114A Arthur Road, Singapore 439826; 114B Arthur Road, Singapore 439835; 114C Arthur Road, Singapore 439836; 114D Arthur Road, Singapore 439837
Liv@MB is Bukit Sembawang Estates’ 99-year leasehold condominium at 114A to 114D Arthur Road, off Mountbatten Road, four blocks of 20 storeys holding 298 units on a 13,077 sqm site, completed in 2025. Two things define it: it is the newest completed stock in this pocket by a wide margin, and it carries about 95 years still on the lease. In a stretch built from 1990s and 2000s estates, that combination is the whole opening pitch.
Mountbatten and Tanjong Rhu had no MRT at all until the Thomson-East Coast Line opened. Katong Park (TE24) now sits about 300m on foot and runs direct to Orchard, Marina Bay and the Botanic Gardens without a transfer, while Dakota (CC8) and Mountbatten (CC7) add the Circle Line inside the kilometre. Two lines and three stations on foot, with Tanjong Katong (TE25), Stadium (CC6), Tanjong Rhu (TE23) and Aljunied (EW9) inside 2km. Very few addresses in the east hold that, and our Thomson-East Coast Line analysis sets out how far the repricing travelled and which stretches captured most of it.
The school map is the honest counterweight, and it earns a paragraph rather than a footnote. No primary school falls inside the 1km radius that decides ballot priority in the balloted phases of P1 registration, which is the single fact that will settle this page for a large group of readers. Between 1km and 2km the map fills in properly: Geylang Methodist School (Primary), Haig Girls School, Kong Hwa School and Tanjong Katong Primary School, then Dunman High School, Chung Cheng High School (Main) and Tanjong Katong Secondary School, with EtonHouse and Olympiad International for the international pathway. A strong 2km map attached to an empty 1km one; our 2026 Primary One registration guide explains where the radius actually bites and where it does not.
The unit mix is balanced rather than specialised: 39 one-bedroom units from 495 to 667 sqft, 113 two-bedders from 624 to 1,044 sqft, 118 three-bedroom homes from 1,119 to 1,453 sqft and 28 four-bedders between 1,518 and 1,668 sqft. That is 152 units in the band investors shop against 146 of genuine family stock, almost exactly half and half, which is deliberate. Density is moderate at a 2.1 plot ratio, roughly 44 sqm of land per home, and parking is one-to-one at 298 lots.
The lease runs 99 years from 23 November 2021, so a buyer taking keys at completion started with roughly 95 years and about 95 years remain today, close to the freshest a lease gets on the resale market and the specific thing a Liv@MB owner is selling that the estates around it cannot. What the market pays for it is the first thing the buying section deals with.
Virtual Tours
Walk the show units and look out from the site before you visit.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX |
|---|---|---|---|
| 1 Bedroom | 39 | 495 - 667 | 13.09% |
| 2 Bedroom | 113 | 624 - 1,044 | 37.92% |
| 3 Bedroom | 118 | 1,119 - 1,453 | 39.60% |
| 4 Bedroom | 28 | 1,518 - 1,668 | 9.40% |
| Overall | 298 | 495 - 1,668 |
Bukit Sembawang Estates is a Singapore developer with roots dating to 1911 and a public listing since 1968. A pioneer in landed housing, it has delivered thousands of well-planned homes and upscale apartments across prime and suburban districts, building a steady record for reliability and design clarity. Notable projects include LIV @ MB, Pollen Collection, The Atelier, 8 St Thomas, and Nim Collection. The firm is ISO-certified, with processes that prioritise build quality, sustainability, and consistent after-sales management. Focused purely on residential rather than mixed-use or hospitality, Bukit Sembawang suits buyers seeking a specialist with long-term local experience, disciplined delivery, and product depth in both landed and high-rise segments.
Liv@MB is a fresh-lease, one-year-old asset in a corridor of much older stock, and that scarcity is what the pricing rests on. It sold through in roughly eighteen months and trades thin now, so the buyer question is not whether the product is good but whether the entry price leaves room. The sections below cover the record, the ladder, the Mountbatten supply picture and the fit.
As of July 2026 the last sixty caveats ran $2,138 to $2,847 psf on a median around $2,490, while the last twelve months ran $2,374 to $2,847 psf across 24 transactions at a median of $2,690. The difference is the story: the longer window reaches back into launch pricing, so a median about 8 percent higher over the last year is the price trend since completion, measured rather than asserted.
