ZACD’s Tan believes there is demand for high-end, freehold apartments in the Tanjong Rhu neighbourhood of District 15 on the East Coast (Photo: Samuel Isaac Chua/EdgeProp Singapore)
It has been more than three years since Hong Kong-listed ZACD Group and joint venture partners Welltech Construction (a subsidiary of Qingjian Group) and FRX Capital acquired the 40-unit La Ville through an en bloc sale on Dec 1, 2021. They paid $152 million for the apartment block in Tanjong Rhu.
“Initially, when we secured the site, we thought we should launch the project as quickly as possible,” says Francis Tan, COO of ZACD Group. “However, we realised there were many factors to consider — the character of the neighbourhood, the building’s future orientation, and the demographic profile of residents in the area. So we chose to take more time to refine the project rather than rush it to market.”
The new residential project, Arina East Residences, comprises 107 units and sits on a freehold plot of 47,012 sq ft. The twin 20-storey towers, designed by Ong & Ong Architects, are oriented so that all units are corner-facing and enjoy 270-degree views of the surroundings.
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The 107-unit Arina East Residences is spread across twin 20-storey towers (Photo: Samuel Isaac Chua/EdgeProp Singapore)
In order to achieve that, the two buildings were angled at 45 degrees. A two-level sky bridge links the two towers. “When two buildings are arranged in a straight line, constructing a sky bridge is straightforward,” says ZACD’s Tan. “But when the towers are angled at 45 degrees, it becomes extremely challenging and requires extensive design engineering — which I was personally involved in.”
Foundation works have already begun on site, and construction is expected to be completed by May 2027. Potential buyers will, therefore, have a shorter waiting time to get their keys compared to other new projects being rolled out at the same time, reckons Tan.
Preview of Arina East Residences is expected to start on April 12, with the launch scheduled for April 26.
Showflat of a three-bedroom deluxe unit at Arina East Residences (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Arina East is situated at the end of a cul-de-sac on Tanjong Rhu Road. To heighten the sense of arrival, the developer has designed a grand driveway and drop-off area.
Units at Arina East comprise a mix of one- to four-bedroom premium apartments. Sizes start from 495 sq ft for a one-bedder, 678 sq ft for a two-bedroom deluxe, 797 sq ft for a two-bedroom premium, 969 sq ft for a three-bedroom deluxe, and 1,087 sq ft for a three-bedroom premium. Four-bedroom premium units start from 1,324 sq ft.
In addition, there are three- and four-bedroom premium units with private lift access. The three-bedroom unit with private lift measures 1,238 sq ft, while the four-bedroom version spans 1,389 sq ft.
Read also: CDL-Woh Hup JV submits top bid of $1,455 psf ppr for Tanjong Rhu Road GLS site
The Grohe taps in sunset bronze will feature throughout, with all kitchen and bathroom fittings in this shade. The kitchen countertop is crafted from sinterstone (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Each tower also features a penthouse on the topmost level. Both are four-bedroom simplex units with 4.5m ceiling height and private lift access. One penthouse has a floor area of 1,615 sq ft, while the other measures 1,679 sq ft.
According to ZACD’s Tan, the project is positioned as a luxury development, with interiors crafted by award-winning interior designer Nikki Hunt, founder of Design Intervention. Corten Interior Solutions was also commissioned to supply sinterstone kitchen countertops, large-slab travertine floor tiles for the living and dining areas, and travertine surfaces for the bathrooms. Each bathroom wall is finished with a single travertine slab, minimising grout lines and enhancing the seamless, luxurious finish.
To complement the sand-toned travertine finish, the developer selected Sunset Bronze — a new colour by Grohe — for all bathroom and kitchen fittings. All appliances are by Miele, a top German brand. Apartments feature full-height, treated glass to reduce solar glare. Each unit also features a balcony, offering panoramic views from the upper floors.
The dry kitchen with a view of the wet kitchen beyond (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Tan believes there is a market for high-end, freehold apartments in the Tanjong Rhu neighbourhood of District 15 on the East Coast. Indicative prices for units at Arina East Residences start from $3,000 psf.
Notably, the last new projects launched in the Tanjong Rhu and Fort Road were in 2012. The 128-unit Fulcrum was launched in April 2012, followed by the 130-unit The Line @ Tanjong Rhu in August of that same year. Both freehold condominiums were completed in 2016.
Based on caveats lodged, the most recent transaction at The Line was for an 893 sq ft unit, which changed hands for $2.05 million ($2,295 psf) in December. The latest recorded sale at Fulcrum was in October 2024, when a 474 sq ft unit sold for $1.08 million ($2,280 psf).
Read also: URA launches tenders for Tanjong Rhu Road, Dairy Farm Walk and Dover Drive GLS sites
Ken Low, managing partner of SRI, reckons there will be pent-up demand for Arina East, given that the last new project launch was 13 years ago.
The bedroom closest to the living room has been designed as a study (Photo: Samuel Isaac Chua/EdgeProp Singapore)
The Katong Park MRT Station on the Thomson-East Coast Line opened last year and is within a three- to five-minute walk from Arina East Residences.
