THE SHORELINE RESIDENCES II is a 99 yrs lease commencing from 2011 development along WAK HASSAN DRIVE in District 27 (Sembawang / Yishun), part of the OCR segment of Singapore's private residential market. The project comprises 2015 units and is an established secondary-market project.
This profile draws on 4 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 27 (Sembawang / Yishun), the immediate context for THE SHORELINE RESIDENCES II 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 4 sales and 1 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SHORELINE RESIDENCES II dashboard.
- Average sale price: $2,604,500 across 4 transactions
- Estimated gross rental yield: 3.0%
- District 27 PSF ranking: Premium tier (top 16%)
- 99 yrs lease commencing from 2011 · OCR · D27 · 2015 units
About THE SHORELINE RESIDENCES II
THE SHORELINE RESIDENCES II is a 99 yrs lease commencing from 2011 condominium, located at WAK HASSAN DRIVE in District 27 (Sembawang, Yishun) (Outside Central Region), developed by GOODLAND HOMES PTE LTD, comprising 2015 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SHORELINE RESIDENCES II:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $1,509 psf | $2,546,000 |
| 5+ BR | 1 | $1,232 psf | $2,780,000 |
Sales Market Overview
THE SHORELINE RESIDENCES II has recorded 4 sale transactions with an average transaction price of $2,604,500, ranging from $2,158,000 to $2,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,279 psf | $2,158,000 | — |
| 2022 | 2 | $1,624 psf | $2,740,000 | ↑ 26.9% |
| 2025 | 1 | $1,232 psf | $2,780,000 | ↓ 24.2% |
THE SHORELINE RESIDENCES II ranks in the top 16% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, THE SHORELINE RESIDENCES II trades 7.1% below the segment benchmark.
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Rental Market Overview
THE SHORELINE RESIDENCES II has recorded 1 rental transactions with monthly rents averaging $6,500/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $6,500/mo | $6,500/mo | $6,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $6,500/mo |
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Investment Analysis
Based on average rents and sale prices, THE SHORELINE RESIDENCES II delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 27
Side-by-side comparison against the most actively traded condos in District 27 (Sembawang, Yishun):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| NORTH GAIA | 99 yrs lease commencing from 2021 | 616 | $1,312 psf | 615 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 448 | $1,491 psf | 518 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 413 | $1,182 psf | 413 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 376 | $1,989 psf | 330 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | 632 | $1,366 psf | 281 |
Location Map
Map shows THE SHORELINE RESIDENCES II (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SHORELINE RESIDENCES II
Resort-scale facilities. At 2015 units, THE SHORELINE RESIDENCES II typically supports a deep facilities suite: 50m pool, multiple gym zones, function rooms, tennis or BBQ pavilions, and often a clubhouse. The maintenance fee is shared across a wide base, keeping per-unit cost manageable.
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.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Thin transaction history. With only 4 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": "amber",
"reason": "Verify exact 1km/2km school-finder boundaries"
},
{
"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 SHORELINE RESIDENCES II 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. 4 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 SHORELINE RESIDENCES II?
What is the rental yield for THE SHORELINE RESIDENCES II?
Is THE SHORELINE RESIDENCES II freehold or leasehold?
How accessible is public transport from THE SHORELINE RESIDENCES II?
What is the tenure of THE SHORELINE RESIDENCES II?
How does THE SHORELINE RESIDENCES II compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SHORELINE RESIDENCES II?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 transactions analysed
- Rental data: 1 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 THE SHORELINE RESIDENCES II
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.