What To Look Out For When Buying A HDB Flat In Marine Parade (Updated 2025)

For those of us who don't reside in District 15 Marine Parade estate, what comes to mind when you think of this area?

Truthfully, I hadn't visited Marine Parade estate until I became a real estate agent. My only recollection was as a student, passing through to reach the underpass leading to East Coast Park.

Oh, and some friends mentioned they recognize Marine Parade because, well... Joseph Schooling lives here :)

Thanks to my work here, I've gotten to know this estate better—not just the location, but also its residents.

So, what makes me love this estate? It's hard to say exactly. Perhaps it's the fresh air, abundant greenery, friendly community, the beach, or maybe I'm just an East-sider at heart.

From a buyer's perspective, should you consider an HDB flat in Marine Parade?

Or if you're a devoted fan of Marine Parade, what should you watch for when choosing a unit?

Having worked in this beautiful Marine Parade HDB estate since 2002, I'd like to share my insights in this article.

Location Scan

Marine Parade HDB flat are mostly situated in Marine Terrace, Marine Crescent and Marine Drive.

The Marine Parade estate is situated in District 15. It is a comparatively small estate with close to 7,900 HDB flats.

The area is divided into three sections - Marine Terrace, Marine Crescent and Marine Drive.

Marine Terrace

Marine Terrace is the area highlighted in green (see map above). It is the most distant from Marine Parade Central, where Parkway Parade is situated. Nonetheless, it is self-sufficient with a wet market, hawker center, several coffee shops, provision shops and a police station.

Marine Parade town council is also situated here.

Ngee Ann Primary, CHIJ Katong Convent and Victoria Junior College are located in Marine Terrace. These schools are well-regarded in the eastern region.

There are a number of reputable schools in Marine Parade.

Marine Crescent

Marine Crescent is situated between Marine Terrace and Marine Drive. People living in this area can walk to either Marine Terrace or Marine Drive to access the amenities.

Tao Nan School, one of the most desirable primary schools, is situated in this area. Many buyers opt to purchase flats in Marine Parade to increase their chances of enrolling their child in this school.

Tao Nan is one of the most highly sought after primary school in the east.

Marine Drive

Living in Marine Drive is truly one of the most convenient options!

Parkway Parade is a highly popular shopping mall located in the East. The mall offers a wide variety of F&B choices and retail stores. Additionally, Cold Storage and NTUC supermarkets are available here.

Adjacent to Parkway Parade is Parkway Centre, which has established itself as a hub for enrichment and tuition centers. Catering to a range from pre-school to junior college, and offering everything from academic to music lessons, there is no shortage of options for your children.

In addition to these, the area features a wet market, a hawker centre, coffee shops, and provision shops. The Marine Parade Community Centre and Marine Parade Public Library are also situated here (currently under renovation as of this writing).

Marine Drive is a hub of activity!

Parkway Parade is one of the most popular shopping malls in the East.

Facts on HDB flats in Marine Parade

The lease for the flats in Marine Parade began between 1975 and 1977. Given that HDB flats have a 99-year tenure, the remaining lease for these flats is between 48 and 51 years.

You can find the following types of HDB flats in Marine Parade:

• 2-room Flats

• 3-room Flats

• 4-room Flats

• 5-room Flats

• Adjoined Flats

2-Room Flats

Marine Parade has a very limited number of 2-room flats, situated in Blk 15 and 16 of Marine Terrace.

Typical floorplan for 2 room flat in Marine Parade.

The 2-room flat in this area measures approximately 42 sqm.

With only 2 blocks containing 2-room flats, the number of transactions is naturally lower. The most recent transaction for a 2-room flat here was at $315,000 in September 2024.

3-Room Flats

The majority of the flats here are 3-room flats.

Layout

The 3-room flats in Marine Parade are the 'Improved' model. A 3'I' model generally means there are separate bathroom and toilet in the kitchen, no attached bathroom in the master bedroom, and no storeroom.

Most of the 3-room flats here have been upgraded with a utility room. However, the flats in Blk 7 Marine Terrace, as well as Blk 34 and 35 Marine Crescent, have not been upgraded with a utility room.

For the 3-room corridor units without a utility room, the size is typically 59sqm.

For the 3-room corridor flats with a utility room, the size is typically 65sqm.

Typical floorplan for 3room corridor flat upgraded with utility room.

