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LIV @ MB Showflat Review

Luxury Condo Near East Coast Park & Future Katong Park MRT, Entry Prices From S$1.084m

13 May 2022 · 32 min read · by Faruq Senin

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Sale PSF Range

$1,787 ~ $2,292 psf (indicative)

District

D15 - East Coast / Marine Parade

Nearest MRT

Katong Park MRT

No. of units

298

TOP date

2024

Tenure

99 Years

by BSEL Development Pte. Ltd (Bukit Sembawang Estates Limited)

View more project details

At a glance

Location

  • 3-min walk to Katong Park MRT on the Thomson-East Coast Line (TEL)
  • Near to reputable schools like Tanjong Katong Primary, Kong Hwa School and Dunman High School
  • Less than 15-min drive to city and Changi Airport

Unit Mix

Total: 298

  • 1-Bedroom: 39
  • 2-Bedroom: 113
  • 3-Bedroom: 118
  • 4-Bedroom: 28

Unit Layout

  • Unit sizes are generally larger than new launches in the area
  • Layouts are mostly L-shaped with a common corridor between bedrooms

Price

  • Average psf prices are better than new launches in the Mountbatten and Amber Rd area
  • Entry price for 1-Bedroom unit starts from S$1.084m  

Appreciation Value

  • Proximity to URA master plans in Kallang, East Coast and Marine Parade might see further appreciation in value

Facilities

  • 80% of the development is dedicated to recreational facilities and greenery
  • Swanky facilities include a rooftop pool, clubhouse and several luxurious lounges & function rooms

[email protected] (Liv At MB) is a new launch condominium located at Arthur Road in Mountbatten in District 15. Set to TOP in 2024, it is a 99-year leasehold development comprising 298 residential units of 1 to 4-bedroom apartments. Located in the RCR (Rest of Central Region), [email protected] will have three 20-storey blocks and one 19-storey block.

liv at mb grand lawn

[email protected] is an enbloc project of the former Katong Park Towers. Its developer, Bukit Sembawang Estates Limited (BSEL) bought the estate for S$345 million after a competitive tender of 10 bids. The sale price was about 20% higher than the reserve price of S$288 million and works out to $1,280 psf per plot ratio.

Bukit Sembawang Estates Limited is a Singapore-listed developer which has built notable residential projects like The Atelier, 8 Saint Thomas, Paterson Suites and Skyline Residences. It has also been recognised as BCI Asia's Top Ten Developers in 2017.

Indicative prices for [email protected] start from S$1,084,000 for 1-Bedroom, S$1,430,000 for 2-Bedroom, S$1,723,000 for 2-Bedroom Deluxe, S$2,327,000 for 3-Bedroom, S$3,390,000 for 4-Bedroom and S$3,632,000 for 4-Bedroom Deluxe units.

[email protected] Location Review

liv at mb location map

[email protected] is located in the Mountbatten estate and its neighbours comprise other private residential housing. These include high-rise condominiums and low-rise landed houses. [email protected] is also a short drive away from the neighbourhoods of Katong, Joo Chiat and Marine Parade.

Driving

As [email protected] is in a city-fringe location, residents can enjoy short driving times to various parts of Singapore. The nearest expressways, East Coast Parkway (ECP) and Kallang-Paya Lebar Expressway (KPE) are both a 3-minute drive away. The Marina Coastal Expressway (MCE) is a 6-minute drive away while the Pan-Island Expressway (PIE) is an 8-minute drive away.

It's also very convenient to get to the city centre. It takes 11 minutes to drive to the CBD and 13 minutes to drive to the Orchard Road Shopping Belt during off-peak hours. Changi Airport is also a 12-minute drive away. However, during peak hours, the ECP and MCE will get congested and driving times to the city might take an additional 10 to 15 minutes.

arthur road google street view

Google Street View of Arthur Road (Feb 2022)

[email protected]'s entrance is at Arthur Road, which is a pretty quiet road. The road is only being shared with four other boutique condominiums and a few landed properties, so [email protected]'s residents won't have to worry about congestion when entering and exiting the development. The nearest major road is Mountbatten Road and it rarely gets congested.

There are 285 basement parking lots inclusive of four electric vehicle charging lots and three visitor lots. While there isn't a 1:1 ratio of units to parking lots, not all residents are expected to drive. Considering that half of the units are one and two-bedroom apartments, [email protected]'s residents will probably consist of singles, young couples or expatriates who might not own a car.

Public Transport

location of katong park mrt on google maps

For residents who don't drive, what's great is that the nearest MRT, Katong Park, is only a 3-minute walk away. Expected to be completed in 2024, the station is on the Thomson-East Coast Line (TEL). Residents can take the TEL to get to places like Gardens by the Bay, the Central Business District (CBD) and Orchard.

The nearest bus stop is also along Mountbatten Road. Residents can take buses 12, 14 and 196 to get to different places in the city centre in 15 to 20 minutes.

bus stop at mountbatten road

What's great is that there's an exit along Mountbatten Road which leads directly to the bus stop.

Amenities

For residents who love hawker food, the Jalan Batu Market & Food Centre is a 10-minute walk away from Liv @ MB. There are over 30 hawker stalls here with famous stalls such as Kim Kee Wanton Mee, Feng Ji Kway Chap, Sheikh Alawdeen Appam, Fu Gui Bak Chor Mee and more. There's also a wet market for your daily groceries.

Old Airport Road Signboard

[email protected] is also a 5-minute drive from the famous Old Airport Road Food Centre which has abundant local hawker food like char kway teow, roast meat rice, Hokkien mee, satay, claypot rice and more.

