SGrade

Resale Project Scorecard

Cote D'Azur

D15 · East Coast, Marine Parade · 99-year leasehold · completed 2004 · 612 units

Grade S, 7.50 out of 10, the 13th highest score among 434 resale condos in District 15.

How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.

TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →

Lease left, about: 74 yrs
Resales, 12 months to Oct 2026: 25
To Marine Parade MRT: 170 m

Photo: Frasers Property

Cote D'Azur Score

S
Grade
Score out of 10: 7.50
Highest score among 434 resale condos in District 15: 13th

Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: rental yield, future transformation.

Project's Historical Performance25%6/10

Avg Ann. of +3.92% — near-median performance within its 2004-era cohort (60th percentile).

The district median is 6.5/10.

Primary School Effect20%10/10

3 primary schools within 1km (nearest: Tanjong Katong Primary School at 0.53km). Exceptional school catchment — strong appeal for families with young children.

The district median is 8/10.

Tanjong Katong Primary School
Tao Nan School
CHIJ (Katong) Primary

Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →

Project Size16%10/10

612 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

The district median is 3/10.

MRT Proximity13%10/10

170 m from Marine Parade MRT (TE26) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 8/10.

Rental Yield10%4/10

Rental yield of 2.96% — below-average income return.

The district median is 4/10.

Tenure10%7/10

99YR tenure — about 74 years remaining; some long-term decay exposure but not imminent.

The district median is 10/10.

Future Transformation6%0/10

No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.

The district median is 1/10.

Scores updated October 2026. On the map →

Why Cote D'Azur scores 7.50

Cote D'Azur scores 7.50 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 190th of 2,350 resale condos scored in Singapore and 13th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Future Transformation (0/10).

Factor	This condoCote D'Azur	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	6/10	6.5/10	−0.12	32% of district
Primary School Effect20%	10/10	8/10	+0.40	53% of district
Project Size16%	10/10	3/10	+1.12	97% of district
MRT Proximity13%	10/10	8/10	+0.26	85% of district
Rental Yield10%	4/10	4/10	±0.00	43% of district
Tenure10%	7/10	10/10	−0.30	3% of district
Future Transformation6%	0/10	1/10	−0.06	0% of district

Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Cote D'Azur and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Cote D'Azur Prices

By unit type at Cote D'Azur

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom840 sq ft	840 sq ft	$1.49M	$1,775 psf	2
3-bedroom1,146 sq ft	1,146 sq ft	$2.04M to $2.70M	$1,912 psf	6
4-bedroom1,539 sq ft	1,539 sq ft	$2.63M to $3.58M	$2,077 psf	6

Past transactions at Cote D'Azur

Unit

25 resales, Nov 2025 to Oct 2026 · median $1,876 psf · $1,480,000 to $3,575,000 · 24 of the 24 with a purchase on record sold at a profit

								Sale
22 Sep 2026	66 Marine Parade Road	3	#03-10104BR · Blk 66	4BR	1,539	$1,852	$2,850,000	Resale
18 Sep 2026	60 Marine Parade Road	22	#22-0404— · Blk 60	—	2,207	$1,495	$3,300,000	Resale
18 Sep 2026	70 Marine Parade Road	2	#02-27273BR · Blk 70	3BR	1,302	$2,010	$2,618,000	Resale
2 Sep 2026	68 Marine Parade Road	10	#10-2020— · Blk 68	—	1,313	$1,986	$2,608,000	Resale
1 Sep 2026	60 Marine Parade Road	4	#04-01012BR · Blk 60	2BR	1,109	$1,876	$2,080,000	Resale
21 Aug 2026	70 Marine Parade Road	14	#14-26263BR · Blk 70	3BR	1,367	$2,158	$2,950,000	Resale
31 Jul 2026	60 Marine Parade Road	8	#08-0202— · Blk 60	—	1,281	$2,147	$2,750,000	Resale
24 Jul 2026	62 Marine Parade Road	16	#16-06063BR · Blk 62	3BR	1,302	$2,242	$2,920,000	Resale
13 Jul 2026	62 Marine Parade Road	1	#01-0505— · Blk 62	—	1,421	$1,548	$2,200,000	Resale
7 Jul 2026	68 Marine Parade Road	1	#01-1919— · Blk 68	—	1,862	$1,477	$2,750,000	Resale

Median PSF by month

Cote D'AzurD15, all resale condos

Show as a table

Period	Sales	Median PSF	D15
Nov 2025	1	—	$1,829 psf
Dec 2025	—	—	$1,793 psf
Jan 2026	3	$1,844 psf	$1,828 psf
Feb 2026	1	—	$1,812 psf
Mar 2026	2	$1,966 psf	$1,904 psf
Apr 2026	2	$2,092 psf	$1,851 psf
May 2026	5	$1,780 psf	$2,010 psf
Jun 2026	1	—	$1,831 psf
Jul 2026	4	$1,848 psf	$1,875 psf
Aug 2026	1	—	$1,904 psf
Sep 2026	5	$1,876 psf	$1,957 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +4.9% a year, ranked 7 of 53 in D15 and 105 of 715 condos. See the most profitable condos in D15 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Cote D'Azur Rent

