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SERAYA RESIDENCES

Seraya Lane · D15 Marine Parade
ApartmentFreehold
$1,886 psf
median $psf
$4.48
median rent · psf/mo
~3.4%
gross rental yield
5
highest floor
17
total units
2022
TOP / completion
Median $psf excludes ground & top-floor units · basis: last 12 months. Median rent from 1 URA rental contracts (last 12 mo).
43
/ 100
HomeVestor Investor Score
Best for: a balanced mix
Watch out for: Small project, Thin transactions, Limited rental data
Data confidence: Low · overall risk: Moderate
Yield56
Cashflow58
Liquidity0
Growth45
Family58
Why this score? — how each sub-score is worked out
Sub-scores (0–100, higher = better) are heuristics from official data: Yield = gross rental yield across a 2.0–4.5% band; Cashflow = estimated net monthly cash (75% LTV, today’s floating rate, rented out); Liquidity = project size + sales & rental volume; Growth = URA growth-node + MRT proximity + recent price momentum; Family = a popular (oversubscribed) primary school within 1 km. The overall is their average. Risk flags (shown separately):
  • Small project — 17 units, thinner resale & rental liquidity
  • Thin transactions — 1 sales in 12 months, so the price signal is noisy
  • Limited rental data — 1 rental contracts, so the yield estimate is soft
A screening heuristic, not financial advice — verify every figure and your own budget before transacting.
Investor verdict

Seraya Residences is a freehold project in D15 Marine Parade with 3.4% gross yield, thin liquidity. It sits in no designated growth node. Expect to top up ~$399/mo at 75% LTV.

Best suited for
  • balanced own-stay / investor buyers
Less suited for
  • capital-growth-led investors
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.

Price trend

6-month rolling median $psf · excludes ground & top floor

Long-run $psf — since launch

Annual median $psf, 2019–2025 · source: Square Foot Research (URA caveats)

Investment calculator

Estimated cashflow, property tax & yield by unit type — owner-occupied or rented, adjust the terms below · all $ columns are per month

Simple mode assumes 75% LTV · 30-yr loan · CPF $1,840/mo · 1 buyer — switch to Advanced to change these.
or
%
Tap a preset — or type your own rate
UnitSizeEst. priceRentInstalmentCPF OAProp. tax?Maint.Net cashYield
Stress test
Monthly net cash for the representative unit — . Colour bands: green ≥ $0 · amber −$800 to $0 · red below −$800.
How is this worked out? — assumptions, property tax, CPF & maintenance
Est. priceProject median $psf × the typical size for that bedroom type.
RentMedian URA rental contract for that bedroom type.
InstalmentPrincipal + interest at the LTV, interest rate and loan tenure you pick.
Property taxIRAS 2025/26 residential rates on the property’s Annual Value — owner-occupied is lower (0% on the first $12k, then 4–32%); rented out / non-owner-occupier is higher (12–36%). We estimate AV at ~80% of the gross rent, because IRAS excludes furniture, furnishings and maintenance fees, so the real AV sits below the rent you collect. Check the exact figure with the IRAS Annual Value tool or tax-rate table.
Net cashRented out: rent − cash instalment − tax (before maintenance, insurance, income tax on rent and vacancy). Owner-occupied: no rent, so it’s −(cash instalment + tax) — your monthly holding cost.
CPF OAYour CPF Ordinary Account can pay part of the instalment, which lifts your monthly cash position (it’s still your own savings funding the loan, not extra profit). The $1,840 / month per buyer default is the normal monthly OA contribution (23% of the $8,000 2026 wage ceiling). If you have savings already sitting in your OA, you can put in more — up to the full instalment — so just type the amount you’ll actually draw into the CPF OA box.
Loan rateTap the Floating or Fixed preset, or type your own exact rate into the box.
Maintenance (MCST)An estimate (~$0.72–$1.00 psf/month by region) — Singapore has no central per-project MCST fee dataset, so confirm the real figure with the managing agent.
Tip: CPF OA is capped at the instalment — once it covers the whole instalment, your cash outlay is $0, and changing LTV or tenure just moves how much CPF you draw, not your net cash. Set CPF lower to see the full effect of the loan terms.
For educational purposes only — not financial advice.
Financing this purchase? Our mortgage partner Loan Experts compares 100+ home-loan packages free and locks in today’s lowest rate — no obligation.Book a free home-loan consult

Profit & ROI projection

Buy to rent out, hold, then sell — estimated total profit and annualised return by unit type. Reuses the loan terms above, plus capital growth & your holding period · $ figures are for the whole holding period

%
Default 2% — type higher or lower
yrs
Default 4 — the SSD period (sell after = 0% SSD)
UnitEst. priceCash in?Rental (4y)Appreciation (4y)?Total profitAnn. ROI
How is this worked out? — leverage, stamp duties & SSD
Cash inYour upfront equity: down-payment (price × (1−LTV)) + Buyer’s Stamp Duty + ABSD for your profile. Uses the LTV, rate & tenure set in the calculator above.
RentalRent over the holding period minus loan interest, property tax and maintenance (rented-out rates). Loan principal isn’t counted as a cost — it builds equity you get back at sale.
AppreciationSale price = today’s price compounded at your growth rate, minus ~1% selling cost and any Seller’s Stamp Duty. SSD (from 4 Jul 2025) is 16/12/8/4% for selling within 1/2/3/4 years and 0% after 4 years — hence the 4-year default.
Total profit & ROIRental + appreciation, minus the upfront BSD & ABSD. Ann. ROI = the compound annual return on your cash-in over the holding period.
Stamp dutiesBSD marginal tiers 1–6% (from 15 Feb 2023). ABSD (Singapore Citizen): 0% first home, 20% second, 30% third+; 60% for foreigners — pick your profile above.
Note: a leveraged buy-to-let estimate. If rent doesn’t cover the monthly instalment (see the cashflow table above), you top up cash monthly — those top-ups aren’t added to the cash-in base, so treat ROI as indicative. Excludes rental income tax, vacancy and renovation.
For educational purposes only — not financial advice. Confirm stamp duties with IRAS before transacting.

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

1 – 2 km
#16 Kong Hwa School 1384 m

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Marine Parade MRT Station · ~708 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameSERAYA RESIDENCES
Street NameSeraya Lane
Property TypeApartment
TenureFreehold
District / Planning AreaD15 / Marine Parade
Completion2022
Number of units17 units
Highest floor in the project5
DeveloperMACLY 33 PTE LTD
Land Area (sqm)—
Master Plan Plot Ratio1.4

All transactions (20)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show

Rental transactions (13)

Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.

6-month rolling median $psf/month · from individual URA rental contracts

URA records the size band & bedroom count, not the unit number.
Lease date ↕Size
(sqft) ↕		Beds ↕Monthly rent ↕$psf/mo ↕
Show
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