Straits at Joo Chiat – Freehold Boutique Condo Launch Review in District 15

Introduction

Straits at Joo Chiat is a new freehold boutique condominium (District 15) situated at 303 Joo Chiat Place, in the heart of Singapore’s vibrant East Coast and Katong enclave[1]. This exclusive development seamlessly blends modern luxury with the rich Peranakan heritage of its surroundings. With a low-rise profile and a limited number of spacious units, Straits at Joo Chiat offers a unique proposition for homebuyers seeking both heritage charm and modern convenience in a highly sought-after location.

• Tenure: Freehold[2]
• Developer: RH Katong Pte. Ltd. (subsidiary of Roxy-Pacific Holdings Limited)[1]
• of Storeys: 5 (single low-rise block)[3]
• Land Area: ~1,212 sqm (~13,045 sqft)[4]
• Designed by: JGP Architecture (S) Pte. Ltd. (Architect)[5]
• Total Units: 16 exclusive residences[3]
• Location: 303 Joo Chiat Place, East Coast (D15)[1]
• Expected Completion (TOP): Nov 2027[6]
• Developer Introduction: Roxy-Pacific Holdings is a reputable local developer (est. 1967) known for quality boutique residential projects, having delivered over 50 developments and 5,000 units across Singapore and beyond[7][8]. Straits at Joo Chiat is one of their latest offerings, reflecting the developer’s expertise in crafting upscale, small-scale condos for discerning buyers.

WHAT MAKES STRAITS AT JOO CHIAT AN IDEAL HOME?

Straits at Joo Chiat boasts a modern facade accented with Peranakan-inspired design elements, harmoniously blending contemporary aesthetics with the historic charm of its heritage-rich Joo Chiat surroundings[9]. This exclusive low-density development comprises only 16 freehold units, offering residents an uncommon level of privacy and serenity in bustling District 15.

Straits at Joo Chiat stands out for several compelling reasons. Exclusivity is a key draw – with just 16 units in a 5-storey building, residents enjoy a peaceful environment without the overcrowding found in larger condos. The project’s design pays homage to the area’s Peranakan legacy, featuring “contemporary aesthetics with timeless Peranakan charm” that allow it to integrate seamlessly into the historic Joo Chiat district[9]. At the same time, the development offers modern comforts such as a rooftop swimming pool, fitness corner and BBQ pavilion, ensuring a luxe lifestyle for its residents. Furthermore, Straits at Joo Chiat’s strategic location provides unparalleled convenience – from connectivity to amenities – making it an ideal home for discerning homeowners who value both heritage ambiance and modern living conveniences. It particularly appeals to families and investors seeking a freehold boutique development in a culturally rich, city-fringe locale, where they can enjoy long-term value and a unique living experience not easily replicated elsewhere.

CONNECTIVITY

Connectivity is one of Straits at Joo Chiat’s strongest suits, especially for a low-rise private enclave. The development is within walking distance to Eunos MRT station on the East-West Line (approximately a 12-minute walk)[10], giving residents easy access to Singapore’s MRT network. For added convenience, Kembangan MRT is about 15 minutes on foot, providing a second MRT option along the same line[10]. Being so close to an MRT in an East Coast boutique condo is a rare advantage – daily commuting to the CBD or other parts of the island is straightforward for future residents.

For those who drive, Straits at Joo Chiat is well-connected to major roads and expressways. The Pan-Island Expressway (PIE) and East Coast Parkway (ECP) can be reached in roughly 5-6 minutes by car[10], linking drivers swiftly to downtown Singapore, Changi Airport, and other key regions. The Kallang–Paya Lebar Expressway (KPE) is also under a 10-minute drive away[11], offering additional route options. Thanks to this array of transport links, residents will enjoy quick commutes – for instance, it’s only about a 15-minute drive to the Central Business District (CBD) and similarly short drive to Changi Airport via the ECP.

The project’s connectivity is further boosted by its proximity to Paya Lebar Central, a commercial and office hub only one MRT stop or a short drive away. This makes commuting to workplaces in Paya Lebar or the CBD convenient, and also means an abundance of retail and dining options (at Paya Lebar Quarter, SingPost Centre, etc.) are within easy reach. In short, whether by public transport or driving, Straits at Joo Chiat offers seamless connectivity that enhances daily convenience for its residents[12][13].