Transport connectivity is Arina East’s strongest attribute, says Ismail Gafoor, CEO of PropNex. It has become a key consideration for many homebuyers and investors today, as seen in the strong performances of recent launches like Chuan Park, The Orie, Bagnall Haus and Parktown Residence, he adds.
Besides the MRT station, Arina East Residences is also located within Tanjong Rhu, an area known for its waterfront homes, tranquillity and proximity to the Kallang recreational and lifestyle hub (Singapore Sports Hub and Kallang Wave Mall), says Gafoor.
The second bedroom, which is ensuite, is designed as a children's room (Photo: Samuel Isaac Chua/EdgeProp Singapore)
The project is also near several schools, including Dunman High School, Chung Cheng High School, Broadrick Secondary School, and Tanjong Katong Girls’ School. This would make the project appealing to families, too, adds Gafoor.
“Furthermore, buyers who are looking at legacy planning or an asset to hedge against inflation over the long-term may also consider this project, given its freehold land tenure,” notes Gafoor.
The project is also within an eight-minute drive to the CBD and Marina Bay. The area could potentially benefit from the transformation of the Kallang precinct (Kallang Alive), notes Gafoor.
The master bedroom with a walk-in wardrobe and vanity area (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Other projects in the city fringe or Rest of Central Region (RCR) that have transacted at prices above $3,000 psf recently include the 366-unit, 99-year leasehold Union Square Residences on Havelock Road (average $3,189 psf) and the freehold 226-unit Meyer Blue on Meyer Road (average $3,240 psf).
Over the past two years, there have been 10 project launches in District 15, five of which are boutique, and the remaining five are mid-to large-scale (See table of recent project launches in District 15).
He adds: “Anecdotally, we have observed that boutique developments (with fewer than 100 units) may see slower take-up, and this could be due to various reasons, including buyers’ preference for more facilities on-site, potential concerns over limited transaction volume or market activity in the future, or perhaps considerations on maintenance cost (given fewer units in the development).”
Recognising buyers’ preference for more facilities, the developer of Arina East Residences has boosted the amount of landscaping and communal facilities to over 70% of gross floor area, which is double that of a typical condo of its size, says Tan.
For instance, the sky bridge connecting the two towers at Arina East Residences boasts a landscaped deck on the lower level and an infinity pool on the upper level. On the first level, the landscaped deck features more communal facilities, including a clubhouse, gym and three swimming pools.
Source: EdgeProp Landlens
SRI’s Low believes Arina East Residences will attract investors and buyers from across Singapore and landed property owners in the surrounding District 15 enclave, like those in Meyer Road, the Mountbatten, and the Siglap area. “They prefer to right-size to smaller-scale apartments or condos as they desire a lower density and more laidback lifestyle,” he adds.
In Tanjong Rhu, the first Build-To-Order (BTO) launch was in June 2024, featuring the Tanjong Rhu Riverfront I and II projects, with a total of 2,063 units. The second BTO launch was in February this year, with 812 units at Tanjong Rhu Parc Front Kallang.
“HDB dwellers made a beeline for the first BTO in Tanjong Rhu in 60 years,” says Mark Yip, CEO of Huttons Asia. “The second BTO launch in Tanjong Rhu also saw good demand.”
As more public housing is built, it will likely result in a higher number of potential upgraders once these flats reach their Minimum Occupancy Period (MOP), says Christine Sun, OrangeTee Group chief researcher and strategist. “This could mean that investors who purchased units in Arina East Residences may benefit from an expanded pool of prospective buyers in the future,” she adds.
Tanjong Rhu area hasn't seen a new private residential launch in 13 years. The Tanjong Rhu area is also part of the 120km Southern coastline from the Greater Southern Waterfront to Long Island (Photo: Albert Chua/EdgeProp Singapore)
Last month, the first private housing Government Land Sale (GLS) site in the upcoming Bayshore precinct closed, drawing eight bids. The 99-year leasehold site on Bayshore Road is next to the Bayshore MRT Station.
SingHaiyi submitted the top bid of $658.89 million or $1,388 psf per plot ratio (ppr). Based on the bid price of $1,388 psf ppr, the new residential project in District 16 of the East Coast is expected to have a selling price between $2,700 psf to $2,900 psf, SRI’s Low estimates.
He reckons Arina East Residence’s prices of about $3,000 psf will prove “attractive”, considering its District 15 address and freehold tenure.
In District 15, most sites are privately held, notes Huttons’ Yip. Based on an analysis of private non-landed residential projects from 1995 to 2025, of 554 non-landed apartment and condo projects, 526 have either a 999-year or freehold tenure. Arina East Residences will join this predominantly freehold landscape.
Tanjong Rhu area is also part of the 120km Southern coastline from the Greater Southern Waterfront to Long Island, Huttons’ Yip points out. “This is probably the largest transformation plan in Singapore,” he says. “More homes and amenities will come up in Tanjong Rhu.”
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