins’ drive – Katong V

10 mins’ drive – Paya Lebar Square

11 mins’ drive – Changi City Point

12 mins’ drive – Jewel Changi Airport

13 mins’ drive – Orchard Road shopping belt


2 mins’ drive – East Coast Park

4 mins’ drive – Singapore Sports Hub (National Stadium)

4 mins’ drive – Kallang Active SG Centre

5 mins’ drive – Costal PlayGrove (former Big Splash)

5 mins’ drive – Parkland Green

7 mins’ drive – Gardens by the Bay

8 mins’ drive – Marina Bay Gold Course

15mins’ drive – Henderson Waves (the Southern Ridges)

#Note: Distance is based on estimate and serve as a guide. Not an admission of liability. Parents to check the home-school distance category from

the Singapore Land Authority's (SLA) OneMap School Query Service for eligibility.

Proximity to MRT

One important consideration when assessing the growth potential of a property is definitely the distance to MRT. This is because properties close to MRT tend to enjoy strong and consistent demand. Tenancy demand is also mostly higher for properties within 10 min walk from the MRT.

For families, the proximity to the MRT provides transportation ease and convenience. Even if you own a car, you really don't want to have to ferry your children everywhere, esp if they are older

and are capable of taking the public transportation.

It gives us parents the peace of mind knowing the MRT is near and our children know the way home from anywhere on the island.

In the case of Liv@MB, the Katong Park MRT Station (TE24) along the Thomson-East Coast Line (TEL) 4 will be just a 3 min stroll along a relatively low traffic Arthur Road. It is currently still under construction, but it is targeted to be ready in 2024, which means when you move into your new place at Liv@MB when it TOPs in 2026, the MRT is already up and running and ready to serve you.

Public transportation aside, for drivers, Liv@MB's access to ECP is also super quick via Fort Road and a straight route via Mountbatten Road to KPE/PIE. There is really nothing much to pick on about the connectivity for this location.

Unobstructed Panoramic views of the City Skyline

Nestled amongst low-rise landed enclaves, Liv@MB offers raw, unblocked paranomic views of the city skyline.

From the URA Control Plans, we can see that the entire segment across Mountbatten Road to the north of Liv@MB as well as to both sides are 2-storey bungalows and Semi-detached The back of the development faces the East Coast Park.

Imagine feeling the lovely breeze from the sea as you take in the infinite, expansive views of the city and landed enclaves.

Privacy & Low Density Living

Another unique feature of Liv@MB is how there is an emphasis of low density living throughout the development.

In the sprawling 140,000 sqft of land site, a generous 80% of it will be reserved for nature & recreational spaces while 20% is to be residential spaces. What this means is more personal space and more greenery for everyone! Every corner has its identity and lifestyle for every home buyer to live, work, study, play and socialize.

This much cherished personal space is also brought into many carefully thought through elements throughout the development -

  1. The distance between the North and South towers are at least 54m. Just to give you an idea of how wide that is, a normal 2 way carriageway road is about 7m. So this is about 8 times of that.

  2. Each level has only 4 units. It's a point block with each unit tucked in his own corner with lots of privacy.

  3. In Blocks A and D (3-4 bedrooms units), all units are served by their own private lifts. In Blocks B and C (1-2 bedrooms units), there are 2 common lifts.

The luxury of privacy and space is further enhanced by the distribution of common facilities across 3 different parts of the project.

On the 1st storey, you have the Landscape Deck consisting of the main pool, outdoor/indoor gym, playground, dining hall and the Mountbatten Hall etc.

On the 11th storey is the Sky lounge where you can invite some friends for a relaxing Yoga session with the sunrise as your backdrop before adjoining for dinner at the Dining Lounge. A dip at the Jacuzzi pool is highly recommended!

Last but not least, the Roof Top on the 20th Storey provides yet another space to entertain and lounge with the pool and grill area. Impress your guests with the impressive view!

High Investment Potential

Liv@MB is positioned in a exciting location with 3 major masterplans and on going developments happening all around it, namely the Greater Southern Waterfront, Kallang Masterplan and the East Coast Sustainability and Greenery Plan. All these exciting plans are expected to beef up the already highly sought after D15 and bring much demand and attractiveness to the properties.

Floor Plan

The more we get to know about Liv@MB, the more we appreciate all the bells and whistles that the developer Bukit Sembawang Estates has added into this development.

Liv@MB comprises of 4 towers with 298 units of 1-4 bedroom apartments. All units have carefully thought out floor plans that are designed and fitted with top of the line quality finishings. Various optional* layouts and colour scheme options are also offered instead of a 1 size fits all approach, catering to individual owners’ lifestyle, needs and preferences.

*Please contact me for a complete set of floor plans (One-Four Bedrooms configurations)

Cherry on top of the Cake

  • All units are North-South Facing.

  • Premium and branded appliances from Bosch and thoughtfully selected stylish sanitary fittings from Kohler.

  • Smart Home Features & Smart Community Living at your fingertips anytime, anywhere.

  • Complimentary Concierge Services for the residences

  • Green Mark Certification - Green Mark Gold Plus

  • 4 EV (Electrical Vehicle) charging in the development

Price Analysis

Now, let's talk prices!

So far, we've seen how Liv@MB checks all the boxes in terms of location, connectivity, accessibility and is a beautiful harmony of heritage and modern, striking a delicate balance between luxury and ultimate convenience.

But how about the all important question - PRICE?

Let's dive right in.

A little background... The former Katong Park Towers used to be at the current site of Liv@MB. In 2018, Katong Park Towers was put up for enbloc and was eventually sold to developer Bukit Sembawang Estates at the sale price of $345 million.

When we compare Liv@MB's land cost and estimated launch price with 3 other plots of land that were bought/about to be bought by developers recently, it is clear as day Liv@MB has a stark advantage in its price point.


Thiam Siew Ave

Jln Tembusu

Dunman Road


$1,280 psf ppr

$1,488psf ppr

$1,302 psf ppr

^$1,300 to $1,400 psf ppr

Estimated Launch Price


*$2,400 - 2,630 psf

*$2,300 to $2,400 psf



15 / 99y

15 / FH

D15 / 99y

15 / 99y


​3min walk to Katong Park MRT

> 10min walk to Dakota MRT

>10min walk to Tanjong Katong MRT

2min walk to Dakota MRT

*Estimation by Nicolas Mak, head of research and consultancy at ERA

** Estimation by Wong Siew Ying, Propnex

^ Land tender will close on June 2, 2022

Another very important consideration is the dwindling supply of unsold new private homes in Singapore. It is not an exaggeration when everyone is saying - NO STOCK!

This is exactly how many new condo units are left in District 15 as of 2 April, 2022 -

Shocking, I know.

If you are still sitting on the fence trying to decide whether to get into the market, my advice is to wait no more.

I hope I have provided you with an overall picture of why Liv@MB is such a highly attractive project in the current market.

But wait, you may have another question - Why should I buy a new launch over a resale unit?

I'll save that topic for another day, but if you can't wait, contact me and I'll share more.

Meanwhile, if you are keen to see Liv@MB in person, call/whatsapp me anytime at 8268 1409.

Register your interest for VIP Showflat Preview

Huttons is the appointed agency for Liv@MB and I will be able to update you with 1st hand information as well as help you secure your preferred viewing slots when the sales gallery opens from April

See you soon!