EDUCATIONAL INSTITUTIONS

For families with children, Straits at Joo Chiat is located in an area rich with reputable schools and educational institutions. Within a 1km radius are sought-after primary schools such as Haig Girls’ School and CHIJ (Katong) Primary, both highly regarded and just a 3-4 minute drive away[14]. This proximity can give young children a significant advantage in enrolment priority. A short distance further (within 2km) opens up more options including the popular Tao Nan School, Ngee Ann Primary, and Tanjong Katong Primary, all of which are renowned schools in the East Coast area[15]. For older students, there are several secondary schools and junior colleges nearby – for example, Tanjong Katong Secondary School, CHIJ Katong Convent, and Victoria Junior College – ensuring that educational needs are well catered for from primary up to pre-university levels.

International education is also accessible: the Canadian International School (Tanjong Katong campus) and EtonHouse International Pre-School are in the vicinity, serving expatriate families or locals seeking international curricula. Such a wide selection of schools in close proximity makes the development especially attractive to families. Parents can appreciate shorter commutes for school runs and the ability to send children to esteemed institutions without straying far from home. The presence of good schools also bolsters the long-term investment value of Straits at Joo Chiat, as properties within popular school districts tend to enjoy sustained demand.

SHOPPING MALLS

Living in Straits at Joo Chiat means having no shortage of shopping and retail conveniences. The Katong-Joo Chiat area is home to numerous malls and retail hubs that cater to daily needs, fashion, entertainment and more. Within a short drive (5 minutes or less) are several major malls:

• i12 Katong Mall – A revamped lifestyle mall (formerly known as Katong Mall/112 Katong) offering retail shops, a supermarket, cinema, and a variety of eateries. It’s a modern one-stop mall infused with the Katong vibe, situated along East Coast Road about 5 minutes from the condo[16].
• Parkway Parade – One of Singapore’s first suburban megamalls, Parkway Parade (about a 5-minute drive away) houses a large grocery store, department stores, banks, and over 250 retail outlets. It is a beloved mall for East Coast residents, fulfilling shopping needs from fashion to homeware.
• Kinex (OneKM) Mall – Located near Paya Lebar, roughly a 5-minute drive, Kinex is a family-oriented mall with enrichment centres, lifestyle shops, and a FairPrice Finest supermarket[17]. It’s great for daily necessities and weekend activities alike.
• Paya Lebar Quarter (PLQ Mall) – A modern mall in the Paya Lebar commercial hub (about 4-5 minutes by car or one MRT stop from Eunos). PLQ offers a mix of retail, F&B, and a cinema, and is integrated with offices and public spaces – a go-to spot for shopping and dining with a city vibe[16].
• Katong V – A smaller mall next to Hotel Indigo (5 minutes’ drive) that includes a supermarket (Cold Storage), eateries like Baba Chews, and services – convenient for quick grocery runs and meals.

Aside from these, the area boasts many shophouses and boutique stores along Joo Chiat Road and East Coast Road, where one can find artisanal shops, bookstores, furniture galleries and more, adding to the unique shopping experience. For everyday necessities, there are also numerous convenience stores, wet markets (e.g. Geylang Serai Market is nearby) and smaller retail clusters in the vicinity. In summary, retail therapy and daily conveniences are abundantly available to Straits at Joo Chiat residents, all within a few minutes from home.

LEISURE OPTIONS

Living in the East Coast means a wealth of leisure and recreation options, and Straits at Joo Chiat places many of these within easy reach. One of the biggest highlights is East Coast Park, Singapore’s beloved seaside park, which is only a short 5-minute drive from the condo[18]. East Coast Park offers 15 km of beaches, cycling and jogging paths, barbecue pits, and recreational facilities – perfect for families and individuals to enjoy weekends picnicking by the sea, cycling under swaying palms, or dining at seaside restaurants. Having this “Beach in the city” so close by provides a fantastic outlet for outdoor activities and relaxation, truly enhancing the coastal lifestyle appeal.

Beyond the beach, the Joo Chiat and Katong district itself is rich in cultural and leisure attractions. Joo Chiat was designated as Singapore’s first Heritage Town in 2011 due to its well-preserved Peranakan culture and architecture[19]. Strolling around the neighborhood is a leisure activity in itself – one can admire the colourful two-storey Peranakan shophouses that line streets like Koon Seng Road, visit heritage sites, or explore boutique art galleries. For example, the Peranakan Houses along Koon Seng Road and the Intan Peranakan Museum (a private home museum) are nearby and offer glimpses into Singapore’s Straits Chinese heritage.

