60 Marine Parade Road, Singapore 449297; 62 Marine Parade Road, Singapore 449298; 64 Marine Parade Road, Singapore 449299; 66 Marine Parade Road, Singapore 449300; 68 Marine Parade Road, Singapore 449301; 70 Marine Parade Road, Singapore 449302
Cote D’Azur is Frasers Property’s 612-unit leasehold estate at 60 to 70 Marine Parade Road, five blocks of up to 22 storeys completed in 2004 on a 24,662 sqm site. Two things carry it: three primary schools inside the 1km ballot radius, and one-bedroom homes that start at 840 sqft. Together they make this one of the cheapest ways to buy real floor area inside the Katong catchment.
Marine Parade (TE26) on the Thomson-East Coast Line is about 450m on foot, with Tanjong Katong (TE25) inside the kilometre and Marine Terrace (TE27) and Dakota (CC8) in the 2km ring. For the estate first twenty years residents rode buses to Paya Lebar, and Marine Parade was the most amenity-rich address on the East Coast with the worst rail access on the inner ring. That closed in one stroke; our Thomson-East Coast Line analysis tracks what followed, and the estates that repriced hardest were the ones inside a genuine walk. Cote D’Azur is one of them.
The schools are the reason most buyers arrive. CHIJ (Katong) Primary, Tanjong Katong Primary School and Tao Nan School all sit inside the 1km radius that decides ballot priority under P1 registration. Three in the circle changes the strategy: a family here can rank three and still be walking distance from home if the first ballot goes against them. Haig Girls School, Kong Hwa School and Ngee Ann Primary fill the 1km to 2km band. One caution: the estate carries six addresses across five blocks, so a unit at one end can fall in a different band from one at the other. Verify with the school own distance checker and read our 2026 Primary One registration guide for where the radius actually bites.
The floor areas are the second case, and they are unusual for 2026. One-bedroom units run 840 to 915 sqft, two-bedders 1,109 to 1,357 sqft, three-bedders 1,270 to 1,389 sqft, four-bedders 1,539 to 1,679 sqft. Newer projects on the same road build one-bedders at close to half that. Nothing here is compact, parking is one-to-one at 612 lots, and the 2.8 plot ratio still leaves a lap pool, a jacuzzi and planted decks with room between the five blocks. One honest flag: our per-format unit counts do not reconcile cleanly against the 612 total and some units trade above the stated bands, so confirm the exact size before you offer.
The lease runs 99 years from 25 July 2001, so a 2004 buyer started with about 96 years and roughly 74 years remain in 2026. That is a longer runway than most assume on hearing 99-year and 2004 in one sentence, though the clock runs one way. What it means in money is the first thing the buying section deals with.
| UNIT TYPE | TOTAL | SIZES |
|---|---|---|
| 1 Bedroom | 840 - 915 | |
| 2 Bedroom | 1,109 - 1,357 | |
| 3 Bedroom | 1,270 - 1,389 | |
| 4 Bedroom | 1,539 - 1,679 | |
| Overall | 612 | 840 - 1,679 |
Frasers Property Limited is an SGX-listed developer with Singapore roots since 1963. Locally, it has delivered across market cycles, from The Centrepoint to recent projects such as Sky Eden@Bedok, Parc Greenwich (EC), and Riviere (TOP 2023). Its Singapore portfolio spans residential, retail, offices and business parks, industrial and logistics, and hospitality, with in-house development, asset, and property management capabilities. As sponsor of multiple REITs, it operates with clear governance and financial discipline. Buyers benefit from integrated placemaking, consistent build quality, timely delivery, and long-term support, underpinned by a network of well-run malls, workplaces, and hospitality assets that anchor neighbourhoods.
Cote D’Azur is the value tier of the Katong catchment, and deliberately so. The lease is the price of admission, and what it buys is square footage and ballot depth the freehold field a few hundred metres away cannot match at the same outlay. The sections below cover the band, the ladder, the supply and the fit.
As of July 2026, the last sixty caveats ran $1,358 to $2,189 psf with a median around $1,845. Over the last twelve months alone, 22 transactions cleared $1,477 to $2,129 psf at a median of $1,842. Two medians sitting on top of each other says Cote D’Azur has traded flat rather than climbing, even as the stations opened around it, and that is the honest read.