That band puts Liv@MB toward the premium end of District 15 and close to what the freehold neighbours ask, which is what new leasehold stock beside a new line costs. Sanctuary Green anchors the district value end near $1,099 psf while Amber House tops it around $3,273 psf. The comparison set splits three ways from there. On the same lease question but twenty years older, Silversea holds 383 units from 2014 near the sea around $2,160 psf. On freehold but further out and a kilometre from any station, Flamingo Valley holds 393 units from 2014 near $1,822 psf. At the top, the launch-stage freehold at Amberhouse runs above $3,000 psf for 2028, and Haig Court adds 360 freehold units from 2004 as the older freehold reference.
Read plainly, the freehold premium in this pocket has narrowed to something quite thin, and that trade is worth thinking through before you offer. Our guide to new launch versus resale in District 15 works the arithmetic in both directions.
Weighing an entry at these levels? Send us the stack and we will pull the estate own prints and the rental comparables before you put a number on paper, honest advice, no pressure. WhatsApp us.
The Liv@MB floor plan ladder runs the full range without over-weighting either end, from 495 sqft at the bottom to 1,668 sqft at the top. There is no penthouse tier and no shoebox below 495 sqft, which keeps the price range narrower than the unit count suggests.
Run the arithmetic at the twelve-month median of about $2,690 psf and it prices out as follows. The 495 sqft one-bedder lands near $1.33m and the 667 sqft format near $1.79m. The 624 sqft two-bedder sits around $1.68m and runs to about $2.81m at 1,044 sqft. The three-bedroom tier spans roughly $3.01m at 1,119 sqft to $3.91m at 1,453 sqft, and the four-bedders run about $4.08m to $4.49m. Treat those as arithmetic on the caveat record rather than quotes.
The recent trades sit close to it. An 872 sqft two-bedder cleared $2,250,000 in June 2026 at $2,580 psf. A 1,281 sqft three-bedder went at $3,420,000 in May 2026 at $2,670 psf. A 1,528 sqft four-bedder traded at $4,200,000 in July 2026 at $2,749 psf, the highest psf of the recent set, which tells you the larger formats are not discounting here the way they do in older estates.
A 2025 handover buys three things that are hard to price separately: current layouts, current finishes and no renovation horizon for years. The clubhouse lounge, the dining room beside the pool and the lap pool are all current-generation. Because resale volume is thin the maintenance question matters more than usual, so with 298 homes carrying a full facilities deck, ask for the latest accounts and the sinking-fund position before you offer; our guide to condominium maintenance fees explains what those numbers should look like on an estate this size.
This is a different pocket from the Marine Parade seafront strip, and the numbers show it. The Mountbatten subzone holds 18 private developments and about 1,797 units, but most are small, mansion blocks and cluster housing of eight to fifty homes dating from the 1990s. Liv@MB at 298 units is the second largest address in the subzone behind Grand Dunman at 1,008 units, under construction for 2026 and the one real addition inside the pocket.
On the demand side, Marine Parade town carries about 7,855 HDB flats across 59 blocks, 3,482 of them 4-room or larger. That is the upgrader pool, though at these psf levels Liv@MB reaches the top of it rather than the middle, and the tenant market does more of the work here than the flat-seller does.
The wider planning area holds 159 projects and about 14,044 private homes, 28 of those projects completed since 2016. 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, all in other subzones. The honest risk is that this corridor eventually adds newer competition, which is why entry price decides the outcome. The URA Master Plan shows what else is planned for the Kallang and Mountbatten stretch, one of the more actively planned corridors on this side of the island.
The trading record tells a fast launch and a thin resale market since. 322 caveats have been lodged since May 2022, 247 of them in the first year, with 51 more through 2023, none recorded for 2024, then 12 in 2025 and 12 more by July 2026. What trades now is genuine resale at about two dozen units a year, so a seller competes with very few listings and a buyer has correspondingly little to choose from.