There are also several shopping malls in the vicinity of [email protected] that are less than a 10-minute drive away. These are Kallang Wave Mall, Parkway Parade, KINEX, i12 Katong, Katong Square, Katong V and Katong Shopping Centre.

joo chiat road

If you're looking for dining and drinking spots to hang out, [email protected] is a short drive from the Katong and Joo Chiat neighbourhoods. Known for being a food paradise, you can look forward to eateries like the 328 Katong Laksa, Baba Chews, Kim Choo Kueh Chang, Birds of Paradise, Sinpopo Brand and Zaffron Kitchen.

Schools

kong hwa school

Image source: Emileateo, CC BY-SA 4.0 <https://creativecommons.org/licenses/by-sa/4.0>, via Wikimedia Commons

For local residents who are participating in the primary school balloting exercise, they can choose from reputable schools like Kong Hwa School and Tanjong Katong Primary School which are within a 2km radius of [email protected] Other primary schools in the vicinity include Tao Nan School, CHIJ Katong (Primary), Haig Girls' School and Ngee Ann Primary School. While these are further than the 2km radius, they are within a 10-minute drive from [email protected]

One thing to consider is that there are no primary schools within a 1km radius of [email protected] and this might affect your child's chances of getting into your preferred primary school.

tanjong katong secondary school

There are also several reputable secondary schools within the vicinity of [email protected] - Dunman High School, Chung Cheng High School (Main), Tanjong Katong Girls' School and Tanjong Katong Secondary School.

For those with younger kids, there are three pre-schools within walking distance from [email protected], EtonHouse International Pre-School, Little Skittles International Pre-School and Global Tots Pre-School.

If you're enrolling your children into an international school, the Canadian International School is only a 6-minute drive from [email protected]

Nature Spots

east coast park

The nearest park to [email protected] is East Coast Park, which is only a 12-minute walk away. From there, you can conveniently cycle or jog to Bay East Garden, Marina Barrage and Gardens by the Bay through the park connector.

The Geylang Park Connector is also a short 10-minute walk away and from there you can access the Tanjong Rhu Promenade and Stadium Riverside Walk easily.

If you're looking to enjoy a relaxing walk near home, Katong Park is just 3 minutes away and there's also a dog run here for those who own dogs.

[email protected] Showflat

liv at mb showflat location

[email protected]'s showflat is located at 398 Telok Kurau Road. You can find it on Google Maps under “[email protected] Showflat”.

liv at mb showflat entranceliv at mb entrance

Do note that there are limited parking spaces at the showflat itself. However, you can park at Jln Rendang nearby or the HDB carpark at Marine Terrace.

liv at mb condo modelliv at mb condo model

One thing you'd immediately notice when you see the condo model is that there's a lot of greenery surrounding the development. That's because 80% of the grounds are dedicated to greenery and recreation.

liv at mb entrance

This can be seen in the development's entrance where residents will be greeted with a leafy entrance as they return home. Not only is it a pleasing sight to look at, but having more trees and plants is definitely therapeutic and will help residents find respite in nature.

liv at mb greenery

There are also several nature-themed and water features scattered around the development, where residents can take a breather amidst their busy schedules.

greenery at liv at mb

The concept of greenery is inspired by the Mountbatten estate's rich heritage and luxury living since the 1850s. In the early days, the Mountbatten area consisted of houses by Singapore's prominent families.

Plantation owners and wealthy merchants built bungalows and weekend holiday homes in the area, creating a "millionaires' row". These houses also had expansive grounds and greenery which is reflected in [email protected]

peranakan inspired architecture liv at mbperanakan inspired architecture at liv at mb

An interesting concept is that [email protected]'s architecture reflects some Peranakan heritage of neighbouring Katong and Joo Chiat estates. This can be seen in the facade of [email protected]'s residential towers which resemble hexagonal Peranakan tiles.

crowd at liv at mb showflat

[email protected] showflat preview is from 6 to 17 May 2022. It is open from Monday-Sunday, 10AM to 7PM (last admission at 6PM). Do remember to book your viewing slots in advance.

When we visited the showflat on a Monday morning, there was already a sizeable crowd but it was still a smooth-sailing experience. If you don't want to jostle with the weekend crowd, it's advisable that you head down to the showflat on a weekday instead.

Unit Layouts of [email protected]

[email protected] Showflat: 1-Bedroom (Type A1)

Total no. of units:

  • 39

Who is it suited for?

  • Singles
  • Young couples
  • Tenants

1-Bedroom Floor Plan

liv at mb 1 bedroom floor plan

  • The showflat unit is 495 sq ft (46 sqm), which is the smallest layout of the 1-Bedroom units. The other predominant 1-Bedroom unit is Type A2 which is 517 sq ft (48 sqm).
  • Only two 1-Bedroom units have a balcony and these are Type A1(a) with a size of 581 sq ft (54 sqm).

Common areas of 1-Bedroom Unit

liv at mb 1 bedroom living and dining area

  • The combined size of the living and dining areas is 202 sq ft (18.8 sqm).
  • For 1 and 2-Bedroom units, residents can choose if they want a warm or cool theme. This concept is similar to what we've seen in other new launch luxury developments like Piccadilly Grand and Canninghill Piers.

liv at mb 1 bedroom dining area

Dining area

  • For the 1-Bedroom showflat unit, the ID has chosen a warm finish. It's an interesting choice as the colours are darker and some might fear that darker colours will make your house look smaller.
  • However, this wasn't the case for the showflat unit. The warm finish makes the unit look sleek and elegant, turning it into a cozy space for one or two people.

liv at mb 1 bedroom living area

  • Though none of the 1-Bedroom units come with a study, the ID has created a mini study area in the showflat to give you an idea of how you can incorporate it into your home.

liv at mb 1 bedroom enclosed kitchen

  • Unlike many projects where the unit walks into an open kitchen, [email protected]'s 1-Bedroom unit has an enclosed kitchen.
  • This is great for residents who prefer their kitchen to be separate from the rest of the house. Not to mention that the kitchen also has a window for natural ventilation, which is rare for 1-Bedroom units.
  • The fridge, washer-dryer and oven are from high-end European appliances brand, Bosch.