The field explains the band. The Sea View sits 0.24km away with 546 freehold units from 2008, The Esta adds 400 freehold homes from 2008 at 0.48km and One Amber 562 more from 2010 at 0.64km. All three trade well above Cote D’Azur, and tenure is most of the reason. On the same lease question, Silversea holds 383 units from 2014 at 0.23km and The Shore Residences 408 units from 2014 at 0.39km, both ten years younger and the direct competition at exit. Haig Court rounds it out with 360 freehold units from 2004 at 0.89km.
Against the district goalposts, Sanctuary Green anchors the value end near $1,099 psf while Amber House tops the range around $3,273 psf. Of the seventeen neighbouring estates we have reviewed, only about two trade cheaper on average, so Cote D’Azur sits in the value tier of a district that is 94 percent freehold. Our guide to why District 15 became a freehold heartland explains why a large leasehold estate is such an unusual animal here.
Two things to price in. At this vintage the same stack can trade more than $100 psf apart on condition alone, so put the renovation into your offer rather than absorbing it later. And Cote D’Azur predates GFA harmonisation, so its strata areas still include aircon ledges and bay windows the newer rulebook excludes; our District 15 new launch or resale runs that comparison properly.
Weighing a specific stack? Send it to us and we will pull the block’s own prints and the renovation history before you put a number on paper, honest advice, no pressure. WhatsApp us.
The Cote D’Azur floor plan ladder spans 840 to 1,679 sqft across 612 homes with no shoebox tier anywhere in it. At the $1,845 median it prices out like this: the 840 sqft one-bedder near $1.55m and the 915 sqft version around $1.69m, two-bedders roughly $2.05m to $2.50m, three-bedders about $2.34m to $2.56m, four-bedders around $2.84m to $3.10m. Treat those as arithmetic on the caveat record rather than quotes.
The recent prints make it concrete and show the shape. A 1,679 sqft four-bedder cleared $3.575m in June 2026 at $2,129 psf. A 1,862 sqft three-bedder went at $2.75m in July 2026 on $1,477 psf, a 1,421 sqft two-bedder at $2.2m the same month on $1,548 psf, an 840 sqft one-bedder at $1.5m in May 2026 on $1,786 psf, and a 2,045 sqft penthouse at $3.2m on $1,565 psf. The larger the format the lower the psf, which is the arithmetic behind the value case.
That is why a household needing 1,400 sqft ends up here. Few addresses offer it at this price within 1km of three primary schools and a TEL station. Rental yields benefit from the same maths, running about 2.9 percent on recent transactions, ahead of the freehold neighbours because the entry price is lower. Verify against a specific unit achievable rent rather than the estate average, and our rental yields guide sets out how it behaves after maintenance and vacancy.
Start with the pocket. The Marine Parade subzone holds 13 private developments and about 1,758 units in total, and Cote D’Azur alone accounts for 612 of them. More than a third of the subzone is this one estate, which cuts both ways: it makes the address the pocket reference point, and an owner selling here competes first with neighbours in the same five blocks. Nothing is under construction inside the subzone.
The demand side is the Marine Parade upgrader pool. The town carries about 7,855 HDB flats across 59 blocks, 3,482 of them 4-room or larger, and those are the households that sell a flat to buy floor area nearby. That is the pool Cote D’Azur has always served. Our Marine Parade condo guide sets out how the pocket works day to day, and the URA Master Plan shows what else is planned around the town centre.
The wider planning area holds 159 projects and about 14,044 private homes. The pipeline after 2026 adds Meyer Blue at 226 units in 2027, then Amber House at 105 and Emerald of Katong at 846 in 2028. None land in this subzone and none build 1,400 sqft family formats at this price, so they chase a different buyer.
Then the lease, read properly. From a July 2001 start, a buyer holding ten years exits with roughly 64 years left, comfortably inside the range where banks and buyers behave normally. Decay is gradual through the next two decades and steepens later, so the question is whether your horizon reaches the part where it bites; our guide to 99-year versus freehold sets out what that costs and when.
Liquidity backs the case. 101 caveats between August 2021 and July 2026, roughly 3.3 percent of the estate turning over each year, running 17, 21, 14, 15, 18 and 16 already by July 2026. The 2026 pace is the fastest since 2022, which points to buyers finding the value read after the stations opened. A buyer here rarely waits long for stock and a seller rarely prices in a vacuum.
