SUITES @ EASTCOAST is a freehold development along UPPER EAST COAST ROAD in District 15 (Katong / Joo Chiat), part of the OCR segment of Singapore's private residential market. The project comprises 116 units and is TOP 2014.
This profile draws on 38 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 12 years from TOP, SUITES @ EASTCOAST is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 15 (Katong / Joo Chiat), the immediate context for SUITES @ EASTCOAST is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 38 sales and 267 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SUITES @ EASTCOAST dashboard.
- Average sale price: $804,681 across 38 transactions
- Estimated gross rental yield: 3.7%
- District 15 PSF ranking: Above average (top 45%)
- Freehold tenure · OCR · D15 · 116 units
About SUITES @ EASTCOAST
SUITES @ EASTCOAST is a freehold condominium, located at UPPER EAST COAST ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region), developed by FRAGRANCE PROPERTIES PTE LTD, comprising 116 residential units, completed in 2014.
As a freehold property, SUITES @ EASTCOAST does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SUITES @ EASTCOAST:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 21 | $1,699 psf | $637,042 |
| 1 BR | 11 | $1,522 psf | $882,364 |
| 2 BR | 3 | $1,270 psf | $1,004,333 |
| 3 BR | 2 | $1,137 psf | $1,285,500 |
| 4 BR | 1 | $1,069 psf | $1,910,000 |
Sales Market Overview
SUITES @ EASTCOAST has recorded 38 sale transactions with an average transaction price of $804,681, ranging from $568,000 to $1,910,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,405 psf | $785,263 | — |
| 2022 | 10 | $1,584 psf | $673,400 | ↑ 12.7% |
| 2023 | 7 | $1,618 psf | $881,286 | ↑ 2.1% |
| 2024 | 6 | $1,693 psf | $835,333 | ↑ 4.6% |
| 2025 | 4 | $1,698 psf | $1,006,250 | ↑ 0.3% |
SUITES @ EASTCOAST ranks in the top 45% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, SUITES @ EASTCOAST trades 1.2% above the segment benchmark.
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Rental Market Overview
SUITES @ EASTCOAST has recorded 267 rental transactions with monthly rents averaging $2,466/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 92 | $2,211/mo | $1,500/mo | $3,000/mo |
| 1 BR | 92 | $2,286/mo | $1,500/mo | $3,000/mo |
| 2 BR | 72 | $2,850/mo | $1,850/mo | $4,200/mo |
| 3 BR | 11 | $3,598/mo | $2,800/mo | $4,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 58 | $1,918/mo |
| 2022 | 56 | $2,227/mo |
| 2023 | 49 | $2,837/mo |
| 2024 | 39 | $2,706/mo |
| 2025 | 53 | $2,764/mo |
| 2026 | 12 | $2,623/mo |
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Investment Analysis
Based on average rents and sale prices, SUITES @ EASTCOAST delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows SUITES @ EASTCOAST (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SUITES @ EASTCOAST
- Siglap MRT
- Bayshore MRT
- Bedok MRT
- Dunman High School
- Dunman High School (JC)
- Global Indian International School (GIIS East Coast)
Nearby MRT Stations
SUITES @ EASTCOAST is 750m from Siglap MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
Nearby Schools
There are 13 schools within 2 km of SUITES @ EASTCOAST, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 480m |
| Dunman High School (JC) | Jc | 480m |
| Global Indian International School (GIIS East Coast) | International | 890m |
| East Coast Primary School | Primary | 900m |
| Temasek Junior College | Jc | 1.0 km |
| Temasek Primary School | Primary | 1.1 km |
| Opera Estate Primary School | Primary | 1.1 km |
| Chung Cheng High School (Main) | Secondary | 1.1 km |
| Victoria School | Secondary | 1.2 km |
| Victoria Junior College | Jc | 1.2 km |
| Bedok South Secondary School | Secondary | 1.6 km |
| Yu Neng Primary School | Primary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Siglap is about 0.75km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Dunman High School sits about 0.48km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: SUITES @ EASTCOAST hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 38 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for SUITES @ EASTCOAST?
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Is SUITES @ EASTCOAST freehold or leasehold?
How far is the nearest MRT from SUITES @ EASTCOAST?
What is the tenure of SUITES @ EASTCOAST?
How does SUITES @ EASTCOAST compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 38 transactions analysed
- Rental data: 267 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for SUITES @ EASTCOAST
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.