Bedroom

liv at mb 1 bedroom master bedroom

  • The master bedroom and master bathroom have a size of 185 sq ft (17.2 sqm). This gives residents more than enough space to walk around the room, even with a king-sized bed.
  • There are full-length windows too, so you'll be able to get plenty of light into the bedroom.

liv at mb 1 bedroom hacked wall

  • In the showflat, the ID has hacked down part of the bedroom wall so that the unit becomes a studio apartment (pictured in floor plan above).
  • This is actually an option for buyers - the developer is offering the choice of either a 1-Bedroom or Studio layout, so buyers can opt for the layout that will suit them best.

liv at mb 1 bedroom wardrobeliv at mb 1 bedroom wardrobe compartment

  • The wardrobe in the master bedroom has thoughtful compartments for you to keep little things like wallets, sunglasses, belts and jewellery. There's also a full-length mirror.
  • This is a nice touch for a 1-Bedroom unit as special wardrobe compartments are usually provided in larger or more premium units.

liv at mb 1 bedroom bathroom

  • The master bathroom is also a generous size for a 1-Bedroom unit.
  • There's a two-panel mirror which makes the bathroom seem more spacious as well as a rain shower and a window for ventilation.

[email protected] Showflat: 2-Bedroom Deluxe (Type B3)

Total no. of units:

  • 113

Who is it suited for?

  • Young Couples
  • Families with one child
  • Tenants

2-Bedroom Deluxe Floor Plan

liv at mb 2 bedroom deluxe floor plan

  • The showflat unit is 753 sq ft (70 sqm), the smallest of the 2-Bedroom Deluxe units.
  • There are different types of 2-Bedroom units to suit different lifestyles. 2-Bedroom Deluxe units are larger than the average 2-Bedroom units as they have two bathrooms, a yard and a utility room.
  • For those who prefer to have more space, there are several ground floor 2-Bedroom units which come with additional PES as well as 2-Bedroom units with a balcony.

Common areas of 2-Bedroom Deluxe Unit

Living and dining area

liv at mb 2 bedroom living and dining area

  • The combined size of the living and dining areas is 231 sq ft (21.5 sqm).
  • Instead of having the Warm theme, the 2-Bedroom Deluxe showflat is designed in the Cool theme which has a brighter colour palette.
  • If you're a fan of brighter colours, the Cool theme would suit you more. Ultimately, it depends on your preferences and who you're living with.
  • Although this 2-Bedroom Deluxe unit doesn't come with a balcony, there's plenty of light from the full-length windows that'll make the common areas seem more spacious.

liv at mb 2 bedroom living area

  • In the living area, the ID has placed an L-shaped three-seater sofa and two small round coffee tables.

liv at mb 2 bedroom dining area

  • Similarly, for the dining area, the ID has placed an L-shaped couch to pair with a triangular dining table.
  • The ID has chosen L-shaped couches so that the furniture won't affect the walkway space from the entrance of the unit to the kitchen and bedrooms.
2 bedroom living and dining area liv at mb

  • However, if you prefer something more conventional, you can also place a sofa facing the wall (pictured in the floor plan above). This way, you can place a TV console against the wall.
  • As for the dining area, you can choose to fit in a rectangular dining table that's parallel to the windows. It'll still comfortably fit four chairs, which is the number of people that are likely to live in this unit.

Kitchen

liv at mb 2bedroom kitchen

  • Instead of the typical dumbbell layout which many projects have for their 2-Bedroom units, all 2-Bedroom units at [email protected] have a common corridor to the bedrooms.
  • This results in a long-ish living and dining area which is adjacent to the open kitchen.
  • If you prefer an enclosed kitchen instead, the standard 2-Bedroom units would suit you better.

liv at mb 2 bedroom kitchen ovenliv at mb 2 bedroom fridge and bartop

  • What's great is this "counter top" area that's separate from the induction hob and oven.
  • 2-bedroom units typically don't have a dry-wet kitchen concept, but this area acts as a "dry kitchen" where you can serve drinks to guests.

liv at mb 2 bedroom utility room

  • The unit also comes with a utility room which the ID has turned into a mini study room with storage space.
  • As none of [email protected]'s units have a study room, this could be an idea if you need a study/work-from-home area.
  • Alternatively, you could also turn it into a helper's room and fit in a single bed with some storage.

Bedrooms of 2-Bedroom Deluxe Unit

Master Bedroom

liv at mb 2 bedroom master bedroom

  • The master bedroom and master bathroom have a combined size of 191 sq ft (17.7 sqm) which is slightly larger than the 1-Bedroom unit.
  • There are also full-length windows which accentuate the space in the master bedroom.

liv at mb 2 bedroom master bedroom

  • The wardrobe space here is similar to the 1-Bedroom unit but it doesn't have the additional side compartments.
  • All the wardrobes are fitted with LED lighting so you won't have to switch on the main bedroom light. This is practical in situations where you or your partner come home late and one of you is already asleep.

liv at mb 2 bedroom master bathroom

  • The master bathroom has generous mirror space, a rain shower and windows for natural ventilation.
  • As you can see, the bathrooms have white porcelain floor and wall tiles, which are in line with the Cool theme.

Other Bedroom

liv at mb 2 bedroom common bedroom

  • The other bedroom in the unit has a size of 111 sq ft (10.3 sqm) which is slightly larger than average. It also comes with full-length windows.
  • If you place a single bed, you'll have plenty of space to add a study desk or perhaps even some shelves for storage. Alternatively, you can also fit in a queen-sized bed but that would leave less room for you to move around.

