Tiara Vista For Sale: District 15 Properties & Units Guide

Tiara Vista For Sale: Your Complete Guide to District 15 Properties

Tiara Vista stands as a distinctive freehold apartment development in Singapore's coveted District 15, offering discerning buyers a rare opportunity to own in one of the East Coast's most sought-after neighbourhoods. Located at 31-33B Lorong M Telok Kurau, this intimate 6-unit development completed in 1990 represents a unique investment proposition that combines heritage charm with strategic location advantages. Whether you're a first-time buyer, upgrader, or seasoned investor, understanding what Tiara Vista offers is essential to making an informed purchasing decision in today's competitive Singapore property market.

At Homejourney, we believe that finding your perfect home should be built on trust, transparency, and access to verified information. This comprehensive guide provides everything you need to know about purchasing at Tiara Vista, from current market pricing to financing strategies and investment potential. We've compiled this resource to help you navigate your property journey with confidence.

Table of Contents

• Property Overview & Development Details
• Available Units for Sale
• Why Buy at Tiara Vista
• Price Analysis & Market Positioning
• Location Advantages & Connectivity
• Financing Guide for Buyers
• Step-by-Step Buying Process
• Investment Potential & Rental Yields
• Frequently Asked Questions
• Next Steps: Your Property Journey

Property Overview & Development Details

Understanding Tiara Vista

Tiara Vista is a freehold apartment development that represents a rare breed in Singapore's property market—a small, intimate residential community with just 6 units across 2 blocks. Completed in 1990, this development has demonstrated remarkable resilience and appeal over three decades, maintaining strong market value and attracting buyers who appreciate quality over quantity. The freehold tenure is particularly significant, offering perpetual ownership without the time constraints of leasehold properties, making it an increasingly attractive option for long-term investors and owner-occupiers alike.[1]

The development's modest size is actually one of its greatest strengths. With only 6 units, Tiara Vista offers a level of exclusivity and community intimacy that larger developments cannot match. Residents enjoy a quiet, residential atmosphere while maintaining convenient access to all essential amenities. The 3-storey structure ensures that no unit is excessively high, preserving views and maintaining a human scale that many buyers find appealing.[1]

Developer & Project Credentials

While specific developer information is limited in public records, Tiara Vista's 30+ year track record speaks to the quality of construction and design. The development has maintained its structural integrity and market desirability across multiple property cycles, indicating solid building standards and thoughtful planning. For buyers concerned about quality assurance, Tiara Vista's longevity in the market serves as proof of concept—this is a development that has stood the test of time.

The development's sustained appeal among buyers and renters demonstrates that the original design principles and construction quality remain relevant and valued in today's market. This is particularly important for freehold properties, where long-term structural integrity directly impacts your investment.

Available Units for Sale at Tiara Vista

Unit Types & Configurations

Tiara Vista offers two primary unit sizes, designed to accommodate different buyer profiles and lifestyle needs:[1]

These unit sizes position Tiara Vista as an excellent option for small families, young couples, or investors seeking properties with strong rental appeal. The 1,572 sqft units, in particular, offer generous living space that commands premium rental rates in the District 15 market.

Current Price Range & Market Positioning

Based on recent market transactions, Tiara Vista units are priced in the range of SGD 650,000 to SGD 2,000,000, depending on unit size, floor level, and condition.[4] The price per square foot ranges from approximately SGD 414 to SGD 1,273 psf, reflecting the variation between different unit types and market conditions.[4]

Recent transaction data from 2022 shows a 1,572 sqft unit transacting at SGD 2,000,000 (SGD 1,273 psf), representing the upper end of the market range.[3] This pricing reflects strong buyer demand for larger units in this location and the premium commanded by freehold properties in District 15.

The price range indicates that Tiara Vista remains accessible to a broad spectrum of buyers while commanding premium valuations typical of East Coast freehold developments. For context, similar-sized freehold apartments in nearby areas typically trade at comparable or higher price points, making Tiara Vista competitively positioned.

