Overview & Key Facts
The Shoreline Residences II is one of Singapore's most distinctive landed housing projects — a boutique collection of just 10 three-storey terrace houses perched at the northern tip of the island along Wak Hassan Drive, a quiet coastal lane fringed by Sembawang Beach and the calm waters of the Johor Strait. Developed by Goodland Homes Pte Ltd, the residential arm of mainboard-listed Goodland Group, the development completed in 2015 and occupies a small corner of District 27 that feels worlds apart from the dense urban corridors of central Singapore. Each address here is less a unit and more a private residence: 5-bedroom layouts spanning 4,703–4,889 sq ft of built-up space, with a basement level, a roof terrace, a private swimming pool, a home lift, and a 2-car covered porch — comforts more associated with Good Class Bungalows than landed terrace housing.
The project is the larger sibling of Shoreline Residences I, a companion development of 6 terrace houses along Inggu Road delivered by the same developer. Together the two phases form a rare enclave of only 16 ultra-luxury terrace houses set back from Sembawang Beach — a concept with no direct equivalent in Singapore's new-launch landed market. Goodland Group's portfolio has consistently targeted the high-end boutique segment, and Shoreline Residences II reflects this philosophy: land values along the Sembawang coast are modest relative to prime districts, but the product specification and location rarity create a premium that pure transaction data does not fully capture.
With only 4 resale transactions on record and a median transacted price of $2.78 million, price discovery at Shoreline Residences II is thin by necessity — 10 units rarely trade, and each sale is a negotiated, bespoke event. The gross yield of 2.81% (based on a single recorded rental of $6,500 per month) is indicative rather than statistically robust. Buyers and investors should approach this project primarily as a lifestyle acquisition in a coastal nature enclave, with secondary consideration of capital preservation and low competition for entry.
Location & Connectivity
Wak Hassan Drive sits at Singapore's northernmost residential frontier, roughly 1.5 km from the Johor Strait causeway area and within easy reach of Sembawang Park, Sembawang Beach, and the recently restored Sembawang Hot Spring. The immediate surroundings are low-density and unhurried: a mix of private landed estates, the Naval Base secondary school, light industrial plots, and expanses of greenery that feel rare this close to a major city. Sembawang Shopping Centre (a local neighbourhood mall with a Cold Storage and food options) is about 3–4 km by car. Northpoint City in Yishun and Causeway Point in Woodlands, both large regional malls, are 5–10 minutes' drive in opposite directions.
The coastal position delivers genuine lifestyle value. Sembawang Beach — one of Singapore's last natural sandy beaches — is accessible on foot or by bicycle in under 10 minutes from the gate. Sembawang Park's seafront promenade, jetty, and heritage Casuarina trees are a 5-minute drive. The Sembawang Hot Spring Park, a unique geothermal curiosity in an urban nation, is within 3 km. For families, Wellington Primary School (2.2 km), Chongfu School (2.4 km), and Furen International School (2.2 km) are the closest campuses. The Central Expressway (CTE) and Seletar Expressway (SLE) are accessible via Sembawang Road, making the commute to Orchard or the CBD manageable in off-peak hours (roughly 30–40 minutes).
Car ownership is non-negotiable: The Shoreline Residences II records a walkability score of 0/100 — the most extreme car-dependent rating in our database. Canberra MRT (North–South Line) is the nearest station at approximately 2.2 km away; Sembawang MRT is 2.6 km. Neither is within practical walking distance, and there are no sheltered pedestrian routes connecting Wak Hassan Drive to public transport nodes. Bus services exist on Sembawang Road but require a drive or long walk to the nearest stop. Residents without a private vehicle will find daily errands — groceries, medical appointments, school runs — logistically difficult. Prospective buyers must factor in full vehicle ownership costs and the ongoing dependency on cars for every trip.
Despite the transport isolation, the location rewards those who actively seek distance from urban density. The northern shoreline has a languorous, almost resort-like atmosphere, and Sembawang's relative obscurity means traffic congestion is rarely a serious problem on local roads. For retirees, expatriates attached to nearby Seletar Aerospace Park or Sembawang Shipyard, or families prioritising space and nature over convenience, the trade-off is conscious rather than accidental.