Shared Bathroom

liv at mb 2 bedroom shared bathroom

  • Like the master bathroom, the shared bathroom has a window for ventilation and this is a plus point as it's rarely provided in smaller units.
  • However, do note some differences here - there's only a one-panel mirror and there's no rain shower.

[email protected] Showflat: 3-Bedroom Deluxe (Type C3)

Total no. of units:

  • 118

Who is it suited for?

  • Families with two or three children

3-Bedroom Deluxe Floor Plan

liv at mb 3 bedroom floor plan

  • The showflat unit is 1270 sq ft (118 sqm).
  • 3-Bedroom Deluxe units are larger than the average 3-Bedroom units and they are suitable for families who enjoy a more spacious unit. Deluxe units come with either a dry kitchen or powder room.

Common areas of 3-Bedroom Deluxe Unit

Private lift lobby

  • All 3 and 4-Bedroom units at [email protected] come with a private lift, perfect for those who value luxury and exclusivity.

liv at mb 3 bedroom private lift lobby

  • The private lift lobby has a size of 68 sq ft (6.3 sqm), which is an impressive foyer space.
  • What's great is that it comes with storage cabinets and a shoe cabinet, so you won't need to get any additional furniture.

liv at mb 3 bedroom sliding door

  • The private lift lobby also comes with a sliding door and a fixed screen which creates a separation between the lobby and the rest of the unit.

Kitchen

liv at mb 3 bedroom

  • When you enter the unit, you'll be greeted with the dry kitchen.
  • The dry kitchen, living and dining areas are fitted with natural marble flooring which adds a touch of elegance and luxury.

liv at mb 3 bedroom dry kitchen

  • The dry kitchen has a built-in Bosch oven, a stainless steel sink and an engineered stone countertop. The latter is known to be scratch and stain-resistant and it's easy to maintain as well.
  • For residents who love to entertain guests, this could be an area where you serve drinks or light bites.

liv at mb 3 bedroom wet kitchen

  • In the wet kitchen, you'll find a gas hob and hood by Bosch, as compared to an induction hob in the 1 and 2-Bedroom units.
  • This is a typical provision in new launch projects as 3-Bedroom Deluxe units are expected to house larger families which tend to cook more often.
  • Part of the kitchen backsplash is also a glass window. Not only does this look aesthetically pleasing, but for parents with young kids, this serves a more practical function. They can look out for their children when preparing meals.

liv mb 3 bedroom yard

  • The yard area is pretty spacious and comes with a window. So if you intend to cook often, this would be great for natural ventilation.
  • The yard also comes equipped with a washer-dryer by Bosch.
  • One thing to note here is that the ID has built additional kitchen cabinets with a sink, and this could be a suggestion if you need extra storage compartments. Plus, this way, the washer-dryer is also hidden.

liv mb 3 bedroom wc

  • There's also a WC, which comes with a shower. Hence, this could be a bathroom for your helper.

Living and dining area

liv at mb 3 bedroom living dining common area

  • The combined size of the living and dining areas and the hallway is 327 sq ft (30.4 sqm), which is pretty spacious.

liv at mb 3 bedroom living area

  • You can comfortably fit a three or four-seater sofa here, or even an L-shaped sofa if you wish to. There's also room for a single side couch.
  • In terms of coffee table, you can explore different shapes as the space is more than adequate.

liv at mb 3 bedroom dining area

  • The dining area is able to sit a six-seater table comfortably. This is more than enough for the number of people that's expected to live in the 3-Bedroom Deluxe unit.

Balcony

liv at mb 3 bedroom balcony

  • The balcony is also pretty impressive, with a size of 153 sq ft (14.2 sqm).
  • This is perfect if you're entertaining a larger group of guests and need to add more seating. If you like alfresco dining, you might also want to add a small table at the balcony.
  • Alternatively, you can also turn the balcony into an exercise space or mini garden.

Bedrooms of 3-Bedroom Deluxe Unit

Master Bedroom

liv at mb 3 bedroom master bedroom

  • The master bedroom and master bathroom has a combined size of 233 sq ft (21.6 sqm).
  • There's more than enough walkway space even with a king-sized bed in the room.

liv at mb 3 bedroom master bedroom

  • The wardrobes in the 3 and 4-Bedroom units all come with a satin glass door, which adds a touch of luxury.

liv at mb 3 bedroom master wardrobe

  • There's an accessories drawer where you can store little items like watches, bracelets, jewellery, rings, sunglasses and more. This is definitely useful as you'd be able to keep your items organised.

liv mb 3 bedroom master bath

  • The master bathroom is fitted with marble-like porcelain tiles and walls which make it look luxurious. There are also mirror cabinets and an engineered quartz vanity top, which are more durable and can withstand wear and tear.

3 bedroom master bathroom mirror

  • What's great is that you can turn the side mirrors inwards so that you'll get a wider angle reflection. This is especially useful for those who do makeup.

Other bedrooms

liv mb 3 bedroom liv at mb 3 bedroom unit kids bedroom

  • As for the other two bedrooms in the 3-Bedroom Deluxe unit, they each have a size of 112 sq ft (10.4 sqm).
  • In the showflat, the ID has designed the rooms differently based on the different demographics that are expected to live in the unit.
  • You can also hack the walls and combine the bedrooms if you wish to. So, if you don't need two bedrooms, you can actually have one super-sized bedroom.

liv mb 3 bedroom shared bathroom

  • Both bedrooms will also share one bathroom. What's great is that all the shared bathrooms include a window for natural ventilation.

