A Luxury Condo in the East Coast

LIV@MB Overview

It is exciting to unveil a new project LIV @ MB - the redevelopment of the Katong Park Towers - as a new year begins. The former site was sold to a subsidiary of the award-winning residential developer Bukit Sembawang Estates for $345 million, about 20 per cent above the reserve price of $288 million. Over half a century old, Bukit Sembawang Estates is reputable, experienced and has built some of Singapore's most well-known residential developments.

LIV @ MB is a new private condominium located along Arthur Road in the prime District 15. Situated in an upmarket district, LIV @ MB is surrounded by low rise landed properties and similar developments. Moreover, LIV @ MB sits at the edge of the city, with East Coast Park just right around the corner.

LIV @ MB is targeted to launch in Q2 2022. Please follow Quick Links in this review to find out more facts and analysis or feel free to register your interest / contact us for latest movement.

Why LIV @ MB?

1. Nestled within most desired Landed Enclave of D15
2. Large Land Size of 140,758sqf
3. Short distance to Katong Park MRT
4. Close proximity to major transformation, Greater Southern Waterfront, Kallang Master Plan & Green Plan for East Coast
5. A clubhouse inspired by seafront bungalows with concierge services to make your day truly exceptional

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Project Details

Project NameLIV @ MB 丽福苑
Location114A to 114D Arthur Road, Singapore
DeveloperBukit Sembawang Estates
Site Area13,076.90 sqm / 140,760 sqft
Plot Ratio2.1
No. of Blocks/Storeys1 block of 20-story and 3 blocks of 19-storey condominium
Total No. of Units298 Units
Tenure99 years commencing from 23 November 2021
TOPEst. 2026



Nearby MRTApprox. DistanceApprox. Time
Katong Park (U/C)360 m3 min walk
Mountbatten (CL)900 m13 min walk
8 min by bus
Dakota (CL)1 km9 min by bus

Nearby Bus Stop / Bus servicesApprox. Distance
Katong Pk Twrs 12, 14,19670 m
Opp Santa Fe Mansions 12, 14,196 150 m

Currently, the nearest MRT Station available to LIV @ MB is Mountbatten and Dakota Station (CL) which can be reached within 10 minutes if one chooses to take any bus at the bus stop right outside the condominium. On the other hand, in 2023 when the new MRT line is slated to be completed, a 5 minutes walk can bring residents to the Katong Park Station (Thompson East Coast line) and travelling will be made even more accessible.

Bus stops are located right outside the LIV at MB condominium. Furthermore, the bus services at these bus stops connect commuters between Pasir Ris and Tanjong Pagar, Bedok and Clementi. There's even a direct bus to St Patrick's School and Temasek Secondary School, etc.

Drivers residing in LIV @ MB will find the ease of travelling around the country via the East Coast Parkway (ECP) and the Nicoll Highway, which is only 2 minutes and 4 minutes away respectively.

Back in 1983 URA's urban design plan, Marina Bay was envisioned to become city core with gradual phase from Marina Central, Marina South to Marina East. Marina South was earmarked as the new CBD extension and would contain mainly mixed use commercial and residential developments with 9,000 new homes built next to Gardnes by the Bay, while Marina East would be mostly for residential use.

LIV at MB condo at the backdrop of the greater marina bay extension, will enjoy greater upside potential in the long run.


Drivers take an estimated 12 minutes drive to reach Changi Airport or Central Business District. Otherwise, around 4-5 train stops to reach the Central Business District.


The nearest hospital to LIV @ MB is the Parkway East Hospital which is 10 minutes drive away, whereas general hospitals like Tan Tock Seng and Singapore General Hospital is 15 minutes and 17 minutes drive away respectively.


Parents will appreciate the proximity to schools. Preschools are of walking distance, which makes it all the more convenient. As for primary schools, there are 2 schools, Geylang Methodist School and Kong Hwa School, that are within 2 km from the site of LIV at MB. There are renowned SAP schools like Dunman High School and Chung Cheng High School (Main) nearby.

Level of educationApprox. DistanceApprox. Time
Preschool school
EtonHouse International Pre-School Mountbatten 7180.25 km3 min walk
EtonHouse Pre-School Mountbatten 7170.35 km4 min walk
Little Skittles International Preschool0.5 km6 min walk
Primary School
Geylang Methodist SchoolWithin 2 km15 min walk
Kong Hwa SchoolWithin 2 km16 min by bus
Secondary school
Dunman High School0.75 km9 min walk
Chung Cheng High School (Main)0.9 km11 min walk
Tanjong Katong Girls' School2 km19 min by bus
Tanjong Katong Secondary School2.2 km20 min by bus
Post Secondary
Dunman High School0.75 km9 min walk
Victoria Junior College4.5 km30 min by bus
Temasek Junior College6.3 km33 min by bus
James Cook University3.1 km8 min drive
International School
EtonHouse International School Broadrick2.2 km12 min walk
7 min drive
Canadian International School Singapore3.4 km13 min by bus
9 min drive

Shopping / Food / Market

There are a plethora of shopping malls in the area, with Parkway Parade being the biggest and most popular option. Parkway Parade is the go-to mall for residents in East Coast as its 7 storeys filled retailers have almost everything covered, moreover it is just 5 bus stops away.

Since LIV at MB is also located near the Singapore Sports Hub, the malls there are naturally very accessible too, about 5 minutes drive away, providing residents with even more dining and shopping options.

A little further away from LIV @ MB, there is a Katong shopping mall cluster (the bolded names listed in the table). It consists of smaller and a few relatively older malls, however they cater mostly to consumers' service needs, even in some niche areas where one can no longer find in other malls.