Browsing Available Units

Given the limited number of units (6 total), availability at Tiara Vista is typically limited and units may not always be on the market. However, when units do become available for sale, they tend to attract significant buyer interest due to the development's exclusivity and location. To stay informed about available units and receive notifications when properties matching your criteria become available, we recommend setting up your search on Homejourney. Our platform allows you to save Tiara Vista as a search criterion and receive instant alerts when units are listed for sale.

Why Buy at Tiara Vista: Key Value Propositions

Freehold Ownership & Long-Term Security

The most compelling reason to consider Tiara Vista is its freehold tenure. Unlike leasehold properties that depreciate as their lease terms shorten, freehold apartments maintain their value indefinitely. This is particularly valuable in Singapore's property market, where leasehold apartments typically experience value erosion as they approach the 80-year lease mark. By purchasing a freehold property, you're securing an asset that will retain its value across generations.[1]

Freehold ownership also provides greater flexibility for future renovations and modifications, as you're not subject to the restrictions that often apply to leasehold developments. This freedom appeals to buyers who want to personalize their living spaces without navigating complex approval processes.

Exclusive Community & Privacy

With only 6 units across 2 blocks, Tiara Vista offers an unparalleled level of exclusivity and community intimacy. You're not competing with hundreds of other residents for facilities, parking, or the attention of building management. This intimate scale creates a tight-knit community atmosphere while preserving the privacy and tranquility that many buyers seek.[1]

The small development size also means lower management costs and more efficient decision-making regarding building maintenance and upgrades. Residents can directly influence development policies without navigating complex governance structures typical of larger condominiums.

Strategic East Coast Location

Tiara Vista's location on Lorong M Telok Kurau places it at the heart of one of Singapore's most desirable residential areas. The East Coast neighbourhood is renowned for its village-like charm, excellent schools, vibrant food scene, and proximity to East Coast Park—one of Singapore's premier recreational destinations. This location combines the best of both worlds: a peaceful residential setting with easy access to urban amenities.[1]

The neighbourhood's established character means that property values have remained stable and resilient across market cycles. You're not buying into a speculative new development; you're investing in a proven, established neighbourhood with strong fundamentals.

Comprehensive Facilities & Amenities

Despite its modest size, Tiara Vista offers a comprehensive suite of facilities designed to enhance residents' quality of life. These include:[1]

• Swimming pool and pool deck for recreation and relaxation
• Fitness corner for health-conscious residents
• BBQ facilities for entertaining and community gatherings
• Secure parking for residents' vehicles
• 24-hour security and access control

These facilities are particularly valuable for families and those seeking an active lifestyle. The swimming pool is especially prized in Singapore's tropical climate, offering residents a private recreational space without the need to travel to public facilities.

Price Analysis & Market Positioning

Current Market Valuation

Tiara Vista's pricing reflects its unique position as a freehold development in one of Singapore's most established and desirable neighbourhoods. The current valuation range of SGD 650,000 to SGD 2,000,000 positions it competitively within the District 15 market, offering value to buyers seeking freehold ownership in the East Coast area.[4]

The variation in pricing across the range reflects several factors: unit size (1,389 sqft vs. 1,572 sqft), floor level (ground floor units typically command lower prices than upper floors), condition and renovation status, and market timing. Units that have been recently renovated typically command premiums of 10-15% compared to units requiring renovation work.

Price Per Square Foot Analysis

The price per square foot range of SGD 414 to SGD 1,273 psf reflects the diversity within Tiara Vista's market.[4] The lower end of this range (SGD 414 psf) likely represents smaller units or those requiring renovation, while the upper end (SGD 1,273 psf) reflects larger, well-maintained units in premium condition.[3]

For context, this pricing is competitive with other freehold developments in District 15 and the broader East Coast area. Comparable freehold apartments in nearby locations typically trade at similar or higher price points, making Tiara Vista an attractive option for freehold buyers seeking value.

Historical Appreciation & Value Trends

Tiara Vista has demonstrated solid value retention over the past three decades. The development's completion in 1990 means it has weathered multiple property cycles—the 1997 Asian Financial Crisis, the 2008 Global Financial Crisis, and the COVID-19 pandemic—while maintaining market relevance and value. This track record is significant for long-term investors concerned about capital preservation and appreciation.