[email protected] Showflat: 4-Bedroom Deluxe (Type D2)

Total no. of units:

  • 28

Who is it suited for?

  • Larger families
  • Multi-generational families

4-Bedroom Deluxe Floor Plan

liv at mb 4 bedroom floor plan

  • The showflat unit is 1668 sq ft (155 sqm) and it's the only 4-Bedroom Deluxe unit type at [email protected]
  • The standard 4-Bedroom unit is 1518 sq ft (141 sqm).

Common areas of 4-Bedroom Deluxe Unit

Private lift lobby

liv mb 4 bedroom private lift lobby

  • The private lift lobby is 46 sq ft (4.3 sqm). It's slightly smaller than the private lobby of the 3-Bedroom Deluxe unit.

Living and dining area

liv mb 4 bedroom living area

  • The living area is very spacious and the ID has placed a six-seater L-shaped sofa. Alternatively, you can also choose to fit a standard three/four-seater couch and a couple of side couches too.

liv at mb 4 bedroom balcony

  • One thing to note here is that the ID has placed the dining table on the balcony instead. This might be why there seems to be a lot more space in the living area.
  • The balcony is 206 sq ft (19.1 sqm). To put things into perspective, this is even bigger than the master bedroom in the 1 and 2-bedroom units.
  • Hence, it's wide enough to fit an eight-seater dining table and there's still a lot of space for other furniture.

liv mb living dining area

  • If you intend to place the dining table in between the living area and kitchen, you might have to compromise the space in the living area or get a smaller sofa.
  • You'd also have to carefully select the right dining table that'll fit into the space.
  • There's certainly an advantage to having the dining table closer to the kitchen as it'll be easier to serve meals to guests. Not everyone can also appreciate a semi-outdoor dining as it might get stuffy, especially on warm days.
  • However, ultimately it'll depend on the type of lifestyle that you prefer.

Kitchen

liv mb 4 bedroom dry kitchen

  • Although there's no dry-wet kitchen concept on the 4-Bedroom Deluxe floor plan, the kitchen is still split into two areas. The outer kitchen has a granite island countertop which adds a luxurious touch to the unit.
  • This space is great for serving drinks and light bites to guests. If you have a smaller group of guests, you could also host them at the island countertop instead of at the dining table as it will be a more intimate interaction.

liv mb 4 bedroom dry kitchen

  • The outer kitchen is self-sufficient as it has a sink, a built-in steamer and oven (both by Bosch), a two-door fridge as well as a wine chiller.
  • Besides entertaining guests, having this area is practical for multi-generational families where family members might want to prepare meals at the same time.
  • If you have kids, this area is also a great space for you to do some cooking or baking with your little ones.

liv mb 4 bedroom wet kitchen

  • The "wet kitchen" area is where you'd find a three-cooker gas hob.
  • What's great is that there's a dedicated space for cooking as the oven and fridge are located outside. Hence, there will be fewer distractions for the cook and less chance of kids running around the cooking area.

liv mb 4 bedroom door

  • What's great is that the entrance to the unit (via the common lift lobby) is located in the kitchen.
  • This is great for deliveries or maintenance personnel as it won't disrupt guests when you have them over.
  • You also won't have to pass by the private lift lobby if you need to take out the trash as you can use this entrance instead.

Household Shelter and Powder Room

liv mb 4 bedroom household shelter

  • The yard and household shelter are tucked in a corner away from the kitchen.
  • If you're planning to turn the household shelter into a helper's room, then this arrangement makes sense as the helper will have their own space.

liv mb 4 bedroom powder room

  • There's a decently-sized powder room located beside the yard.
  • One advantage of having a powder room is that when you have guests over, they won't have to head to the bathroom.
  • However, if you need an extra WC for your helper, there's also an option to install shower facilities.

Bedrooms of 4-Bedroom Deluxe Unit

Master Bedroom

liv mb 4 bedroom master bedroom

  • The combined size of the master bedroom and bathroom is 310 sq ft (28.8 sqm).

liv mb 4 bedroom master bedroom

  • A plus point here is the L-shaped windows that bring in plenty of natural light.
  • As the 4-Bedroom units are on the higher floors, residents will be able to get unblocked views of the nearby landed houses at Mountbatten.

liv mb 4 bedroom master wardrobe compartment

  • Like the 3-Bedroom Deluxe unit, all wardrobes here have a satin glass door as well as an accessories compartment to store your little items.

liv mb master bedroom safe

  • There's also a safe where you can store all your important valuable items.

liv mb 4 bedroom master bathroom

  • The master bathroom is possibly one of the most remarkable spots in the 4-Bedroom Deluxe unit.
  • There are his and her sinks so the Mr and Mrs of the household will have their own individual space while washing and dressing up.

liv mb 4 bedroom master bathtub

  • There's also a standalone bathtub where you can soak your worries away and enjoy a comfortable bath. Plus, there are full-length windows if you wish to admire the view while having your bath. Of course, for those who want privacy, you can install blinds.
  • With the standalone bathtub, his & her sinks and marble-like porcelain tiles, the master bathroom feels just like a luxury hotel bathroom.

liv mb 4 bedroom master vanity mirror

  • The master bathroom also has adjustable side mirrors which can turn inwards so that you'll be able to get a wider angle reflection of yourself. This is similar to what we've seen in the 3-Bedroom Deluxe master bathroom.
liv mb 4 bedroom french gold shower

  • An impressive feature that you can find in all the bathrooms of this unit is French gold sanitary fittings.
  • Instead of the standard silver fittings that many other projects provide, gold fittings elevate your bathroom design and make it look more classy and stylish.

liv mb 4 bedroom master bathroom washer

  • Another thoughtful provision in the master bathroom is an electronic washlet. This is rarely provided in master bathrooms and this sets [email protected] apart from other developments.