Facilities
Each of the 10 terrace houses at Shoreline Residences II is effectively self-sufficient in terms of lifestyle facilities. The defining feature is a private swimming pool within each unit's footprint — an extremely rare amenity in Singapore's landed terrace segment, typically found only in bungalow-class properties. Complementing this are a private home lift serving all three storeys plus the basement, a roof terrace for open-air living with potential sea-breeze views, and a double-car covered porch. The basement level functions as additional flexible space — typically configured as a family lounge, media room, or a dedicated domestic helper suite in the Singapore context. High-quality fittings and finishings were specified throughout, befitting a project positioned at the upper end of the landed price range in District 27. As a low-density private estate of only 10 homes, shared facilities are intentionally absent — there is no clubhouse, gymnasium, or guard post in the conventional condo sense, though the estate benefits from a quiet residential setting with a degree of natural privacy.
The broader Sembawang neighbourhood provides outdoor facilities that serve as de facto common amenities for Shoreline Residences II residents. Sembawang Park's BBQ pits, cycling tracks, sea-view pavilions, and beachfront lawn are a short drive away. The Sembawang Hot Spring Park — a rare heritage geothermal pool — offers a distinctive public leisure option. For fitness, the park connector network links the northern coast through to Admiralty Park and beyond, making cycling and running genuinely pleasant. The trade-off is the absence of a guarded condominium perimeter; as a small terrace estate, physical security relies on standard residential precautions rather than 24-hour concierge services.
"Living this close to the beach in a private terrace with your own pool is something you just can't find anywhere else in Singapore. The kids swim every evening and we walk to Sembawang Beach on weekends. The drive to work is longer, but we stopped thinking of that as a sacrifice very quickly."
— Shoreline Residences resident (property listing testimonial)
Unit Sizes & Layout
All 10 units at Shoreline Residences II follow the same fundamental configuration: a 3-storey terrace house with a basement, delivered across a built-up area of 4,703–4,889 sq ft. The 5-bedroom, multi-storey layout is structured for multigenerational family living — typically with a master bedroom suite occupying a full upper level, secondary bedrooms and a family lounge on the intermediate floor, and the ground level housing the main living and dining areas that open towards the private pool terrace and garden strip. The basement adds meaningful bonus space that most Singapore terraces simply do not offer, frequently used as an entertainment room, home office suite, or a dedicated helper quarters with its own access. A private home lift eliminates the fatigue of multi-storey living for elderly family members or young children, and the roof terrace crowns the residence with an open-air vantage point that — depending on the unit's orientation — can capture views across Wak Hassan Drive towards the northern coastline.
The land parcels for this development are generous relative to standard Singapore terrace plots, and the pool-within-the-footprint design means buyers receive resort amenities without the wait times and shared-facilities politics of condominium living. The homes are delivered in a contemporary architectural language with clean facades, generous fenestration, and premium specification finishes. For buyers accustomed to mass-market terrace housing or smaller landed subdivisions, the scale and completeness of each unit represents a meaningful step up. One practical note: at 4,700+ sq ft of built-up space across four levels, ongoing maintenance (cleaning, repainting, pool servicing) requires either a dedicated domestic helper arrangement or a significant time commitment from residents — a realistic lifestyle cost that prospective buyers should budget for alongside mortgage and vehicle expenses.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $1,509 | $2,546,000 |
| 5 BR | 1 | $1,232 | $2,780,000 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $2,158,000 to $2,800,000, averaging $2,604,500 (~$1,232 psf).
Rents range from $6,500 to $6,500 per month across 1 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 3.7% (from $1,279 to $1,232 psf).