Median rent a month: $4,000 to $7,500
Gross yield: 3.2% to 3.5%
Rental contracts: 105

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$4,000	$3,910 to $4,090	3.2%	18
2-bedroom	$5,300	$5,200 to $5,500	—	41
3-bedroom	$6,300	$6,100 to $6,400	3.5%	37
4-bedroom	$7,500	$6,900 to $8,300	3.2%	9

Rental contracts at Cote D'Azur

105 contracts, Sep 2025 to Aug 2026 · median $5,600 a month · $3,500 to $9,350

Month	Type	Size	Rent a month
Aug 2026	1BR	800 to 900 sq ft	$3,900
Aug 2026	1BR	800 to 900 sq ft	$4,000
Aug 2026	1BR	900 to 1,000 sq ft	$4,500
Aug 2026	2BR	1,100 to 1,200 sq ft	$5,100
Aug 2026	2BR	1,100 to 1,200 sq ft	$5,200
Aug 2026	2BR	1,100 to 1,200 sq ft	$5,500
Aug 2026	2BR	1,100 to 1,200 sq ft	$5,850
Aug 2026	3BR	1,300 to 1,400 sq ft	$6,200
Aug 2026	3BR	1,200 to 1,300 sq ft	$6,350
Aug 2026	3BR	1,200 to 1,300 sq ft	$6,400

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Cote D'Azur By stack

Highest, stack 27: $2,050 psf
Lowest, stack 15: $1,459 psf
Stacks with 2+ resales: 23

Stack	Median PSF	Size	Sold on	Sales
01	$1,551 psf	1,109 sq ft	Levels 4 to 22	6
02	$1,887 psf	1,367 sq ft	Levels 2 to 14	3
03	$2,008 psf	1,281 sq ft	Levels 3 to 18	3
04	$1,669 psf	1,109 sq ft	Levels 2 to 22	3
05	$1,764 psf	1,109 sq ft	Levels 1 to 20	8
06	$1,885 psf	1,302 sq ft	Levels 6 to 20	6
08	$1,599 psf	840 sq ft	Levels 2 to 15	2
10	$1,849 psf	1,609 sq ft	Levels 3 to 17	4

Show the other 15 stacks

Stack	Median PSF	Size	Sold on	Sales
11	$1,888 psf	1,539 sq ft	Levels 4 to 11	4
12	$1,794 psf	1,324 sq ft	Levels 4 to 6	2
13	$1,970 psf	1,313 sq ft	Levels 11 to 21	4
14	$1,818 psf	1,141 sq ft	Levels 4 to 21	4
15	$1,459 psf	904 sq ft	Levels 10 to 12	2
17	$1,676 psf	1,152 sq ft	Levels 2 to 21	4
18	$1,637 psf	1,141 sq ft	Levels 5 to 19	6
19	$1,873 psf	1,389 sq ft	Levels 1 to 18	6
20	$1,986 psf	1,313 sq ft	Levels 1 to 20	5
23	$1,844 psf	1,539 sq ft	Levels 4 to 12	3
24	$1,827 psf	1,109 sq ft	Levels 4 to 21	2
25	$1,704 psf	840 sq ft	Level 5	2
26	$1,907 psf	1,367 sq ft	Levels 6 to 21	4
27	$2,050 psf	1,292 sq ft	Levels 2 to 19	4
28	$1,804 psf	1,109 sq ft	Levels 11 to 19	3

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Cote D'Azur Notes

How these numbers are worked out

Grade S places Cote D'Azur in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
PSF against the district: $1,876 psf at Cote D'Azur against $1,852 psf across District 15, medians over 12 months.
MRT distance is a straight line on the map; the walking route is longer.
Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,865 psf). A specific unit's value depends on floor, size, facing and condition.
By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (2 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
Factor bars: the black mark on each bar is the district median.
Score: seven weighted factors. Methodology published.

What the score cannot tell you

RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 25 resale caveats at Cote D'Azur ranged from $1,477 psf to $2,242 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2004, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
The nearest MRT is Marine Parade MRT (TE26), 170 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Cote D'Azur for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Cote D'Azur Key facts

District: D15, East Coast, Marine Parade
Tenure: 99-year leasehold
Lease left: About 74 years
Completed: 2004
Total units: 612
Developer: Frasers Property

Cote D'Azur Nearby

MRT and LRT (5)

Marine Parade (TE26)170 m
Tanjong Katong (TE25)670 m
Marine Terrace (TE27)1.1 km
Dakota (CC8)1.8 km
Katong Park (TE24)1.9 km

Primary schools within 1 km (3)

Tanjong Katong Primary SchoolWithin 1 km (OneMap, all 6 blocks) · 10 Seraya Road530 m
Tao Nan SchoolWithin 1 km (OneMap, all 6 blocks) · 49 Marine Crescent800 m
CHIJ (Katong) PrimaryWithin 1 km (OneMap, all 6 blocks) · 17 Martia Road870 m