Cote D’Azur suits families who put the school ballot and floor area ahead of tenure, buyers who need three or four bedrooms at sizes the new stock no longer builds, and two-car households who value the one-to-one carpark. Landlords get the stronger side of the same trade: the large formats chase family tenancies the district’s newer, smaller units cannot house.
The exit audience is the one that brought you here: upgraders out of the Marine Parade and Katong flats, families balloting for three schools, tenants who need genuine room within a walk of the station. Durable, and it is why the band has held flat rather than fallen.
Fit runs the other way too. If your horizon is very long or the motive is estate planning, the freehold neighbours are a few hundred metres away and Amber 45 and Amber House are the newer freehold comparisons in the same pocket, both smaller and priced accordingly. Two practical checks: at 22 years original interiors need real renovation budgets, so walk the lift lobbies, the pool tiling and the carpark deck before you offer, and see the grounds on a Saturday rather than a quiet Tuesday viewing.
Thinking about Cote D’Azur? The lease-decay maths against The Sea View freehold pricing is the comparison that decides this one. Speak to us before you offer. We will pull the latest transactions, check the stack you are eyeing and give you an honest read, no pressure either way. WhatsApp us.
Cote D’azur has 5 blocks of 22 storeys.
Cote D’azur rises 22 storeys across 5 blocks.
Cote D’azur has 612 residential units.
Cote D’azur offers 1 Bedroom (840 to 915 sqft), 2 Bedroom (1,109 to 1,357 sqft), 3 Bedroom (1,270 to 1,389 sqft), 4 Bedroom (1,539 to 1,679 sqft).
The floor plans we hold for Cote D’azur are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Cote D’azur sits on a site of about 24,662 sqm (roughly 265,500 sqft).
Cote D’azur is 99-year leasehold.
No, Cote D’azur is a 99-year leasehold development.
Cote D’azur is developed by Frasers Property.
Cote D’azur is at 60 Marine Parade Road, Singapore 449297 – about 450m from Marine Parade MRT (TE26).
Cote D’azur is in District 15 (Katong, Joo Chiat, Amber Road), in the Rest of Central Region (RCR).
The nearest MRT is Marine Parade (TE26), about 450m away. Tanjong Katong (TE25) is also within 1km.
Schools within 1km of Cote D’azur: CHIJ (Katong) Primary, Tanjong Katong Primary School, Tao Nan School.
Primary schools within 2km of Cote D’azur: CHIJ (Katong) Primary, Tanjong Katong Primary School, Tao Nan School, Haig Girls’ School, Kong Hwa School and Ngee Ann Primary School. Of these, CHIJ (Katong) Primary, Tanjong Katong Primary School and Tao Nan School fall inside the 1km P1 registration radius. Secondary options nearby include Tanjong Katong Secondary School and Chung Cheng High School (Main).
Shopping malls within about 2km of Cote D’azur include Parkway Parade, Katong V, Roxy Square, imall, Katong Plaza and The Flow Mall.
Yes – parks within about 2km of Cote D’azur include Road Safety Community Park, Nature Playgarden, Marine Parade Road Park, East Coast Park (Zone C) and East Coast Park (Zone B).
Based on transactions in the last 12 months, PSF ranges from about $1,477 to $2,129.
Based on recent transactions, 1 Bedroom units start from about $1.29M, 2 Bedrooms from about $1.91M, 4 Bedrooms from about $2.63M.
Cote D’azur has seen average rental yields of about 2.9% based on recent transactions, and the nearest MRT, Marine Parade (TE26), is about 450m away. As with any RCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Cote D’azur is a good fit for school-focused families – CHIJ (Katong) Primary, Tanjong Katong Primary School, Tao Nan School are within 1km.
Cote D’azur is a 99-year leasehold condominium in District 15 developed by FRASERS, comprising 612 units across 5 blocks. It obtained TOP in 2004.
Cote D’azur obtained TOP in 2004.
Cote D’azur is fully completed – TOP was obtained in 2004. Units are now available on the resale market.
Yes. Foreigners can buy Cote D’azur because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Cote D’azur is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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