Junior Master Bedroom

liv mb 4 bedroom junior master bedroom liv mb 4 bedroom junior master bathroom

  • As the 4-Bedroom Deluxe units cater to multi-generational families, there's also a junior master bedroom for the younger married couple of the household.

liv mb 4 bedroom junior master bedroom

  • The combined size of the junior master bedroom and bathroom is 151 sq ft (14 sqm), which is smaller than the standard master bedroom size at [email protected]
  • However, it's still able to accommodate two people comfortably.
  • One thing to consider here is that the windows are only half-length due to the AC ledge.

Other bedrooms

liv mb 4 bedroom other bedrooms liv mb 4 bedroom other bedroom

  • The other two bedrooms in the 4-Bedroom Deluxe unit have the same size as those in the 3-Bedroom Deluxe unit - 112 sq ft (10.4 sqm).
  • Based on the demographics of your family, you're free to design the bedroom as you wish.
  • The full-length windows are definitely a bonus as they add an element of space to the bedrooms.

liv mb 4 bedroom shared bathroom

  • Both bedrooms also share a bathroom.
  • With the junior master bedroom having its own bathroom and the additional powder room, you won't have to worry about the overcrowding of bathrooms in the mornings.

Stack Analysis & Facilities at [email protected]

Stack Analysis

  • [email protected] has a total of 16 stacks across four blocks - 114A, 114B, 114C and 114D. Each of the blocks has four stacks.

stack analysis liv at mb

  • Stacks 1, 2, 5 and 6 face the landed houses at Mountbatten, so residents can enjoy unblocked views.
  • Part of stacks 1, 4, 13 and 16 can also enjoy views of the Kallang River and the city centre. These are the 4-Bedroom and 4-Bedroom Deluxe units. The room facing this view is the master bedroom.
  • Stacks 3, 7, 8, 9, 10, 14 and part of stacks 4 and 13 are inward-facing. What's great is that the distance between the blocks is 55 metres so residents living in these stacks won't feel like it's too intrusive for them.
  • Stacks 11, 12, 15 and part of stack 16 face other projects around the Meyer Road area.

condos around liv at mb

liv at mb sun facing stacks

  • In terms of the sun direction, the master bedroom of the 4-Bedroom and 4-Bedroom Deluxe units in stacks 1, 4, 13 and 16 are most likely to get afternoon sun as it's west-facing. The balcony and other bedrooms of stacks 1 and 13 might get some indirect afternoon sun.
  • Apart from that, the rest of the stacks are generally able to avoid direct afternoon sun as the units are built in a north-south orientation.
  • This means that units will also be well-ventilated and kept cool all year-round as they will enjoy a lot of wind.

Facilities at [email protected]

[email protected] Site Plan

liv at mb site plan

  • [email protected] has facilities across three floors - the ground floor, the Sky Lounge on Level 11 and the Roof Top on Level 20.

liv at mb grand lawn

Artist's Impression of the Mountbatten Lawn at [email protected]

  • The layout of the facilities on the ground floor has been inspired by the holiday homes of the wealthy in the Mountbatten estate back in the day.
  • These homes usually had an expansive lawn between the entrance and the house.

mountbatten lawn play pool and main pool

  • [email protected] has a similar layout as the Mountbatten Lawn stretches from the drop-off point to the pool. This reflects the same sense of space in the heritage houses.

liv at mb facilitiesliv at mb kids pool

Artist's Impression of the Clubhouse overlooking the Main Pool and Play Pool

  • Another interesting fact is that the Clubhouse is situated along the "shoreline" of the Main Pool and this resembles houses by the sea.
  • The Clubhouse is a collection of 5 distinctive pavilions. These include the Mountbatten Hall, the main pavilion and function hall of the Clubhouse and dining halls. There's also a Jacuzzi Pool.

liv at mb clubhouse

Artist's Impression of the Mountbatten Hall

liv at mb dining hall

Artist's Impression of the Dining Hall

  • Hence, there's plenty of space for you to hold various functions such as family gatherings or birthday parties. If you need an even bigger space for celebrations, you can combine the Mountbatten Hall with the Dining Halls and Jacuzzi Pool.

liv at mb lap pool

Artist's Impression of the Main Pool

  • The Main Pool at [email protected] is a little shy of 50-metres but it's still a decent pool for you to get a few laps.
  • However, the size is adequate considering that [email protected] only has 298 units. Plus, there's another pool on the Roof Top (more on that below).
  • One thing to consider is that the Main Pool is also located adjacent to the Play Pool which will be popular with families with kids. Hence, it can get a little noisy especially during the weekends.
  • What's great about this layout is that parents can swim in the Main Pool while taking turns to take care of their kids at the Play Pool.

liv at mb gym

  • For fitness enthusiasts, there's an indoor and outdoor gymnasium and a water gym.

liv at mb bicycle yard

  • There's also a Bicycle Yard for avid cyclists. As [email protected] is located near East Coast Park, many residents might want to take up cycling as a hobby.
  • Hence, having a Bicycle Yard is a thoughtful addition to [email protected]'s range of facilities.

The Sky Lounge on Level 11

liv at mb sky lounge site plan

  • The Sky Lounge is located on Level 11 of Blocks 114C and 114D.

liv at mb study and dining lounges

  • Residents who are working from home or need some peaceful focus time can head over to the Study Lounges.
  • With more people adopting hybrid working arrangements due to the Covid-19, this is definitely a great facility to have.

liv at mb jacuzzi pool

  • There are also plenty of other communal areas like the Sky Lounges, Dining Lounges, Jacuzzi Lounges and Jacuzzi Pools where you can hang out with family and friends.

