Cote D'Azur Review — Marine Parade · D15
HuatScore: 87/100 — Solid Choice!
Is Cote D'Azur a good buy?
HuatScore rates Cote D'Azur 87/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Thin future upgrader pool. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2004
- Units: 865
- Developer: Frasers Centrepoint
- Avg PSF: ~$1,875 psf
- Price from: S$1.1M
Live market data
- Resale transactions (12mo): 19
- Recent resale PSF: ~$1,880 psf
- Gross rental yield: 3.0%
What works in its favour
- Both anchors locked in: 691m to TANJONG KATONG PRIMARY SCHOOL and 268m (~3-min walk) to Marine Parade MRT (Exit 2). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 112 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 5 new launches competing in D15 · Katong / East Coast: 5 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Cote D'Azur suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
#10 of 256 condos in D15 for resale volume — this one moves. Lease 74 years left — financing starts to pinch.