[Open House] Exploring Arina East Residences and the 2026 private home market

On this week’s episode of Open House, hosts Susan Ng and Felicia Tan welcomed two guests to unpack key trends in Singapore’s property scene. First, Valerie Chai, District Director at Huttons Asia, took a closer look at Arina East Residences, the first new launch in Tanjong Rhu in over a decade. Later in the show, Christine Sun, Chief Researcher and Strategist at Reliance Group, shared her outlook on the private home market in 2026, including pricing, buyer behaviour, and what the year ahead might mean for buyers and sellers.

A rare freehold launch in Tanjong Rhu: Arina East Residences

Located on the former La Ville site, Arina East Residences marks a meaningful return of new private housing to Tanjong Rhu. As Valerie notes, this is not just another project – it’s “the first new launch in Tanjong Rhu in over 13 years.” That rarity alone makes it noteworthy.

More importantly, this development is freehold, a tenure that has grown increasingly scarce in city-fringe locations, especially those near future MRT access.

Who this development is designed for

According to Valerie, Arina East is positioned to attract a broad range of buyers. She explains, “The new launch project caters more for investors and also for family-oriented buyers, especially multi-generation households.”

Indeed, the development offers a balanced unit mix that suits different lifestyles. Efficient 1- and 2-bedroom units cater to singles, couples, and those seeking rental flexibility. Larger 3- and 4-bedroom homes, with options such as private lift access, appeal to families looking for space and comfort.

Because of this diversity, the project can draw interest from both homeowners looking to move in and investors focused on future resale or lease demand.

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Thoughtful design that prioritises privacy and comfort

One of the aspects Valerie highlighted was the way Arina East’s blocks are oriented within the site. “The angled orientation of the blocks prioritises livability and privacy,” she says. By avoiding units directly facing each other, many homes enjoy wide views in multiple directions and better cross-ventilation.

This approach improves both natural light and airflow, creating more comfortable living spaces – a subtle but meaningful advantage in day-to-day living.

Functional layouts across the mix

Beyond location and views, the layouts themselves stand out for their practicality. Small but thoughtful details, such as bathrooms with windows and kitchens designed with natural ventilation, can make a noticeable difference, particularly in more compact units.

These design choices reflect a focus on everyday livability. “These unique layouts best suit couples who want to start a family and appeal to those who enjoy cooking”, Valerie adds. In a market where efficient layouts are increasingly valued, these features help the project resonate with a broad set of buyers.

Lifestyle and leisure amenities 

Despite its boutique scale, Arina East Residences dedicates a large portion of its site to landscaping and shared spaces. Facilities are distributed across several levels, which helps avoid crowding while offering varied leisure options.

On the lower floors, residents can enjoy a pool deck with a swimming pool, aqua gym, jacuzzi, and children’s pool. These spaces are designed for everyday use and relaxed family time.

Higher up, sky gardens and communal lounges offer quieter areas to unwind. The highlight is the sky pool and fitness facilities on the upper levels, which come with open views across the surrounding area. Social spaces, including barbecue areas, are also located here, creating places for gatherings without overwhelming the development.

Interested in New Launches? Calculate your payments with 99.co’s Progressive Payments Calculator!

Strong connectivity at Katong Park MRT

Connectivity is another key strength. Arina East Residences sits within a short walking distance of Katong Park MRT station on the Thomson–East Coast Line. This provides direct access to major destinations such as Marina Bay, the CBD, Orchard, and Gardens by the Bay.

“This connectivity significantly reduces commuting time, enhances daily convenience, and future-proofs the development as Singapore’s rail network continues to expand”, Valerie notes. For both homeowners and tenants, especially those commuting for work or leisure, MRT proximity remains a major draw, particularly in city-fringe locations.

Pricing, scarcity, and long-term value

With prices starting from around S$3,000 psf, Arina East Residences sits in the premium segment. However, its pricing reflects several factors working together.

Compared with other freehold launches in District 15 and the wider city fringe, the project benefits from freehold tenure, MRT proximity, low density, and the long gap since the last launch in the area. In contrast, many newer city-fringe projects at similar price levels sit on 99-year leases.

Because of this, buyers are paying not just for floor area, but for scarcity and long-term value retention. Freehold developments near MRT stations are increasingly rare, and that rarity tends to support prices over time.

Need a closer look at Arina East Residences? Read more here: Here’s what you need to know about Arina East Residences’ launch performance

GFA harmonisation and layout efficiency

Arina East Residences was planned before the latest GFA harmonisation guidelines came into effect. This means certain functional areas, such as air-conditioning ledges, are included within the strata area – something buyers may want to be aware of when reviewing unit sizes.

“Rather than focusing solely on psf figures, it is more helpful to look closely at how the space is planned and how well the layout supports daily living. Internal usability, natural ventilation, and overall comfort often play a bigger role in long-term satisfaction than headline efficiency metrics alone”,  Valerie advises.

Resale performance and rental appeal in the East

Historically, freehold condominiums along the East Coast and in Tanjong Rhu have shown strong price resilience. Supply remains limited in these established neighbourhoods, which supports steady demand.

At the same time, rental demand in the area remains broad. Professionals working in the CBD and Marina Bay, as well as tenants drawn to nearby lifestyle amenities such as East Coast Park and the Sports Hub, continue to support leasing activity.

Because of this, both smaller and family-sized units tend to see consistent interest from tenants.

Rather listen to this podcast? Head over here: Open House: A radio show/collabo between CNA 938 and 99.co

Lifestyle conveniences around Tanjong Rhu

Beyond the development itself, the surrounding neighbourhood offers a balance of city access and coastal living. Shopping options such as Parkway Parade are nearby, while food choices range from Old Airport Road Food Centre to Katong’s dining spots.

Recreation areas, including East Coast Park, Kallang Riverside Park, and the Singapore Sports Hub, add to the area’s appeal. Altogether, these amenities support a lifestyle that blends convenience, wellness, and everyday ease.