Neighbourhood Comparison
In the District 27 sub-market, THE SHORELINE RESIDENCES II at ~$1,232 psf sits between PROVENCE RESIDENCE (~$1,182 psf) and CANBERRA CRESCENT RESIDENCES (~$1,988 psf). Each development appeals to a slightly different buyer profile.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SHORELINE RESIDENCES II | 99 yrs lease commencing from 2011 | — | 2,015 | $1,232 |
| NORTH GAIA | 99 yrs lease commencing from 2021 | 2022 | 616 | $1,312 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 2021 | 448 | $1,490 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 2021 | 413 | $1,182 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 2025 | 376 | $1,988 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | — | 632 | $1,364 |
ShiokNest Scores
Our proprietary scoring system evaluates THE SHORELINE RESIDENCES II across multiple dimensions.
Strengths & Weaknesses
- Private swimming pool in every unit — a near-unique feature for Singapore terrace housing
- Exceptionally spacious at 4,703–4,889 sq ft across 4 levels including basement and roof terrace
- 5 bedrooms with private home lift — suited for multigenerational or large family living
- Boutique estate of only 10 homes — maximum privacy with no crowded condo corridors
- Walking distance to Sembawang Beach — one of Singapore's last natural sandy beaches
- Near Sembawang Park, Sembawang Hot Spring Park, and coastal park connector network
- 85-year lease remaining — healthy tenure with no short-term lease decay concern
- Relatively competitive PSF ($1,232) for the product scale and space offered
- Low-traffic, low-density neighbourhood with minimal urban noise and congestion
- Companion development (Shoreline Residences I) creates a small, cohesive residential enclave
- Walkability score 0/100 — complete car dependency; nearest MRT (Canberra) is 2.2 km away
- Only 4 resale transactions on record — extremely thin price discovery and low liquidity
- Single rental transaction on record — gross yield of 2.81% is statistically unreliable
- PSF dipped to $1,232 in the most recent period from an earlier high of $1,624 — price softness
- No shared estate facilities (no gym, clubhouse, 24hr security post, or guarded perimeter)
- High ongoing maintenance costs: pool servicing, 4-level cleaning, and exterior upkeep
- Limited public transport options — bus services require a drive to the nearest stop
- Far from major employment hubs — 30–40+ minute drive to CBD in typical traffic
- 99-year leasehold (not freehold) — limits long-run generational transfer value vs landed peers
Verdict
The Shoreline Residences II is a niche product designed for a very specific buyer — and it serves that buyer exceptionally well. The combination of a private pool, home lift, 5 bedrooms, roof terrace, and a beachside coastal address in a boutique estate of only 10 homes is genuinely unmatched at this price point in District 27. The median transacted price of $2.78 million and a PSF of approximately $1,232 makes it one of the more accessible entries into ultra-luxury landed living by Singapore standards, particularly when measured against the per-sq-ft cost of freehold or centrally-located alternatives. The 85-year remaining lease (commencing 2011) is well within the comfort zone for most buyers' holding periods, and the low-density, nature-adjacent setting appeals strongly to families who have consciously opted out of the urban intensity found in Districts 1–11.
The caveats are equally specific and non-negotiable. A walkability score of 0/100 and no MRT station within practical range mean this is a car-household-only proposition, full stop. The rental market is paper-thin — a single recorded transaction — which makes yield projections unreliable and exit liquidity through tenants unpredictable. The PSF of $1,232 sits at the lower end of D27 competition, with newer launches like Canberra Crescent Residences at $1,988 PSF reflecting stronger market momentum in the more central parts of the district. The most recent PSF data point shows a dip from an earlier peak of $1,624, suggesting price softness and reinforcing the view that Shoreline Residences II is not a speculative flipping target but a long-hold lifestyle asset.
The ideal buyer is a time-rich, car-owning family — likely with school-age children who enjoy outdoor living, or expatriates attached to Seletar Aerospace Park, Sembawang Shipyard, or Woodlands business clusters — who values space, privacy, and the singular experience of beach-adjacency in Singapore. Retirees seeking a serene, low-traffic residential enclave with genuine nature access will also find the setting compelling. Investors seeking yield or liquidity should look elsewhere in D27's more urbanised pockets closer to Canberra or Sembawang MRT stations.