On the letting side, recent average rental yields run about 3.2 percent, supported by a tenant pool that shops the CBD commute rather than the school radius, which is what the compact depth is sized for. Verify against a specific unit achievable rent, not the estate average; our rental yields guide sets out how we underwrite it, our Katong condo guide covers the wider rental picture, and on the lease, at 95 years the question is about as quiet as it gets on a leasehold title. Our note on 99-year versus freehold sets out how we weigh term against entry price.
Liv@MB suits professionals, couples and investors who want a new build beside a new line, and families comfortable solving school with a bus route rather than a ballot. Renters see the strongest version of the same product: a one-year-old apartment with a current-generation clubhouse and lap pool, three stations on foot and the CBD a short run away, differentiated stock in a rental market made of 1990s and 2000s estates.
That is also the exit audience. When a Liv@MB owner sells, the competition is a handful of units in the same estate and a district where only fifty of 453 condominiums are under ten years old. Scarce fresh-lease stock beside a new station is a defensible position, and the buyer is usually the profile that rented in this corridor first.
Fit runs the other way too. If the primary school ballot is the deciding factor, look inland where the 1km radius carries schools. If entry price matters more than age, Flamingo Valley is freehold at a lower psf further out and Silversea is the same lease question nearer the sea. If you want scale and a fresh launch in the same pocket, Grand Dunman is next door, and Arina East Residences is the freehold option nearby. Two checks belong in any offer: Mountbatten Road is a busy arterial, so view the stack at peak with the windows open, and check the afternoon sun and facing before you sign.
Thinking about Liv@MB? Its spread against the freehold neighbours a few hundred metres away is the arithmetic this address turns on. Speak to us before you offer. We will run the numbers with you, honest advice, no pressure. WhatsApp us.
Liv@MB has 4 blocks of 20 storeys.
Liv@MB rises 20 storeys across 4 blocks.
Liv@MB has 298 residential units.
Liv@MB offers 1 Bedroom (495 to 667 sqft), 2 Bedroom (624 to 1,044 sqft), 3 Bedroom (1,119 to 1,453 sqft), 4 Bedroom (1,518 to 1,668 sqft).
The floor plans we hold for Liv@MB 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.
Liv@MB sits on a site of about 13,077 sqm (roughly 140,800 sqft).
Liv@MB is 99-year leasehold.
No, Liv@MB is a 99-year leasehold development.
Liv@MB is developed by Bukit Sembawang Estates.
Liv@MB is at 114A Arthur Road, Singapore 439826 – about 300m from Katong Park MRT (TE24).
Liv@MB is in District 15 (Katong, Joo Chiat, Amber Road), in the Rest of Central Region (RCR).
The nearest MRT is Katong Park (TE24), about 300m away. Dakota (CC8), Mountbatten (CC7) are also within 1km.
There are no primary schools within 1km of Liv@MB.
Primary schools within 2km of Liv@MB: Geylang Methodist School (Primary), Haig Girls’ School, Kong Hwa School and Tanjong Katong Primary School. Secondary options nearby include Dunman High School, Chung Cheng High School (Main), Broadrick Secondary School and Tanjong Katong Secondary School.
Shopping malls within about 2km of Liv@MB include Old Airport Road Food Centre & Shopping Mall, Leisure Park Kallang, Katong Shopping Centre, Odeon Katong Shopping Complex, Grandlink Square and Katong V.
Yes – parks within about 2km of Liv@MB include Wilkinson Interim Park, Katong Park, Arthur Park, Jalan Batu Park and Meyer Road Playground.
Based on transactions in the last 12 months, PSF ranges from about $2,373 to $2,847.
Based on recent transactions, 1 Bedroom units start from about $1.72M, 2 Bedrooms from about $2.01M, 3 Bedrooms from about $2.88M, 4 Bedrooms from about $4.4M.
Liv@MB has seen average rental yields of about 3.2% based on recent transactions, and the nearest MRT, Katong Park (TE24), is about 300m away. As with any RCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Liv@MB suits professionals, couples and investors more than school-focused families – there are no primary schools within 1km.
Liv@MB is a 99-year leasehold condominium in District 15 developed by BUKIT SEMBAWANG, comprising 298 units across 4 blocks. It obtained TOP in 2025.
Liv@MB obtained TOP in 2025.
Liv@MB launched in 2022 and is fully completed – TOP was obtained in 2025. Units are now available on the resale market.
Yes. Foreigners can buy Liv@MB because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Liv@MB 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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