Bus stops (5)

Marine Pde Stn Exit 2Marine Parade RdBuses 15, 31, 36, 36B, 43, 43e, 48, 134, 135, 196, 196e, 197, 853M, 966, 966A150 m
Opp Parkland GreenEast Coast Pk Svc RdBuses 401190 m
Marine Pde Stn/Parkway PdeMarine Parade RdBuses 15, 31, 36, 36A, 36B, 43, 43e, 47, 48, 134, 135, 196, 196A, 196e, 197, 401, 853M, 966, 966A280 m
Opp Amber GdnsAmber RdBuses 31, 36, 36B, 43, 43e, 48, 134, 135, 196, 196e, 197, 853M300 m
Amber GdnsAmber RdBuses 31, 36, 36A, 36B, 43, 43e, 47, 48, 134, 135, 196, 196A, 196e, 197, 401, 853M320 m

Secondary schools (5)

Tanjong Katong Secondary School130 Haig Road1.1 km
Tanjong Katong Girls' School20 Dunman Lane1.2 km
Chung Cheng High School (Main)50 Goodman Road1.4 km
CHIJ Katong Convent346 Marine Terrace1.5 km
St. Patrick's School490 East Coast Road1.7 km

Childcare (5)

My First Skool80 Marine Parade Road, #04-08, Parkway Parade Shopping Centre90 m
Carpe Diem Childcare1 Marine Parade Central, #05-01-06, Parkway Centre210 m
Kinderland Preschool87 Marine Parade Central, #03-203210 m
First Steps Preschool@ East Coast89 Marine Parade Central, #02-750220 m
Gug Preschool @ Katong30 East Coast Road, #03-06, Village Hotel Katong320 m

Straight-line distances from the nearest block of Cote D'Azur, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Cote D'Azur, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Cote D'Azur Similar condos

All 434 in District 15 →

Live on PropertyGuruSee Cote D'Azur listings for sale Ask TRIBE on WhatsApp

Cote D'Azur Questions

What does Cote D'Azur's RPS grade say — and not say — in 2026?

Cote D'Azur scores 7.50/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 190th of 2,350 Singapore resale condos and 13th of 434 in District 15 (East Coast, Marine Parade). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: rental yield, future transformation. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Cote D'Azur score Grade S, and what would move it?

A District 15 (East Coast, Marine Parade) project sitting at the district median on all seven factors would score 6.21; Cote D'Azur scores 7.50, 1.29 points above it. It gains most from Project Size (10/10 against a median of 3, +1.12), Primary School Effect (10/10 against a median of 8, +0.40) and MRT Proximity (10/10 against a median of 8, +0.26). It gives up most on Tenure (7/10 against a median of 10, −0.30) and Project's Historical Performance (6/10 against a median of 6.5, −0.12). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Cote D'Azur?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 25 resale transactions at Cote D'Azur, at a median of $1,876 psf and a median price of $2.70M (range $1,477 psf to $2,242 psf). The median PSF is up 0.6% on the previous 12 months (Nov 2024 – Oct 2025, $1,865 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Cote D'Azur cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 840 sq ft sold at a median of $1.49M (2 sales), 3-bedroom units of about 1,146 sq ft sold for $2.04M to $2.70M (6 sales) and 4-bedroom units of about 1,539 sq ft sold for $2.63M to $3.58M (6 sales) at Cote D'Azur. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Cote D'Azur, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $4,000 a month (18 contracts, about 3.2% gross yield), 2-bedroom units let at a median of $5,300 a month (41 contracts), 3-bedroom units let at a median of $6,300 a month (37 contracts, about 3.5% gross yield) and 4-bedroom units let at a median of $7,500 a month (9 contracts, about 3.2% gross yield) at Cote D'Azur, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Cote D'Azur from the nearest MRT station?

Cote D'Azur is about 170 m from Marine Parade MRT (TE26), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does Cote D'Azur compare with Residence Twenty-Two?

Residence Twenty-Two is the project scored next to Cote D'Azur on the District 15 ranking: 7.51 (Grade S) against Cote D'Azur's 7.50 (Grade S). Cote D'Azur scores higher on Project Size (10 vs 3) and MRT Proximity (10 vs 8); Residence Twenty-Two scores higher on Rental Yield (9 vs 4) and Tenure (10 vs 7).

Which primary schools are within 1km of Cote D'Azur?

3 primary schools are within 1km of Cote D'Azur on OneMap's School Query, measured from the development's nearest block: Tanjong Katong Primary School, Tao Nan School, CHIJ (Katong) Primary. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. Cote D'Azur scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.

What is the tenure of Cote D'Azur, and how big is the project?

Cote D'Azur is 99-year leasehold, was completed in 2004, has 612 units and was developed by Frasers Property. 99YR tenure — about 74 years remaining; some long-term decay exposure but not imminent. 612 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.