For the 3-room corner flats without a utility room, the size is typically 70sqm.

For the 3-room corner flats with a utility room, the size is typically 76sqm.

The extra 11sqm between a corridor and corner unit goes into the living room and the front bedroom (as marked in red in the floorplan below) so you will have a bigger living and bedroom!

Typical floorplan for 3room corner flat upgraded with utility room.

Tips For 3-Room Buyers In Marine Parade

Some buyers do not like the layout of the 3-room flat due to the absence of an attached bathroom.

To address this, many buyers have created an entrance to the bathroom from the bedroom adjacent to the kitchen, effectively making it an attached bathroom.

The owner made an entrance from the bedroom to the bathroom thus creating an ensuite.

Some buyers consider the kitchen to be excessively large. They moved the wall between the living room and kitchen to enlarge the living room or add a dining area.

In some cases, my buyers have completely removed the wall to install an island!

It's advisable to consult with your contractors about the feasibility of these changes before finalizing a purchase.

Where Can I Find Sea View Unit?

For those seeking a sea view unit, the high-floor units in Blk 6 Marine Terrace, Blk 33 Marine Crescent, and Blk 64 Marine Drive offer the best sea views.

However, these blocks are adjacent to the highway, so traffic noise is also present.

Some units in Blk 5 Marine Terrace, Blk 30, 31, 32 Marine Crescent, and Blk 65 Marine Drive also provide a good sea view.

Photo taken from a 3 room flat in Blk 6 Marine Terrace.

Personally, I like the 3-room units in Blk 30 Marine Crescent.

Since Blk 30, 31, 32, and 33 are staggered, the high-floor units on the right-hand side (facing the sea) of Blk 30 offer a great sea view from the living room and front bedroom.

It is also set back from the highway, reducing traffic noise.

There are no high-rise buildings behind Blk 30, so the kitchen and second bedroom have an unobstructed view of the Telok Kurau landed estate.

You can enjoy a pleasant breeze all year round!

4-Room Flat

The 4-room flats in Marine Parade are also of the 'Improved' model.

Similar to the 3-room flats, they feature a separate bathroom and toilet located in the kitchen area, lack an attached bathroom, and do not include a storeroom.

Most 4-room flats have been upgraded with an additional utility room or service balcony. However, Blk 17 Marine Terrace, Blk 34 and 35 Marine Crescent, and Blk 74, 75, 76 Marine Drive do not include an extra utility room.

For 4-room flats without a utility room, the floor area is approximately 82sqm.

Typical floorplan for 4 room flat without utility room.

For a 4-room flat that includes a utility room or service balcony, the floor area is approximately 87 to 88 sqm.

Typical floorplan for 4 room flat upgraded with service balcony.

Tips For 4-Room Buyers In Marine Parade

Many buyers are not fond of the layout of the 4-room flat in Marine Parade because it lacks an attached bathroom.

To address this, some buyers install a door from bedroom 1 to the bathroom, effectively creating an ensuite (see the floorplan above).

However, bedroom 1 is the smallest among the three bedrooms. As a result, some buyers partially remove the wall between bedroom 1 and bedroom 3 to form a larger master bedroom.

Be sure to consult with your contractors if you plan to undertake this modification!

Where Can I Find Sea View Unit?

If you're seeking a 4-room flat with an excellent sea view, Blk 18 Marine Terrace is the ideal choice since there are no obstructions in front of the block.

5-Room Flat

The 5-room flats in Marine Parade are situated in a point block. This means there are just 4 units on each floor, with all 4 positioned at the corner.

Layout

The 5-room flats in Marine Parade typically range from 117 to 123sqm.

Some owners of these 5-room flats have acquired the recessed area outside their units, which measures approximately 3 to 5sqm.

Typical floorplan for 5 room flat without utility room.

There are three blocks of five-room flats that have been upgraded with an additional utility room - Block 13 Marine Terrace, and Blocks 27 and 28 Marine Crescent.

For these units, the area usually ranges from 123 to 126 square meters (depending on whether the recess area has been purchased).

There are 3 blocks of 5-room flats in Marine Parade which are upgraded with a utility room.

Tips For 5-Room Buyers In Marine Parade

Since all 5-room flats are situated in a point block, there will be 2 units oriented towards the south and 2 units oriented towards the north.