The Roof Top on Level 20

liv at mb rooftop site plan

  • The Roof Top is located on Level 20 of Blocks 114A and 114B.

liv at mb rooftop poolliv at mb rooftop pool view

Artist's Impression of Lap Pool

  • The highlight here is the Lap Pool and Water Deck which has an amazing unblocked view of the landed houses at Mountbatten.

liv at mb mountbatten villa clubhouse

Artist's Impression of the Mountbatten Villa

  • While there are several function halls and lounges at [email protected], the most impressive is the Mountbatten Villa on the Roof Top.
  • The Mountbatten Villa has living, dining and lounge areas which are perfect for parties and celebrations.
  • Thanks to the full-length windows, you'll be able to enjoy views of the fireworks from Kallang and Marina Bay during National Day or New Year's Eve.

Concierge Services

  • A touch of luxury that's provided at [email protected] are its Concierge Services. Some of the standard things you can expect are concierge greetings, porter service and umbrella rentals.
  • You can also enjoy lounge refreshments with complimentary coffee, tea and light bites while you browse through the daily newspapers.
  • There are some really unique services here like the e-bicycle rental, so you can explore the surrounding areas or even head over to East Coast Park for a leisurely spin.
  • You can also look forward to other services like transport arrangements, parcel and postal services, party and event planning, laundry and housekeeping services, professional mover services and more. Together with the e-bicycle rental, these are complimentary for the first 24 months from TOP or up to the first AGM (whichever is earlier).

[email protected] Price Analysis & Comparison

The indicative pricing for [email protected] is as follows:

Unit type

Indicative price guide (S$)

Estimated average price psf (S$)

Size ranges (sq ft)

1 Bedroom

From 1,084,000

From 2,190

495 - 667

2 Bedroom (2 Bed 1 Bath)

From 1,430,000

From 2,292

624 - 850

2 Bedroom Deluxe (2 Bed 2 Bath)

From 1,723,000

From 2,288

753 - 1044

3 Bedroom

From 2,327,000

From 2,080

1119 - 1302

4 Bedroom

From 3,390,000

From 2,233

1518

4 Bedroom Deluxe

From 3,632,000

From 2,177

1668

Source: Bukit Sembawang Estates Limited

Comparison of [email protected] with new launches in D15 (Based on transaction history in past 1 year)

Project

Average Price PSF (S$)

No. of units

TOP

Tenure

Unit types (br)

LIV @ MB

From 2,080 (indicative)

298

2024

99 years

1,2,3,4

MeyerHouse

2,565

56

2023

Freehold

3,4

Meyer Mansion

2,646

200

2024

Freehold

1,2,3

One Meyer

2,561

65

2023

Freehold

2,3

Amber Park

2,471

592

2024

Freehold

1,2,3,4,5,6

Nyon

2,325

92

2022

Freehold

1,2,3,4

Coastline Residences

2,492

144

2022

Freehold

1,2,3,5

Royal Hallmark

1,916

32

2025

Freehold

3,4,5

Seraya Residences

1,533

17

2022

Freehold

2,3

The Ramford

1,566

16

2022

Freehold

2,3,4,5

La Mariposa

1,798

17

2023

Freehold

2,3,4

Olloi

1,783

34

2022

Freehold

3,4

Rymden 77

1,714

31

2022

Freehold

2,3,4

[email protected]

1,656

14

2023

Freehold

3,4

Infini at East Coast

1,930

36

2022

Freehold

2,3,4

Data source: URA, Realis, 99.co

  • Based on the table above, there's a general price trend based on where the new launch project is located in District 15.
  • Those in the Joo Chiat, Katong, Telok Kurau and Siglap have lower average psf prices of around S$1,500 to S$1,900. All of these are also boutique developments with less than 50 units.
  • Projects that are nearer to East Coast Park have higher average psf prices of around S$2,300 to S$2,700. These are also larger projects centred around Meyer Road and Amber Road.

projects closest to LIV @ MB

freehold vs 99 year projects in district 15

  • Firstly, all three of them are freehold projects. Based on the sale transactions of projects in District 15, freehold projects do come at a higher premium.
  • One Meyer and Meyer Mansion also have views of East Coast Park and the sea as there are no other buildings blocking them. Furthermore, One Meyer is right in front of the future Katong Park MRT station.
  • While MeyerHouse doesn't have sea views, every unit comes with a private lift. Unit sizes are also huge, starting from 1862 sq ft for 3-Bedrooms up to 5683 sq ft for 4-Bedroom Penthouse.
  • These reasons might explain why the three projects have a higher premium than [email protected]

Price comparison of different unit types across new launches in D15

Project

1-Bedroom Prices (S$)

2-Bedroom Prices (S$)

3-Bedroom Prices (S$)

4-Bedroom Prices (S$)

LIV @ MB

From 1.084m (indicative)

From 1.430m (indicative)

From 2.327m (indicative)

From 3.390m (indicative)

MeyerHouse

4.889m - 5.908m

7.016m - 14.2m

Meyer Mansion

1.522m - 1.595m

1.787m - 2.049m

2.727m - 4.469m

One Meyer

1.547m - 1.725m

2.349m - 2.67m

Amber Park

1.088m - 1.315m

1.632m - 2.082m

2.209m - 2.949m

3.498m - 3.899m

Nyon

998k - 1.318m

1.5m - 2.166m

2.43m - 3.31m

3.286m

Coastline Residences

1.063m - 1.342m

1.686m - 2.171m

2.498m - 3.21m

Royal Hallmark

1.95m - 1.99m

2.243m - 2.543m

Seraya Residences

1.572m - 2.077m

The Ramford

1.085m - 1.089m

1.564m - 1.641m

1.852m - 1.868m

La Mariposa

1.333m - 1.361m

1.92m - 2.005m

2.268m - 2.442m

Olloi

1.627m - 1.652m

2.28m - 2.42m

Rymden 77

1.745m - 2.061m

[email protected]