The freehold tenure provides additional confidence in long-term value appreciation. Unlike leasehold properties that experience value erosion due to lease decay, freehold properties like Tiara Vista are positioned to appreciate in line with overall property market growth and neighbourhood development.

Comparative Market Analysis

To understand Tiara Vista's value proposition, it's helpful to consider how it compares to other residential options in District 15. Tiara Vista offers several distinct advantages:

• Freehold tenure - Unlike most leasehold apartments in the area, Tiara Vista offers perpetual ownership
• Established neighbourhood - Located in a mature, proven residential area with stable property values
• Exclusive community - Only 6 units provide privacy and intimacy unavailable in larger developments
• Comprehensive facilities - Swimming pool, fitness facilities, and BBQ areas enhance lifestyle value
• Competitive pricing - Priced competitively compared to other freehold options in the area

Location Advantages & Connectivity

MRT Connectivity & Transportation

Tiara Vista's location on Lorong M Telok Kurau provides excellent connectivity to Singapore's public transportation network. The nearest MRT station is Marine Terrace MRT, located within reasonable walking distance or a short drive from the development.[4] This connectivity is crucial for daily commuters and provides residents with easy access to Singapore's extensive Mass Rapid Transit system.

From Marine Terrace MRT, residents can access the Circle Line, which connects to major business districts including the CBD, Marina Bay, and Orchard Road. The development is also well-served by bus services, with multiple feeder bus routes available nearby, providing additional flexibility for daily commuting.[1]

For vehicle owners, Tiara Vista's location offers convenient access to major expressways. The East Coast Parkway (ECP) is minutes away, providing direct connections to the city centre, Changi Airport, and other parts of Singapore. Driving from Tiara Vista to Orchard Road shopping district takes approximately 15-17 minutes via the ECP and Pan Island Expressway.[1]

Proximity to Schools & Educational Institutions

District 15 is renowned for its excellent schools, making it particularly attractive for families with children. Tiara Vista's location provides proximity to several well-regarded educational institutions:[1]

• Primary Schools: CHIJ (Katong) Primary School, Tao Nan School
• Secondary Schools: Tanjong Katong Secondary School
• Junior Colleges: Victoria Junior College
• Other Institutions: Haig Girls' School

These schools are among Singapore's most sought-after educational institutions, known for academic excellence and holistic development programs. Families relocating to Singapore or seeking to upgrade to a better school catchment area often prioritize this neighbourhood specifically for its educational advantages.

Shopping, Dining & Entertainment

The East Coast neighbourhood surrounding Tiara Vista is a vibrant hub of shopping, dining, and entertainment options. The development is strategically positioned near several major shopping destinations:[1]

• Parkway Parade - Major shopping mall with supermarkets, restaurants, and retail outlets
• Katong Shopping Centre & Katong V - Neighbourhood shopping centres with local retailers and eateries
• Marine Parade Market and Food Centre - Traditional market with fresh produce and hawker stalls
• East Coast Road - Stretch of restaurants and eateries offering diverse cuisines

The neighbourhood is particularly renowned for its food scene, with East Coast Road hosting a concentration of restaurants, cafes, and eateries that attract food enthusiasts from across Singapore. This culinary diversity significantly enhances the lifestyle appeal of the area.

Grocery & Essential Services

Daily convenience is assured with multiple supermarkets and essential services within easy reach:[1]

• NTUC FairPrice (Katong Village)
• Cold Storage (Parkway Parade)
• Giant Express (Marine Terrace)
• Market Place (Katong Market Place)

Banking services are also conveniently located, with branches of major banks including Bank of China (Katong Sub-Branch) and UOB (Katong Branch) nearby.[1] This accessibility to financial services is important for managing mortgages and banking needs.