Those who enjoy sports and community activities will find facilities like the Joo Chiat Community Club and nearby Sports hubs (e.g. Singapore Sports Hub is a short drive via the ECP) convenient. In addition, the Park Connector Network runs through the East Coast area – one can cycle or jog from East Coast Park through Siglap and up towards Marina Bay along scenic routes. If golfing is a leisure pursuit, the Marina Bay Golf Course is also within a short drive.

Overall, whether it’s relaxing by the beach, immersing in local culture, or engaging in sports, residents of Straits at Joo Chiat have a multitude of leisure options at their doorstep. The blend of heritage and recreation in the area ensures that weekends are never boring – one can be exploring a hip art café in a conserved shophouse one moment, and kayaking in the ocean or biking along the coast the next.

DINER’S DELIGHT

The Joo Chiat-Katong enclave is legendary for its food scene, and Straits at Joo Chiat puts residents right in the heart of this dining paradise. In fact, Joo Chiat Road has been long known as one of Singapore’s top food streets, where a mix of traditional eateries and trendy cafés draw foodies from all over the island[19][20]. Residents will be spoiled for choice with an astonishing variety of cuisines and eateries within walking distance or a short ride away:

• Local Hawker Favourites: Just around the corner, one can tuck into famous heritage foods. For instance, the iconic 328 Katong Laksa and Fei Fei Wanton Mee are nearby, serving up authentic local flavors that have become part of Katong’s identity. The Dunman Food Centre (about 15 minutes’ walk) is a hawker center known for its oyster omelette and wanton noodles[21], while the Geylang Serai Market offers delicious Malay and Indian Muslim fare in a vibrant wet market setting.
• Peranakan Cuisine: Given the area’s Peranakan roots, there are several well-known Peranakan restaurants in the vicinity. Guan Hoe Soon Restaurant, one of Singapore’s oldest Peranakan eateries, is located along Joo Chiat Place itself, serving traditional Nonya dishes. Charlie’s Peranakan Food and the Ivins Restaurant are other popular spots for classics like Ayam Buah Keluak and Babi Pongteh.
• Hip Cafes and Brunch Spots: In recent years, Joo Chiat has transformed into a café haven. Within a short walk, residents can enjoy artisan coffee and brunch at Microbakery & Kitchen, Homeground Coffee Roasters, or Cafe Natsu, among many others. For desserts and sweets, Chin Mee Chin Confectionery – a retro coffeeshop famous for kaya toast – has been delighting generations and has reopened with its old-school charm intact[20].
• International and Modern Cuisine: The dining options aren’t limited to local fare. Along East Coast Road and Joo Chiat Road, you’ll find everything from Italian trattorias and Mexican cantinas to Japanese izakayas. Notable mentions include Al Forno (Italian), Zaffron Kitchen (North Indian), and Birds of Paradise (gelato boutique known for botanical flavors). The diversity of food choices reflects Joo Chiat’s evolution into a multicultural food enclave[20].
• Upscale Dining and Bars: For a more upscale night out, Katong has chic restaurants and bar establishments. Rabbit Carrot Gun and Baba Chews offer gastro-pub and fusion dining experiences. Cocktail enthusiasts can head to speakeasy-style bars like The Secret Mermaid (near Katong area) or enjoy a rooftop drink at Hotel Indigo’s bar.

In summary, food lovers will find Straits at Joo Chiat’s location second to none. Whether it’s savoring famous hawker dishes, indulging in heritage Peranakan meals, or hopping between new cafe discoveries, residents have an endless array of options from day to night. The convenience of having so many eateries in the immediate neighborhood means spontaneous dinner plans or lazy Sunday brunches are always on the menu – truly a diner’s delight that complements the lifestyle of this heritage district.

TENURE

One of the standout features of Straits at Joo Chiat is its freehold tenure, a valuable attribute especially in District 15. Freehold condominiums in this prime East Coast district are increasingly rare for new launches, as much of the recent supply tends to be on 99-year leasehold land. Owning a freehold property means indefinite ownership with no lease decay, which is a significant draw for buyers intending to hold the property long-term or to pass it down through generations. Below, we delve into why Straits at Joo Chiat’s freehold status adds both rarity value and long-term investment appeal.

Freehold Rarity in District 15

District 15 (encompassing areas like Katong, Joo Chiat, Marine Parade, and East Coast) has always been a highly desirable residential locale, known for its mix of heritage charm, city-fringe convenience, and seaside leisure. While there are many landed homes and older apartments in the East Coast that are freehold, new freehold condo developments in recent years have been limited. Many new condos in the East (such as those from government land sales like Amber Park or Liv@MB) come with 99-year leases, so a boutique freehold project like Straits at Joo Chiat truly stands out. This project joins the ranks of only a handful of freehold new launches in D15, such as Atlassia (another boutique condo on Joo Chiat Place) and a few others, offering buyers an opportunity to own a piece of land in perpetuity in this coveted area[22][23].