1.523m - 1.717m

1.664m - 1.853m

Infini at East Coast

1.38m - 1.608m

1.828m - 1.887m

2.21m - 2.29m

Data source: URA, Realis, 99.co

  • Generally, the prices of different units seem to follow the same trend where projects closer to East Coast Park are at a higher premium than the boutique projects in Joo Chiat, Katong and Telok Kurau.
  • Based on [email protected]'s location that's not too far from East Coast Park and Katong Park MRT, its prices are mostly in line with the market.
  • As you're looking at the table above, one thing to note is that unit sizes might vary even within the same bedroom type. Hence, it's useful if you have set a budget and want to compare the average quantum of different unit types across District 15.
  • Besides the location, it's also important to compare unit sizes, floor plans as well as facilities that a particular project offers and which lifestyle would suit you best.

Appreciation Value Analysis

view from liv at mb

Artist's Impression of the view from [email protected]

  • One of the main highlights of [email protected] is its unblocked views of the landed houses at Mountbatten.
  • Hence, having this view in land-scarce Singapore could be an advantage to [email protected] and might increase its appreciation.

URA master plan around LIV@MB

  • There are also several upcoming developments in neighbouring estates that might boost [email protected]'s value.

1. New sports and entertainment spaces around Kallang River

singapore tennis centre

Image source: Sport Singapore

  • The Kallang sports and entertainment hub is just a 5-minutes drive from [email protected] and it's set to become more exciting in future.
  • New developments include the Kallang Football Hub, Singapore Tennis Centre, Youth Hub and Velodrome as well as several park spaces along the waterfront.
  • The Kallang Theatre will also be redeveloped but the plan hasn't been finalised yet.
  • With these developments, the Kallang area will be revitalised and there might be potential appreciation for [email protected]

2. East Coast Green Plan

East Coast Park cyclists

  • There will be a new 15km central green corridor that will connect East Coast Park to Changi Beach Park in future. The route will run from New Upper Changi Road and Loyang Way and it will be lined with native plants.
  • The corridor will also be connected to parks and gardens in the surrounding areas via a network of community corridors.
  • As [email protected] is located near East Coast Park, its accessibility to recreational spots would make it more attractive to prospective buyers and increase its value.

3. Upcoming developments in Marine Parade and East Coast

  • Marine Parade and the East Coast area are also set to welcome a number of developments. 

Thomson East Coast Line

Image source: URA

  • One of the main highlights is the Thomson-East Coast Line. With Katong Park station at [email protected]'s doorstep, it will be easily accessible to new developments along the TEL.
  • Apart from the many retail options already present in the area, there will also be an underground mall linking Marine Parade and Marine Terrace MRT stations. 

bayshore main street artist impression

Image source: URA

  • Further north at Bayshore MRT Station, residents can look forward to the Bayshore Main Street, a car-lite and pedestrian-friendly neighbourhood with hip architecture, shops, cafes and more. 
  • Bayshore will also see some 12,500 residential homes comprising HDB and condos.
  • While this might not directly impact [email protected]’s prices, this will definitely revitalise the East Coast and more people might want to stay in the neighbouring areas.

Summary

+ Great location near reputable schools like Kong Hwa, Chung Cheng High (Main), Dunman High School and Tanjong Katong Primary School

+ Less than 15-minutes drive to CBD, Orchard and Changi Airport during off-peak hours

+ 3-min walk to Katong Park MRT on Thomson-East Coast Line and near East Coast Park

+ Average psf prices are better than new launches in the surrounding area

+ Average sizes of units are generally larger than new launches in District 15

+ All 3 and 4-Bedroom units come with private lift access

+ Facilities are luxurious; include a rooftop pool, clubhouse and plenty of lounges and function rooms. 80% of the site is dedicated to greenery.

- Units have limited layout types but they are well-designed with luxurious fittings

- There are no units with study rooms or penthouses but residents can choose to have more space with ground floor units that have a PES. Prospective buyers purchasing the 1 and 2-Bedroom units can also choose a unit with or without balcony.

- There are no 5-Bedroom units or dual-key units to cater to larger multi-generational families

- The main pool isn't 50-metres, but there are multiple pools, including dedicated play areas for those with kids

Book a showflat viewing now and get the latest information



Frequently Asked Questions

What is the price of individual units at [email protected]?

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[email protected]'s prices are expected to start from S$1,084,000 for 1-Bedroom, S$1,430,000 for 2-Bedroom, S$1,723,000 for 2-Bedroom Deluxe, S$2,327,000 for 3-Bedroom, S$3,390,000 for 4-Bedroom and S$3,632,000 for 4-Bedroom Deluxe units.

What is the average psf price of [email protected]?

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The average psf prices of [email protected] are from S$2190 for 1-Bedroom units, from S$2,292 for 2-Bedroom units, from S$2,288 for 2-Bedroom Deluxe units, from S$2,080 for 3-Bedroom units, from S$2,233 for 3-Bedroom Deluxe units and from S$2,177 for 4-Bedroom Deluxe units.

What is the address of [email protected] showflat and how can I book a showflat viewing?

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[email protected] showflat is at 398, Telok Kurau Road. Click on the "Enquire Now" button to book your slot.

Is [email protected] a good investment?

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[email protected] has high resale and rental prospects due to its city fringe location. It's a 3-minute walk to Katong Park MRT station on the Thomson-East Coast Line. It takes less than 15 minutes to drive to the CBD, Orchard and Changi Airport.
It's good for investors and owner-occupiers. [email protected] has units and facilities that cater to families, young couples, singles and expats.


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