KATONG GARDENS
How is this worked out? — this project’s 5 sub-scores, from its own data
Katong Gardens is a freehold project in D15 Marine Parade with 2.9% gross yield, thin liquidity and strong school demand (Tao Nan School within 1 km). It sits ~1.7 km from the Paya Lebar Central growth node (built out).
- Family demand buyers
- pure rental-yield investors
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
- Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
Investment report
A plain-language read on Katong Gardens — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
- In the Paya Lebar Central URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
- Oversubscribed primary school (Tao Nan School) within 1 km — a durable family-demand anchor.
- Freehold — no lease decay, so strong long-horizon holding power.
- Thin liquidity (1 sale/12 mo · 80-unit project) — a slower, choppier exit and a softer price signal.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
How Katong Gardens compares in D15
The nearest comparable D15 condos — matched on size, age, MRT distance and building height. Our fair-value model puts Katong Gardens at about $1,788 psf; it trades at $1,823 psf, ~2% above that — Fairly priced.
| King'S Mansion196 units · 1982 · comparable | $2,074 psf |
| Amber Point100 units · 1991 · comparable | $2,316 psf |
| Astoria Park354 units · 1995 · comparable | $1,341 psf |
| Katong Gardens — this project | $1,823 psf |
Comparables trade near their own fair value, so they anchor the level. A gap is a research lead, not a valuation — see the full screen.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $1,391 psf |
| Nearby projectsmedian $psf of projects within ~2.0 km | $1,533 psf |
| Rental-yield-supportedrent $psf × 12 ÷ 3.4% target gross yield | $1,200 psf |
| HomeVestor fair range | $1,194–$1,527 psf ≈ $1,162,956–$1,487,298 for a ~974 sqft unit |
See the D15 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Long-run trend — project vs. market
Indexed to 100 at 2021 · 2021–2026
Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.
Popular schools nearby
Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Marine Parade MRT Station · ~687 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | KATONG GARDENS |
| Street Name | Tembeling Road |
| Property Type | Condominium |
| Tenure | Freehold |
| District / Planning Area | D15 / Marine Parade |
| Completion | 1984 |
| Number of units | 80 units |
| Highest floor in the project | — |
| Developer | — |
| Land Area (sqm) | 12,054 |
| Master Plan Plot Ratio | 1.4 |
All transactions (7)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|
Rental transactions (68)
Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.
6-month rolling median $psf/month · from individual URA rental contracts
| Lease date ↕ | Size (sqft) ↕ | Beds ↕ | Monthly rent ↕ | $psf/mo ↕ |
|---|