The rarity of freehold tenure in a city-fringe district means that Straits at Joo Chiat may command stronger interest from buyers who specifically seek long-term ownership. Freehold properties are often seen as more resilient in value retention, as they aren’t subjected to lease decay issues over time. Moreover, heritage enclaves like Joo Chiat add intrinsic value – the neighborhood’s unique character is likely to be preserved and cherished, meaning a freehold home here could see enduring demand. In short, Straits at Joo Chiat offers the best of both worlds: the charm and convenience of D15 living, combined with the security of freehold ownership – a combination that is indeed a rare find.

Long-Term Value and Legacy Investment

Investing in a freehold property like Straits at Joo Chiat can be viewed as a legacy investment. Owners have the flexibility to hold the property indefinitely, benefiting from potential capital appreciation without the pressure of a diminishing lease. This is particularly appealing in Singapore’s land-scarce environment, where freehold land will only become more limited over time. Historical trends in the area have shown that boutique freehold developments can appreciate well: for instance, nearby freehold condos have enjoyed steady price growth in the past 5–10 years[24][25], underscoring the capital appreciation potential in this locale.

For families, a freehold home is something that can be passed down to the next generation, truly cementing it as a legacy asset. In the case of Straits at Joo Chiat, the large unit sizes (all 3-bedroom and above) and the family-friendly environment suggest that many buyers are looking at it as a long-term family home. They can take comfort that in 20 or 30 years, unlike a leasehold property, this home will not be approaching an expiring lease – it remains an asset that could even be re-built or re-developed in the future (subject to regulations) since the land title is owned outright.

Additionally, freehold properties in prime districts often have an edge in resale value. Down the line, if an owner decides to sell, there’s a broader market of buyers (both locals and foreigners) who prefer freehold status, which can help preserve demand. While of course factors like maintenance, condition, and market cycles play roles, the underlying land value of a freehold property tends to hold better. In sum, Straits at Joo Chiat’s tenure is not just a checkbox in the specs – it is a fundamental feature that contributes to the development’s allure as a secure, long-term investment with legacy potential.

DEVELOPER BACKGROUND

Straits at Joo Chiat is developed by RH Katong Pte. Ltd., which is a subsidiary of Roxy-Pacific Holdings Limited[1][26]. Roxy-Pacific is a well-established Singaporean property developer and hospitality group with a strong track record spanning over 50 years. Founded in 1967, Roxy-Pacific started as a local business and has grown into a reputable name in real estate, known for its focus on boutique residential projects and hospitality ventures[8]. The company owns the Grand Mercure Roxy Hotel in Katong and has developed numerous small to mid-sized condominiums and apartments across Singapore.

What sets Roxy-Pacific apart is its niche in delivering quality boutique developments targeted at the middle-to-upper segments of the market[7]. Between 2004 and 2022 alone, the group launched more than 50 developments comprising over 5,000 residential and commercial units in Singapore, Malaysia, and Australia[7]. This impressive track record includes projects such as Jade Residences, Eon Shenton, The Navian, Sunnyvale Residences, Harbour View Gardens, and Wilshire Residences, among others[27]. Many of their projects are characterized by elegant designs, efficient layouts, and prime city-fringe or suburban locations – attributes that we also see embodied in Straits at Joo Chiat.

Roxy-Pacific’s familiarity with the East Coast area is worth noting. They have developed other properties in the east (for example, The Navian in Jalan Eunos and Sunnyvale Residences in Telok Kurau), demonstrating a keen understanding of what east-side homeowners value. With Straits at Joo Chiat, Roxy-Pacific returns to District 15 with a project that leverages their strengths – a low-density, freehold development that complements the Joo Chiat locale. The company’s reputation for delivering projects on time and with good quality gives buyers confidence in the development. Furthermore, being a publicly listed company, Roxy-Pacific adheres to corporate governance and quality standards that add credibility.

In summary, the developer’s background adds a layer of assurance for buyers of Straits at Joo Chiat. Roxy-Pacific’s extensive experience in boutique condos and its commitment to enhancing urban living spaces can be seen in the thoughtful design and planning of this project. Buyers can expect a well-finished home and a development that stands the test of time, backed by a developer that has a proven track record in the region.