Katong Shopping Centre, for instance, although old, it has a glorious history of being the first air-conditioned shopping mall in Singapore. I12, on the other hand, can be considered as a food heaven with bountiful dining options. In addition, Suntec City and City Square mall, two of the largest malls in Singapore are also incredibly accessible. Therefore, residents' dining, shopping, service, entertainment and also banking needs are satisfied by these numerous malls nearby, giving residents a wealth of alternatives.

A foodie will definitely know that Katong has a well-established reputation for comprising much mouth-watering food, ranging from different cuisines and prices. Many new cafés have popped up in the area, while many beloved traditional food stalls are still going strong.

Along the Joo Chiat street and the East Coast Road are where most of the must-try food stalls lie. Some all-time favourites are the 328 Katong Laksa, Ampang Niang Tou Fu, Jimoto Dining, Sinpopo and more…

Residents of LIV @ MB can go explore and test out the food for themselves in the future, and they will not be disappointed. From hawkers to cafés to restaurants, residents will be spoiled with choices. Again, these places are even more enticing because they are reachable within 10 minutes drive.

In addition, LIV @ MB is also considerably close to the famed Old Airport Road Food Centre, where there are over 150 hawker stalls and a myriad of well-known dishes too. Not only are they finger-licking good, but also relatively cheap, so it is totally worth the price and time. Residents will only take 6 minutes to reach the destination by car. For Muslim residents, there is the Fatimah's Eating Place featuring a variety of delicious Indian and Halal cuisines.

Fortunately, one does not have to travel far to obtain all their grocery needs. Residents are even presented with a wide array of common supermarket chains nearby to shop in, all within a 10 minutes drive.


PlacesApprox. DistanceApprox. Time
Katong Community Centre0.45 km6 min walk
Katong Park0.6 km6 min walk
East Coast Park0.75 km9 min walk
The Singapore Sports Hub1.2 km3 min drive
Goodman Arts Centre2 km5 min drive

All residents of LIV @ MB condo have to do to drive away their boredom is to step out of their condominium. Parks like Katong Park and East Coast Park are just a few minutes walk away, where they can exercise, take a stroll, have a picnic or even BBQ. There are multiple playgrounds for children to play at too. According to the URA, East Coast Park is in the process of improvement, hence residents are able to enjoy better and expanded facilities like the upgraded Big Splash, Cyclist Park, new dining outlets and more in the future. Visiting the park is a great way to get active and closer to nature.

Another place for recreation is the Katong Community Centre where people in the neighbourhood converge and learn new skills. Residents can sign up for a yoga class, dance class, fitness class anytime, or even participate in the festive events there.

Sporty families in LIV @ MB will be especially delighted to know that The Singapore Sports Hub is just a 3 minutes drive away. There are ample activities, classes and comprehensive facilities for people of all ages to enjoy. Since it is a fully integrated sports, entertainment and lifestyle hub, it is crafted to suit every family. Concert goers will also appreciate the proximity.

Lastly, residents who have a passion or interest in art will enjoy the only 5 minutes drive from LIV @ MB to the Goodman Arts Centre, where countless events and activities are held. Also, it is a kid friendly place as many of the events are targeted at them. The LIV @ MB site has a rich history, most notable was that it originally served as the campus for the LASALLE College of the Arts.

LIV @ MB Floor Plan

LIV @ MB Floor Plan 1 Bedroom
LIV @ MB Floor Plan 2 Bedroom
LIV @ MB Floor Plan 3 Bedroom
LIV @ MB Floor Plan 4 Bedroom

LIV @ MB Price, Unit Types, Sizes

1 Bedroom39495 to 667 sqft / 46 to 62 sqm
2 Bedroom113624 to 1,044 sqft / 58 to 97 sqm
3 Bedroom1181,119 to 1,453 sqft / 104 to 135 sqm
4 Bedroom281,518 to 1,668 sqft / 141 to 155 sqm

*Disclaimer: All information is subject to change at developer's discretion.

LIV @ MB Price Comparison

Liv @ MB has been sold to a subsidiary of Bukit Sembawang Estates for $345 million, about 20 percent above the reserve price of $288 million.

The sale price works out to a land rate of $1,280 psf per plot ratio, taking into account an estimated $60 million for topping up the lease. Factoring in all the building cost, labor cost and marketing cost, the launch price could come around $2100-2200psf.

Bukit Sembawang has timed the project launch at the perfect timing when the prime market supply dropped to almost zero. At the time of writing (Mar 2022), popular projects like Amber Park and Coastline Residences had fully sold their 3 bedrooms units. One Meyer and Nyon also left with single digit units only.

However, being the only 99 year leasehold property in the area, it needs to price right to attract potential buyers. Read further - freehold vs 99-year lease hold.

Some thoughts on LIV @ MB

  1. Being one of the biggest site in the area, Liv @ MB will standout as a quality home option with superior landscaping and facilities for owners to enjoy.
  2. This development would suit people who are looking at short-mid term investment horizon. While for those who are looking at >10 years holding period, should consider freehold options nearby. It's observed that 99yrs lease property price appreciation starts to slow down after 15yrs compared to its freehold counterparts. Alternatively, owners can continue to hold and wait for en-bloc, which normally happens in 30-40 years time as what happened to its former building - Katong Park Towers.
  3. Units facing North or West will have unblock landed or city view. However, seaview is unlikely to be found here, maybe pocket view for certain stacks only.
  4. For family with school-going kids, primary schools is lack of options here. There are reputable secondary schools though - Dunman High & Chung Cheng High are both nearby.


LIV @ MB is estimated to be launched in Q2 2022.

The End

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