77 @ East Coast
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Overview & Key Facts
77 @ East Coast is a freehold boutique development of just 41 residential units and 3 ground-floor commercial units along Upper East Coast Road in District 15. Developed by KDC (77) Development Pte Ltd, a subsidiary of the KTC Group — a firm better known for civil engineering infrastructure (including work on Marina Bay Sands and Resorts World Sentosa) than residential property — the project is an intimate 4-storey block designed by Ronny Chin Architects.
Formerly known as Lodge 77, the development completed in 2022 on a compact 13,123 sq ft freehold site — the former site was acquired by KTC from Assoland Pte Ltd in 2017 via private treaty. The façade draws inspiration from Singapore’s colonial black-and-white bungalow architecture, giving the low-rise block a distinctive identity that fits the East Coast’s kampung character. What makes 77 @ East Coast distinctive is its mixed-use format: three commercial units at ground level provide daily convenience, while the residential floors above offer a diverse unit mix with duplex layouts across multiple bedroom types — unusual for a development of this scale.
The development targets a specific buyer profile: professionals and couples who value freehold tenure and East Coast lifestyle access over mega-development facilities. At ~$1,966 psf, it sits well below the D15 new-launch average of $2,500+ psf, making it one of the more accessible freehold entry points in the district.
Location & Connectivity
77 @ East Coast sits on Upper East Coast Road, a quiet residential street that connects to the broader Siglap and Bedok network. The development’s strongest location advantage is the upcoming Siglap MRT station on the Thomson-East Coast Line (TEL), approximately 460–600 metres away depending on the walking route — a comfortable 5-to-7-minute walk. When fully operational, the TEL will connect residents directly to Orchard, Marina Bay, and the CBD without transfers.
For drivers, the East Coast Parkway (ECP) is the main artery — Changi Airport is 15 minutes away, and the CBD is reachable in under 10 minutes during off-peak. The area around Siglap is well-served by local amenities: FairPrice at Siglap New Market and Cold Storage at Siglap V handle groceries, while Bedok Mall (1.3 km) is the nearest full-scale shopping centre. The Siglap enclave itself has a quiet village character with independent cafes, restaurants, and the popular Siglap food strip along East Coast Road.
East Coast Park is the neighbourhood’s lifestyle anchor — cycling, jogging, and beachfront dining are all within a short drive or cycle. The park connector network links to Bedok Reservoir and beyond. For families, East Coast Primary School (360m) and Chung Cheng High School (590m) are within comfortable walking distance, while Victoria School and Temasek Junior College are just over 1 km away.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Global Indian International School (GIIS East Coast) | international | Within 1 km |
| East Coast Primary School | primary | Within 1 km |
| Chung Cheng High School (Main) | secondary | Within 1 km |
| Dunman High School | secondary | ~1.0 km |
| Dunman High School (JC) | jc | ~1.0 km |
| Temasek Junior College | jc | ~1.1 km |
| Victoria School | secondary | ~1.2 km |
| Victoria Junior College | jc | ~1.2 km |
Facilities
As a 41-unit boutique development, 77 @ East Coast offers practical rather than resort-scale facilities. The communal areas include a swimming pool, pool deck, fitness corner, and BBQ area — the essentials for daily living without the overhead of maintaining tennis courts, function rooms, and multiple pool zones that drive up maintenance fees in larger developments. For a household that uses the gym and pool regularly but doesn’t need a clubhouse or party room, this is sufficient.
“The pool is never crowded — with only 41 units, you rarely share it with more than one or two other families. That’s the whole point of buying boutique. We traded the tennis court and function room for peace and quiet, and we’d make that trade again.”
— Resident review on 99.co, 2024
The three ground-floor commercial units add a practical layer of convenience — depending on the tenants, residents may have a cafe, convenience store, or service shop directly below their homes. This mixed-use element is a genuine daily-life advantage that many standalone condos lack. Security is 24-hour with card access, standard for developments in this price range.
Unit Sizes & Layout
The unit mix at 77 @ East Coast is heavily weighted toward smaller units: 29 of 41 units (71%) are 1-bedroom variants, ranging from compact 409 sq ft studios to 743 sq ft 1-bed+study duplexes. The larger units — 2-bedroom duplexes (689–775 sq ft), 3-bedroom duplexes (990–1,087 sq ft), and 4-bedroom duplexes (1,141–1,345 sq ft) — are limited to just 10 units total. Notably, none of the units have balconies, which maximises usable interior space but means no outdoor living area. The duplex configurations are a standout feature — the double-height living spaces feel significantly more generous than their floor area suggests, and the split-level design creates natural separation between living and sleeping zones.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 1 | $2,103 | $860,000 |
| 1 BR | 18 | $1,808 | $1,099,350 |
| 2 BR | 3 | $1,730 | $1,315,333 |
| 3 BR | 4 | $1,658 | $1,906,500 |
Pricing & Market Position
Based on 26 recorded transactions, sale prices range from $860,000 to $2,195,000, averaging $1,239,242 (~$1,966 psf).
