THE SHOREFRONT is a 10-year balance leasehold development along JALAN LOYANG BESAR in District 17 (Loyang / Changi), part of the OCR segment of Singapore's private residential market. The project comprises 23 units and is TOP 2023.
This profile draws on 11 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 3 years from TOP, THE SHOREFRONT is in the early-life phase: defects-liability resolved (or about to be), strata management corp settling in, and resale price discovery still finding its footing. Early-cycle premiums and rough-edges both apply.
Within District 17 (Loyang / Changi), the immediate context for THE SHOREFRONT 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 11 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SHOREFRONT dashboard.
- Average sale price: $1,787,686 across 11 transactions
- District 17 PSF ranking: Premium tier (top 4%)
- 999 yrs lease commencing from 1937 · OCR · D17 · 23 units
About THE SHOREFRONT
THE SHOREFRONT is a 999 yrs lease commencing from 1937 condominium, located at JALAN LOYANG BESAR in District 17 (Changi, Loyang) (Outside Central Region), developed by 165@Loyang Pte Ltd, comprising 23 residential units, completed in 2023.
With approximately 10 years remaining on its 99-year lease, buyers should be aware of significant financing restrictions.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SHOREFRONT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $1,899 psf | $1,530,257 |
| 3 BR | 4 | $1,913 psf | $1,873,750 |
| 4 BR | 1 | $1,779 psf | $2,988,000 |
Sales Market Overview
THE SHOREFRONT has recorded 11 sale transactions with an average transaction price of $1,787,686, ranging from $1,473,000 to $2,988,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 4 | $1,871 psf | $1,790,250 | — |
| 2024 | 3 | $1,896 psf | $1,524,000 | ↑ 1.3% |
| 2025 | 4 | $1,912 psf | $1,982,886 | ↑ 0.8% |
THE SHOREFRONT ranks in the top 4% of condos in District 17 by average PSF.
Compared to the OCR average of $1,550 psf, THE SHOREFRONT trades 22.1% above the segment benchmark.
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Competing Condos in District 17
Side-by-side comparison against the most actively traded condos in District 17 (Changi, Loyang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | 748 | $1,791 psf | 597 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 428 | $1,395 psf | 269 |
| KASSIA | Freehold | 276 | $2,032 psf | 226 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 501 | $1,153 psf | 195 |
| PARC KOMO | Freehold | 276 | $1,628 psf | 178 |
Location Map
Map shows THE SHOREFRONT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SHOREFRONT
- Pasir Ris MRT
- Pasir Ris Crest Secondary School
- Pasir Ris Primary School
- Stamford American International School
Nearby MRT Stations
THE SHOREFRONT is 1.4 km from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 1.4 km |
Nearby Schools
There are 9 schools within 2 km of THE SHOREFRONT.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | Secondary | 1.2 km |
| Pasir Ris Primary School | Primary | 1.2 km |
| Stamford American International School | International | 1.2 km |
| Meridian Primary School | Primary | 1.3 km |
| Meridian Secondary School | Secondary | 1.3 km |
| Elias Park Primary School | Primary | 1.3 km |
| Pasir Ris Secondary School | Secondary | 1.3 km |
| Brighton College (Singapore) | International | 1.4 km |
| White Sands Primary School | Primary | 1.5 km |
Boutique character. With 23 units, THE SHOREFRONT keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Pasir Ris Crest Secondary School sits about 1.16km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
MRT is a commute, not a walk. The nearest station is 1.37km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Lease tenor below 75 years. With roughly 10 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 11 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: THE SHOREFRONT sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 11 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 THE SHOREFRONT?
What is the rental yield for THE SHOREFRONT?
Is THE SHOREFRONT freehold or leasehold?
How far is the nearest MRT from THE SHOREFRONT?
What is the tenure of THE SHOREFRONT?
How does THE SHOREFRONT compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SHOREFRONT?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions 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 THE SHOREFRONT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.