A project that promises a lot of hype and growth; especially across the future upcoming projects. Liv @ MB, hits a 75% sold rate during their preview launch, with agents and also home buyers snagging them, some prospect felt some FOMO (fear of missing out) and asked me regarding this buy, and hence I decided to write alittle about this project.
Not a lot of people know that Liv @ MB was once known as Katong park towers from enbloc. We should also know that during that period, the developer actually nodded for 20% above the land reserve price. Call it foresight or prime location, this doesn’t change the fact that this would meant a higher break even cost that developers would eventually have to face across its competition.
However it is to note that this happened in 2018. Perhaps they were buying into the future price (future value), as the price sits very well across the other district 5 competitors now instead. In today’s market, Liv @ MB is easily one of the most affordable and attractive project to take a look at.
In terms of accessibility, Liv @ MB have nothing much to show for at the moment, as what home buyers are buying into would be the connectivity to future MRT line. However for now the Dakota MRT station is within 1k away. There’s also a bus stop just right outside (less than 100m) away. 12, 14 and 196. 196 is really decent as they covers from Clementi towards Bedok, and 12 cuts from Pasir Ris towards Bugis. 14 covers places like Orchard and Buona Vista, so the bus services here are as good as the MRT lines in terms of connectivity. Perhaps one worrying point would be traveling on jam packed peak hour route.
It is important to take note that most amenities are within 1km away, however this project also have it perks. Instead of the attractive entry price relative to today’s market. Looking at nearby transaction; it’s interesting to point out that the freehold aren’t the ones bringing in profit, in fact it is the leasehold projects on the area that has healthy transaction. However she to the nature of the project (298 units), they have a huge project land space as they are catering 80% to landscaping, which makes Liv @ MB different and more desirable.
Onto the project itself, homebuyers HAVE an option of having a balcony, or not. This gives owners a lot of flexibility when it comes to utilising the space; without having to find a use just for the balcony. It is also great to note that all kitchens comes with windows. This 2 points would make Liv having better layout compared to general projects out there. On top of that, for those who drive, Liv @ MB are also providing 95% (285) parking spaces for the residences here, which is pretty generous for projects near MRT Stations.
Since the 1 and 2 bedders are sold out, the 3 and 4 bedder units is actually rather attractive, considering that they come with private lifts. The standard ceiling heigh is at 2.8m, and marble floorings are provided for common areas, and engineered timber are more towards bedroom.
All in all Liv @ MB is a great place for people who prefer tranquility without paying for the premium yet still able to enjoy some sort of connectivity without much sacrifices. The lack of school might make Liv @ MB less attractive for growing family, and in the investment point of view, Liv @ MB might not exactly be a project not to be missed. There are other projects like Piccadilly or the upcoming Seneca which might come close.
There are several transformation that one could bank on in the, aside from the 2 being shared that one could refer to for potential future appreciation. The Kampong Bugis rejuvenation stretches all the way to Kallang. With Paya lebar becoming another commercial hub, this gives alot of room to people who're looking to stay and ride onto the appreciation.
Liv @ MB would be amazing for couples and families with older children that could appreciate the lifestyle of district 15. In this perspective, Liv might be the golden ticket to enter into the prestigious beach lifestyle living without much of the premium. But the higher breakeven price would make it less desirable as an investment unit.