Recreation & Leisure

One of District 15's greatest assets is its proximity to East Coast Park, one of Singapore's premier recreational destinations. This 15-kilometre stretch of coastline offers residents unparalleled access to outdoor recreation, including:[1]

• Cycling paths and jogging tracks
• Beach areas for relaxation and water sports
• Picnic facilities and barbecue areas
• Water sports facilities
• Playgrounds for children

The proximity to East Coast Park is a significant lifestyle advantage, particularly for families and those who value outdoor recreation. The park's accessibility means residents can enjoy waterfront activities without leaving the neighbourhood.

Healthcare Facilities

Tiara Vista is close to East Shore Hospital, ensuring residents have access to quality healthcare facilities.[1] The neighbourhood also benefits from proximity to other medical facilities and clinics, providing comprehensive healthcare coverage for residents.

Financing Guide for Buyers

Understanding Your Purchasing Power

Before beginning your property search at Tiara Vista, it's essential to understand your purchasing power—the maximum amount you can afford to borrow and spend on a property. This depends on several factors including your income, existing debts, CPF savings, and the loan-to-value (LTV) ratio that banks are willing to offer.

For a property in the SGD 650,000 to SGD 2,000,000 range, most buyers will require mortgage financing. Understanding your financial capacity is crucial for making competitive offers and negotiating effectively. Homejourney's mortgage calculator can help you estimate your purchasing power based on your financial situation. Simply input your income, existing debts, and CPF savings to receive an instant estimate of the loan amount you can secure.

Estimated Monthly Payments

To help you evaluate affordability, here are estimated monthly mortgage payments for different unit sizes at Tiara Vista, assuming a 25-year loan tenure and current interest rates:

*Estimated payments based on 3.5% annual interest rate. Actual payments may vary based on current interest rates and loan terms. Consult with your bank for precise calculations.

Down Payment & Cash Requirements

Most banks require a minimum down payment of 20% for residential properties. For Tiara Vista units, this translates to:

• 1,389 sqft unit (SGD 900,000): SGD 180,000 down payment
• 1,572 sqft unit (SGD 1,500,000): SGD 300,000 down payment

Beyond the down payment, you'll also need to budget for additional costs including legal fees, stamp duty, and survey fees. These typically total 2-3% of the purchase price. For example, on a SGD 1,500,000 purchase, expect additional costs of approximately SGD 30,000-45,000.

CPF Usage for Property Purchase

Singapore citizens and permanent residents can use their CPF savings to finance property purchases, which significantly reduces the cash down payment required. CPF funds can be used for:

• Down payment on the property
• Mortgage payments (both principal and interest)
• Stamp duty and legal fees

The amount you can withdraw from your CPF Ordinary Account is limited to the lower of: (1) the purchase price, or (2) your available CPF balance. This flexibility makes property ownership more accessible for many Singaporeans, as it reduces the amount of cash you need to have on hand.

Additional Buyer Stamp Duty (ABSD) Considerations

If you're a Singapore citizen purchasing your first residential property, you're exempt from ABSD. However, if you're purchasing a second or subsequent property, or if you're a foreigner, ABSD applies. Current ABSD rates are:

• Singapore Citizens (2nd property onwards): 5-15% depending on property type and purchase price
• Permanent Residents: 5-15%
• Foreigners: 20-25%

For example, a Singapore citizen purchasing a second property at SGD 1,500,000 would pay approximately SGD 75,000-225,000 in ABSD, depending on the exact rate applicable. This is a significant cost that must be factored into your total purchasing budget.

Mortgage Rates & Bank Options

Current mortgage rates in Singapore typically range from 3.0% to 4.0% per annum, depending on the bank and your creditworthiness. Major banks offering residential mortgages include DBS, OCBC, UOB, and HSBC, among others. Rates vary based on:

• Loan-to-value (LTV) ratio
• Loan tenure (typically 25-30 years)
• Your credit profile and income
• Current market conditions

It's advisable to compare rates across multiple banks, as even a 0.25% difference in interest rates can result in significant savings over the life of the loan. For a SGD 1,200,000 loan, a 0.25% rate difference equates to approximately SGD 3,000 in annual savings.