COMPARATIVE ANALYSIS: Straits at Joo Chiat vs Atlassia vs Liv@MB vs East Coast Residences

To put Straits at Joo Chiat’s offering in perspective, it’s helpful to compare it with a few other properties in the East Coast region that homebuyers or investors might also be considering. Here, we look at three developments: Atlassia, LIV@MB, and East Coast Residences, and see how Straits at Joo Chiat stacks up against each.

Straits at Joo Chiat vs Atlassia (Joo Chiat Place, D15)

Atlassia is another boutique freehold condominium located on Joo Chiat Place (address No. 30, not far from Straits at Joo Chiat’s No. 303)[22]. It is a slightly larger development in terms of unit count, comprising 31 residential units along with 8 commercial (shop) units integrated into conserved shophouses[22]. Like Straits, Atlassia is a 5-storey freehold project in a heritage-rich site, and it embraces the conservation shophouse aesthetic heavily – in fact, Atlassia’s concept is about offering “shophouse living without the fuss”, combining nine restored conservation shophouses with a new extension block[22][28].

When comparing the two, a few points stand out:

• Heritage & Design: Both developments celebrate Joo Chiat’s heritage, but Atlassia does so by incorporating actual conserved shophouses (with 1-2 bedroom units that are housed in those charming façades). Straits at Joo Chiat, on the other hand, is a fully new build that takes inspiration from Peranakan designs in a modern way[9]. Buyers who want an actual piece of a conservation building might lean towards Atlassia, whereas those who prefer all-new construction but still with local flair might prefer Straits.
• Unit Mix: Straits at Joo Chiat is focused on larger units (3-bedroom to 5-bedroom only), clearly targeting families[29][30]. Atlassia offers a wider mix including 1 and 2-bedroom apartments (its smallest unit ~506 sqft) up to a few 4-5 bedroom units[31]. This means Atlassia caters more to singles, couples, and investors (with smaller, more affordable quantum units), while Straits positions itself for owner-occupier families desiring more space. If you’re a family needing three bedrooms or more, Straits provides that exclusively; Atlassia, in contrast, has many compact units suitable for rental or young buyers.
• Facilities & Lifestyle: Both being boutique, neither will have the extensive facilities of a big condo, but Straits at Joo Chiat does offer a rooftop pool, BBQ pavilion, kids’ play area, gardens, etc. Atlassia, due to the shophouse layout, has more limited amenities (from public info, it has a swimming pool and courtyard spaces, but as a conservation development it might not have as many recreational corners). The lifestyle in Atlassia might feel more like living in a trendy heritage apartment with eateries at your doorstep (the project’s commercial units could host cafes or shops), whereas Straits offers a bit more of a private condo feel with its gated compound and dedicated facilities.
• Location within Joo Chiat: The two are actually very close by – both enjoy the same vicinity benefits (near Eunos MRT, same range of amenities and eateries). There’s likely negligible difference in accessibility; however, Atlassia’s exact spot (near Joo Chiat Road) might place it slightly nearer to some popular eateries by foot, while Straits at Joo Chiat is a little deeper inside the residential pocket (more tranquil, slightly further by a few minutes’ walk from the main food stretch). Both are well within the Joo Chiat heritage zone.
• Investment Perspective: Both being freehold in D15, their investment merits are solid. Atlassia’s mix of smaller units might see more sub-sale or rental activity due to investor interest. Straits’ larger units mean potentially higher total prices but could attract long-term owner-occupiers, possibly leading to lower turnover and a more tight-knit community. Price-wise, Atlassia had an average launch price in the mid-$2,000+ PSF range given its smaller unit sizes, whereas Straits at Joo Chiat’s larger units were marketed around the low-$2,100+ PSF range[32][33] – quite comparable on a psf basis. For an investor, Atlassia offers lower entry prices (for 1-2 bed units) and the cachet of a part-commercial development, while Straits offers rarity and exclusivity (only 16 units) which might support value retention.

In summary: Straits at Joo Chiat and Atlassia both target lovers of the East Coast heritage lifestyle. Atlassia appeals with its genuine shophouse integration and broader unit choices, whereas Straits at Joo Chiat offers more privacy, bigger family-oriented homes, and a modern take on Peranakan charm. A discerning buyer in 2025 would likely choose based on their space needs and aesthetic preference – shophouse charm vs. boutique modern luxury – knowing that both are freehold gems in the same beloved neighborhood.