If you are familiar with Marine Parade, you will understand that units facing the south direction also face the sea.

This implies that these units will enjoy a sea view from their living room and two common bedrooms, provided they are situated on a high floor and there are no other buildings obstructing the view.

Photo taken from a 5room flat in Blk 78 Marine Drive, where the living room faces South and has a nice seaview.

For units oriented towards the North, you will overlook the Telok Kurau landed estate. This provides an unobstructed view of the landed area if you reside on a high floor without other buildings obstructing your sight.

Photo taken from a 5room flat in Blk 43 Marine Cres, where the living room faces North and has unblocked view.

Besides considering whether the unit faces the sea or the landed estate, it's important to note if it receives the morning or afternoon sun.

On each level, there are 2 units that receive the morning sun and 2 units that get the afternoon sun.

The sun will enter through the balcony and windows of the master bedroom.

If you're not a morning person, you might want to avoid units with morning sun. Similarly, if you dislike the afternoon sun, you should steer clear of units that receive it.

Which unit should I go for if I want to have a sea view but less traffic noise from ECP?

I have always advised buyers looking for a sea view property in Marine Parade that enjoying a sea view also means dealing with traffic noise.

To experience the best sea view, you must also tolerate the traffic noise.

However, based on my experience with sellers and buyers in Marine Parade, I have observed that units on level 20 and above experience less traffic noise.

If you are sensitive to noise, consider units above level 20.

Alternatively, you can opt for units with the living room facing north and the balcony facing east.

While you may not have a sea view from the living room, you can still enjoy a good sea view from the balcony.

Photo taken from a 5 room flat in Blk 1 Marine Terrace, where the balcony faces East and has a nice seaview.

Adjoined Flats

You can find some adjoining units in Marine Parade too. Typically, these consist of two 3-room flats that have been merged into a single unit.

Typical floorplan for an adjoined flat (corner + corridor unit).

There are 2 types of adjoined flat in Marine Parade.

The first type is a 3-room corner unit adjoined with a 3-room corridor unit. The owner will normally purchase the corridor space outside the corridor unit. I have previously sold one of such units in Blk 32 Marine Crescent.

The second type is a 3-room corridor adjoined with another 3-room corridor unit. I have also previously marketed one such unit in Blk 4 Marine Terrace.

Based on my knowledge, there are a number of adjoining flats in Blk 30, 31, 32 and 33 Marine Crescent. There are also a couple of such flats in Blk 4 and 5 of Marine Terrace, Blk 46 Marine Crescent and Blk 64 and 65 of Marine Drive.

If you follow the news, you would have read that an adjoined flat in Blk 64 Marine Drive was sold at a record breaking price of $1,380,000 in June 2024!

Conclusion

HDB flats in Marine Parade have consistently been in high demand.

The area is highly accessible, with just a 10-minute drive to both the city and the airport. The upcoming Thomson-East Coast Line (TEL) in 2024 will enhance convenience for residents here.

Amenities are abundant. Shopping malls, wet markets, hawker centers, and schools are all within walking distance. East Coast Park is also just a short walk away.

Flats in Marine Parade have been upgraded and are well-maintained.

If you're interested in purchasing a unit in Marine Parade and want to be added to my database for new listings, please send me a Whatsapp.

If you're an owner in Marine Parade looking to sell your unit, feel free to contact me for the latest valuation and my opinion on your unit's potential value.

Hope to see you soon!

Make An Appointment

---

Related Readings

1) District 15 - Meyer Road And Amber Road - Where Should I Invest?

2) Marine Parade HDB - Review on 5room flat at Blk 1 Marine Terrace

3) Understanding CPF Usage For Property

---

About The Author

Vivian joined the real estate industry in 2002.

Over the years, she has transacted numerous property deals, including HDB and private properties. She is well-versed in policies and regulations involving selling and purchasing residential properties. She has also handled complicated transactions like contra, divorce, administration/probate cases, and decoupling / part-share purchases.

Aside from her professional achievements, Vivian is a dedicated mother to 2 boys. Her role as a real estate mom has allowed her to strike a balance between her career and family, spending quality time with her children as they were growing up. Both boys are passionate footballers, and she takes great joy in supporting them at their school and club games.

Vivian is an active real estate salesperson and team leader. Call her at 98577714 for your real estate matters or if you are looking to join the industry.