For current mortgage rates and to compare options across banks, visit Homejourney's bank rates page, which provides up-to-date information on residential mortgage offerings.

Loan Tenure & Repayment Options

Most residential mortgages in Singapore are offered with tenures of 25-30 years. Longer tenures result in lower monthly payments but higher total interest paid over the life of the loan. Shorter tenures result in higher monthly payments but lower total interest.

For example, on a SGD 1,200,000 loan at 3.5% interest:

• 25-year tenure: Monthly payment of approximately SGD 6,000, total interest of SGD 600,000
• 30-year tenure: Monthly payment of approximately SGD 5,400, total interest of SGD 740,000

Most buyers opt for 25-30 year tenures to balance affordability with total interest costs. Some buyers with strong financial positions choose shorter tenures to minimize interest payments and build equity faster.

Step-by-Step Buying Process

Step 1: Property Search & Viewing

Begin by searching for available units at Tiara Vista on Homejourney. Our platform allows you to filter by price, unit size, and other criteria to find properties matching your requirements. Once you've identified properties of interest, schedule a viewing with a property agent who can provide detailed information about the unit, building, and neighbourhood.

During viewings, pay attention to unit condition, natural lighting, layout functionality, and views. Don't hesitate to ask questions about recent renovations, utility costs, and any ongoing building issues.

Step 2: Financial Preparation

Before making an offer, ensure your finances are in order. This includes:

• Obtaining a mortgage pre-approval letter from your bank
• Calculating your maximum purchasing power
• Arranging down payment funds
• Reviewing your CPF balance and withdrawal eligibility
• Understanding ABSD implications if applicable

A mortgage pre-approval letter demonstrates to the seller that you're a serious, qualified buyer and significantly strengthens your negotiating position.

Step 3: Making an Offer

Once you've identified a property you wish to purchase, work with your agent to make a competitive offer. The offer should include:

• Proposed purchase price
• Proposed completion timeline
• Any conditions (e.g., subject to mortgage approval, building inspection)
• Proposed earnest money deposit amount

Be prepared to negotiate. The seller may counter-offer with a higher price or different terms. Your pre-approval letter and quick decision-making ability strengthen your negotiating position.

Step 4: Legal Documentation & Due Diligence

Once your offer is accepted, you'll engage a property lawyer to conduct due diligence and handle legal documentation. Your lawyer will:

• Verify the seller's ownership and title to the property
• Review the property's legal status and any encumbrances
• Conduct searches with the Land Authority to confirm ownership
• Review the building's management corporation rules and financial statements
• Prepare the Sale and Purchase Agreement

This step is crucial for protecting your interests and ensuring you're purchasing a property with clear title and no hidden liabilities.

Step 5: Mortgage Application & Approval

Submit your formal mortgage application to your chosen bank. The bank will conduct its own valuation and assessment before approving your loan. This process typically takes 2-4 weeks. During this time:

• Provide all required documentation (income statements, tax returns, CPF statements, etc.)
• Maintain stable employment and avoid major financial changes
• Don't apply for additional credit or loans
• Respond promptly to any bank requests for additional information

Step 6: Property Inspection & Completion

Before completion, conduct a final inspection of the property to ensure it matches the condition described in the Sale and Purchase Agreement. Verify that any agreed-upon repairs or renovations have been completed satisfactorily.

On completion day, your lawyer will coordinate the transfer of funds, registration of the property in your name, and handover of keys. This typically occurs at the lawyer's office and involves signing final documents and transferring the purchase price to the seller's lawyer.

Step 7: Post-Completion & Handover

After completion, you'll receive the keys and take possession of the property. Your lawyer will handle the registration of the property with the Land Authority, which typically takes 2-4 weeks. Once registered, you'll receive the official title deed confirming your ownership.

At this point, you may wish to arrange for property maintenance services, including air conditioning servicing, general cleaning, and any necessary repairs. Homejourney can connect you with trusted service providers for these needs.

References

1. Singapore Property Market Analysis 1 (2026)
2. Singapore Property Market Analysis 4 (2026)
3. Singapore Property Market Analysis 3 (2026)