Straits at Joo Chiat vs LIV@MB (Mountbatten, D15)

Moving up in scale, LIV@MB is a very different offering in District 15. Located at Arthur Road (Mountbatten area), Liv@MB is a large 298-unit condominium development by Bukit Sembawang Estates[34][35]. It sits on the site of the former Katong Park Towers, and unlike Straits at Joo Chiat, it is a 99-year leasehold project (lease commencing 2021)[36][37]. Liv@MB is composed of two 20-24 storey towers, so it’s a high-rise with extensive facilities such as pools, gyms, clubhouse, and lush landscaping covering 80% of the site. It is also situated closer to the East Coast Park beach (in fact, the upcoming Katong Park MRT on the Thomson-East Coast Line is about a 4-minute walk from Liv@MB, enhancing its connectivity to the city)[38].

Key differences and comparisons:

• Project Scale & Facilities: The most obvious difference is size. Liv@MB’s ~140,000 sqft land hosts nearly 300 units and full condo facilities including multiple pools, gardens, sky lounges, etc[39]. Straits at Joo Chiat, on ~13,000 sqft land with 16 units, has far fewer facilities (only essential ones) but also far fewer people sharing them. Buyers who desire a comprehensive condo lifestyle with tennis courts, large gym, concierge services and so on would lean towards Liv@MB. Those who prefer a quieter, low-density living environment and are content with just the boutique facilities would prefer Straits. It’s essentially mass-market luxury vs. bespoke exclusivity.
• Tenure: Freehold vs 99-year lease is a pivotal distinction. Straits at Joo Chiat’s freehold status is a major advantage in terms of long-term value and passing on to heirs. Liv@MB’s leasehold nature means it will see lease decay after several decades, though being a brand-new project (TOP expected 2024-2025[38]) it still has a long runway. Some buyers strictly prefer freehold, especially in a prime area, which would make Straits more attractive to them. On the other hand, Liv@MB’s leasehold status likely made it more affordable per unit for a new high-rise in D15, which could appeal to those who prioritize facilities/location over tenure.
• Location & Connectivity: Liv@MB is located in the Mountbatten/Katong Park precinct, which is more residential and tranquil, and closer to the seafront (the estate is a short walk to East Coast Park via underpass). It will benefit from Katong Park MRT (TEL) opening by 2025, improving its connectivity (one can get to Marina Bay in a few stops). Straits at Joo Chiat is in the Joo Chiat/Katong precinct, which is more heritage and lifestyle-oriented, and it already enjoys connectivity via the Eunos MRT (EW Line). In terms of commuting to CBD: Liv@MB might have a slight edge once the TEL MRT is operational (it’s closer to downtown via that line), but currently Straits at Joo Chiat has the advantage of an existing MRT line. Both are well connected by expressways (Liv@MB is near ECP/Mountbatten Rd, Straits near PIE/ECP as discussed). In terms of everyday conveniences, Straits at Joo Chiat residents can walk out to the cafes and shops of Joo Chiat; Liv@MB residents have to travel a bit (short drive or a couple of MRT stops) to reach the Katong/Joo Chiat eateries or head to the new malls in Katong or Marina area. Essentially, Straits offers walkable amenities in a cultural hub, whereas Liv@MB offers a more condo enclave feel with planned retail within the development (it has a small retail component) and reliance on nearby but not immediate amenities.
• Target Audience: Liv@MB, with unit types ranging from 1-bedroom to 4-bedroom units, caters to a broad audience – from investors and young couples (with its one-bedroom units) to large families (with spacious 4BR and even penthouse units)[40][41]. Its marketing highlights included the East Coast lifestyle and proximity to future MRT, aiming at both home stayers and investors. Straits at Joo Chiat, by contrast, clearly targets a niche segment – mainly families or multi-generational households who want a boutique home with character. There are no small units in Straits, so it’s less about speculative investment and more about long-term home ownership. Investors comparing the two might find Liv@MB more liquid in the short term (more units, more transactions, rental pool of tenants for smaller units) while Straits offers an exclusive product that might appreciate on rarity and appeal to a specific high-end tenant pool (e.g. expatriate families who enjoy boutique residences).
• Pricing and Value: At launch, Liv@MB’s average prices were around the mid-$2,000 PSF (with one-bedders bringing the overall average up)[35]. Straits at Joo Chiat, as a smaller project, launched around $2,1xx PSF on average[32]. For a buyer with a $2.5–3 million budget, one could buy a large 4-bedroom at Straits, or perhaps a smaller 3-bedroom in Liv@MB. The value proposition differs: Straits offers landed-esque exclusivity and freehold tenure for that price, whereas Liv@MB offers height, views, facilities, and a brand-new big condo experience. Over time, both will have their own value drivers – Straits might hold value due to freehold scarcity, Liv@MB might enjoy a surge once the TEL is running and as a large development it could set its own transaction benchmarks.

