LIV @ MB
UrbanLens Analysis
LIV @ MB trades at $2,755 PSF, sitting 63% above the District 15 median of $1,689 PSF. The 4-minute walk to Katong Park MRT (343m) is a tangible lifestyle and resale advantage. MEYER BLUE fetches $3,205 PSF nearby -- that 14% gap frames LIV @ MB's relative value proposition.
A 13.3% appreciation over two years is healthy without looking frothy. With 15 deals in two years, the pricing data has reasonable statistical weight. For context, THE CONTINUUM has gained 5.0% over the same period.
With ~94 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. The 3.1% yield trails the RCR average of 3.5%. At $5,624/month median rent, this is a capital-appreciation bet, not an income play.
With 298 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| EMERALD OF KATONG | $2,628 | — | 0.0% |
| THE CONTINUUM | $2,869 | — | +5.0% |
| GRAND DUNMAN | $2,533 | — | +0.4% |
| TEMBUSU GRAND | $2,419 | — | -1.7% |
| MEYER BLUE | $3,205 | — | 0.0% |
PSF Trend
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