LIV @ MB Review — Katong / East Coast · D15
HuatScore: 60/100 — Good
Is LIV @ MB a good buy?
HuatScore rates LIV @ MB 60/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: 3-bedder × investment — appreciation sweet spot. Main watch-out: District price gap is wide. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2024
- Units: 298
- Developer: Bukit Sembawang Estates
- Avg PSF: ~$2,446 psf
- Price from: S$1.37M
Live market data
- Resale transactions (12mo): 0
- Recent resale PSF: ~$2,670 psf
- Gross rental yield: 3.2%
What works in its favour
- 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
- District price gap is wide: New launch PSF is +31% above the 5–10 year resale median in Katong / East Coast. Market needs ~7 years of growth to match the entry price.
- Thin transaction volume: Only 0 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 0/100 — only 0.0% annual turnover (0 resales/12mo). Thin secondary-market activity; exits can be slow.
Who LIV @ MB 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 who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Top 3% of D15 by resale volume. Buyers always got. Price trend still sliding — no need to chase.