In summary: Straits at Joo Chiat and Liv@MB exemplify two ends of the condo spectrum in District 15. If you prioritize privacy, heritage ambiance, and freehold ownership, Straits is the clear choice. If you prefer full facilities, modern high-rise living, and don’t mind a 99-year tenure, Liv@MB is compelling. Both have excellent East Coast locations, but the lifestyle offered is quite different – one is living amidst the cultural buzz of Joo Chiat in a boutique setting, the other is a self-contained modern sanctuary near the future MRT and beach.

Straits at Joo Chiat vs East Coast Residences (Upper East Coast Road, D16)

For a comparison with an existing development, East Coast Residences offers an interesting perspective. East Coast Residences is a freehold condo completed in 2010 at Upper East Coast Road (District 16, Bedok area) with a total of 59 units[42][43]. It is a low-density condo (5 storeys high) that was developed by the Crescendas Group, featuring modern architecture of its time and located further east near the Siglap/Bayshore vicinity.

Comparing it to Straits at Joo Chiat highlights a few points:

• Age and Modernity: East Coast Residences is about 15 years older. While it was considered chic and modern in 2010[44], by today’s standards its design and interior fittings may feel dated unless renovated. Straits at Joo Chiat, being brand new, will feature contemporary design, smart home provisions, and new fittings. For someone deciding between an immediate resale move-in (East Coast Residences) versus waiting for a new launch (Straits, completing 2027), it’s a choice between ready stock vs. a fresh product. Many buyers prefer new launches for the latest designs and the ability to personalize during construction, which gives Straits an edge if one is not in urgent need of a house.
• Location and Surroundings: East Coast Residences is located at 412 Upper East Coast Road, which is further from the city and firmly in a residential enclave near Bedok. It’s a quieter area with private housing and some proximity to the East Coast Park (a short walk via an underpass in the Bayshore area). The upcoming Bayshore MRT (Thomson-East Coast Line) will be within walking distance for East Coast Residences, improving its connectivity (Tanah Merah MRT on the East-West Line is also a few minutes’ drive away)[45]. Straits at Joo Chiat is in a more bustling location with cultural vibes and already near an MRT (Eunos). So, Straits has better current connectivity and more immediate amenities (shops, eateries) in walking distance, whereas East Coast Residences offers a more serene, near-seafront living but historically has been a bit lacking in MRT access until the new line opens. District 15 (Joo Chiat) vs District 16 (Upper East Coast) also means Straits is slightly more “prime” in terms of prestige and pricing.
• Facilities and Lifestyle: Both are boutique freehold condos. East Coast Residences, with 59 units, has a modest set of facilities – swimming pool, wading pool, jacuzzi, playground, gym, BBQ – similar in scope to what Straits provides, though Straits at Joo Chiat’s rooftop pool and gardens might feel more exclusive given only 16 units sharing them[46][47]. Lifestyle-wise, East Coast Residences offers a “seaside retreat” vibe[44] – you can walk to East Coast Park for a stroll, enjoy sea breeze, and it’s a short drive to Bedok dining spots or Siglap coffee shops. Straits offers a “heritage town” lifestyle – walk to cafes, enjoy cultural sights, and also a short drive to the beach or city. Depending on whether one prefers a quiet coastal suburb (Upper East Coast) or a culturally rich town (Joo Chiat), the preference would differ.
• Unit Sizes and Composition: East Coast Residences consists of mainly 2- and 3-bedroom units (from about 900+ sqft to 1500 sqft for the largest). Straits at Joo Chiat’s units are 3, 4, and 5 bedrooms (990 to 1,453 sqft)[48]. So Straits focuses on larger homes, whereas East Coast Residences had a mix that included smaller family units and maybe some 2-bed units for couples. A multi-gen family would likely gravitate to Straits for the 4 or 5-bed layouts, while East Coast Residences might not offer that size (unless combining units).
• Market Value: Being a resale freehold, East Coast Residences has seen transactions around the range of S$1.7M-$1.8M for ~1000 sqft units in recent years (≈S$1,700+ psf)[49][50]. Straits at Joo Chiat’s pricing is higher in psf (new launch premium, plus D15 advantage) – around S$2,100+ psf. But one has to consider the age difference and future value: Straits may command higher absolute prices but also has more room for appreciation being new and in a hip locale. East Coast Residences might appeal to those who want a larger space at a lower quantum and ready to move in, but they accept an older property. Straits is for those who are forward-looking, willing to wait for completion, and pay a premium for newness, heritage location, and exclusivity.

In summary: East Coast Residences is an example of an earlier generation freehold East Coast condo with a tranquil environment and larger community (59 units) which has had a stable track record. Straits at Joo Chiat represents the next generation – much smaller and more exclusive, injecting modern luxury into a heritage area. If a buyer values immediate occupation and perhaps a slightly lower entry price for freehold (and doesn’t mind District 16), East Coast Residences is a candidate. But for those who want the latest features, District 15 prestige, and the charm of Joo Chiat – and are making a longer-term purchase – Straits at Joo Chiat is likely the more attractive choice. It essentially offers a unique lifestyle product that a 2010-era condo, fine as it is, cannot replicate, especially given the urban rejuvenation and cultural renaissance that Joo Chiat has experienced in the last decade[19].

Conclusion: Straits at Joo Chiat presents a rare opportunity to own a piece of Singapore’s heritage district while enjoying all the trappings of modern luxury living. Its freehold boutique status sets it apart in a market full of larger, leasehold developments. With only 16 units, it is tailored for a select group of homeowners – discerning buyers and investors who value exclusivity, heritage, and long-term value. The development’s Peranakan-inspired architecture and integration into the Joo Chiat community celebrate the locale’s identity, making it more than just a home, but a statement of appreciation for culture and history. At the same time, its superb connectivity (walkable MRT) and proximity to amenities ensure that daily convenience is never compromised.

For families, the spacious layouts and nearby schools are big draws; for investors, the freehold tenure and unique positioning offer confidence in enduring value. Comparatively, when stacked against other condos – whether similar boutique projects or larger estates – Straits at Joo Chiat holds its own by virtue of its unique proposition: it’s not trying to compete on sheer scale or ultra-luxurious facilities, but rather offering an “oasis of contemporary living in a historic locale”[51]. In a city where new developments often chase modernity at the expense of character, Straits at Joo Chiat manages to deliver modern comfort while preserving the soul of Joo Chiat, and that is what truly makes it a standout ideal home in District 15’s property landscape.

Sources:

1. Official Straits at Joo Chiat – Project Information[1][6]
2. Official Straits at Joo Chiat – Location & Amenities[12][52]
3. PLB Insights: Straits At Joo Chiat Review (PropertyLimBrothers, May 2024)[9][10]
4. PLB Insights: Location Analysis (schools, transport, malls)[53][14]
5. Atlassia Condo Review – Stacked Homes (June 2022)[22][31]
6. Stacked Homes – New Launches (Straits at Joo Chiat & Liv@MB data)[54][34]
7. PropertyGuru – East Coast Residences (profile & details)[42][43]
8. Wikipedia – Joo Chiat as Heritage Town (history & culture)[19][20]

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https://straitsjoochiat.sg/

[7] [8] [27] Roxy-Pacific Holdings Limited – PropertyGiant.com

https://newlaunch.propertygiant.com/estate_developer/roxy-pacific-holdings-limited/

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https://plbinsights.com/straits-at-joo-chiat-new-launch-condo-review-an-oasis-of-contemporary-living-in-a-historic-locale/

[19] [20] Joo Chiat Road – Wikipedia

https://en.wikipedia.org/wiki/Joo_Chiat_Road

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https://stackedhomes.com/atlassia-condo-review/

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[34] LIV@MB Condo | LIV at Mountbatten located at Arthur Road | District …

https://liv-mb.sg/

[36] Liv@MB bridges rich legacy with thoughtful, contemporary design

https://sg.finance.yahoo.com/news/liv-mb-bridges-rich-legacy-041500809.html

[37] LIV@MB Site Plan, Landscape and Facilities

https://livamb.com/liv-at-mb-site-plan/

[38] Liv @ MB – 114A Arthur Road, Singapore 439826 – 99.co

https://www.99.co/singapore/condos-apartments/liv-mb

[39] LIV @ MB Project Info | Facilities and Condo Map

https://liv-at-mb-condo.com.sg/info/

[40] LIV @ MB – Price, Reviews & Availability (2025) – PropertyGuru

https://www.propertyguru.com.sg/project/liv-mb-24725

[41] Liv @ MB Project Details

https://livatmb-official.sg/project-details/

[42] [43] [44] [45] [49] [50] East Coast Residences – Price, Reviews & Availability (2025)

https://www.propertyguru.com.sg/project/east-coast-residences-1257