Rents range from $3,000 to $6,800 per month across 45 rental transactions. Current rental yield sits at approximately 3.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 10.3% (from $1,738 to $1,918 psf).
Neighbourhood Comparison
In District 15, 77 @ East Coast competes in a completely different segment from the mega-launches. Against Grand Dunman ($2,504 psf, 1,008 units) and Emerald of Katong ($2,719 psf, 846 units), the price gap is dramatic — 20–35% lower PSF — but the freehold tenure advantage and intimate scale offset the facilities deficit. For buyers who see facilities as a cost centre rather than a lifestyle essential, 77 @ East Coast offers superior long-term value economics.
The more relevant comparison is against other boutique freeholds in the Siglap-Katong belt. La Mariposa (17 units, freehold, Mangis Road) offers similar boutique intimacy but at a slightly less accessible MRT distance. Bayshore Park (1,038 units, freehold, ~$1,200 psf) is the value play but is a much older development. For buyers specifically seeking a modern freehold with TEL access in the $1,900–$2,000 psf range, 77 @ East Coast has very few direct competitors.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 77 @ EAST COAST | 2021 | 41 | $1,966 | |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
Lease Decay Analysis
The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~94 years | Full bank financing available |
| 2051 | ~69 years | CPF usage still unrestricted for most buyers |
| 2060 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2080 | ~39 years | Significant financing restrictions for next buyer |
| 2120 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates 77 @ EAST COAST across multiple dimensions.
What Residents Say
“We downsized from a landed property and wanted something freehold, walkable to MRT, with an East Coast address. The 4-bed duplex at 77 felt like a mini-house — the double-height ceiling makes the living room feel twice as big as the floor area.”
— Owner review on PropertyGuru, 2024
“Location is perfect — Siglap food strip is 5 minutes walk, ECP entrance is a quick drive, and the Siglap MRT will be a game-changer. Only downside is the gym is tiny, basically a fitness corner. We joined a nearby gym instead.”
— Resident review on 99.co, 2024
“Bought a 1-bed+study duplex as an investment. Rental demand has been steady — tenants love the duplex feel and the East Coast address. Yield is around 3.2%, which is decent for freehold. The commercial units downstairs are a nice bonus for tenants.”
— Investor review on EdgeProp, 2025
Strengths & Weaknesses
- Freehold tenure — one of the most affordable freehold entry points in D15
- Siglap MRT (Thomson-East Coast Line) approximately 460-600m away
- Duplex units with double-height ceilings — unique for this price range
- Boutique 41-unit community — pool and facilities rarely crowded
- Mixed-use with ground-floor commercial units for daily convenience
- Well below D15 new-launch pricing at ~$1,966 psf (vs $2,500+ average)
- East Coast lifestyle corridor — parks, cycling, beachfront dining nearby
- East Coast Primary School (360m) and Chung Cheng High (590m) walkable
- 93% Singaporean buyer base — genuine owner-occupier demand
- Rental yield of 3.2% — solid for a freehold asset
- Minimal facilities — no tennis court, function room, or large gym
- Very compact fitness corner — most residents join an external gym
- KTC Group is primarily an infrastructure company, not a residential developer
- Only 41 units means limited resale liquidity — fewer comparable transactions
- No full-scale shopping mall within walking distance (Bedok Mall 1.3km)
- Small site area (13,123 sqft) — limited communal green space
- Siglap MRT not yet fully operational — current MRT access requires bus
- Lower-floor units may face road noise from Upper East Coast Road
Verdict
77 @ East Coast occupies a niche that the mega-developments simply cannot fill: freehold tenure, boutique scale, duplex layouts, and genuine MRT proximity — all at a PSF that significantly undercuts D15’s new-launch pricing. At ~$1,966 psf, buyers are paying roughly 20–25% less than Grand Dunman ($2,504 psf) or Emerald of Katong ($2,719 psf), while securing freehold tenure that those 99-year developments cannot offer.
The trade-off is clear: minimal facilities, no scale economies on maintenance, and a developer (KTC Group) whose track record is in infrastructure rather than residential. Buyers who need a tennis court, function room, and 50-metre lap pool will not find them here. But for couples, small families, or investors who prioritise freehold value preservation, proximity to Siglap MRT, and the East Coast lifestyle corridor, 77 @ East Coast is a compelling proposition.
The investment thesis centres on the TEL completion: as Siglap MRT station matures and the East Coast corridor’s MRT connectivity improves, freehold properties within walking distance of stations should see sustained demand from both owner-occupiers and tenants. The 3.2% rental yield is respectable for a freehold asset, and the overwhelmingly local buyer base (93% Singaporean) suggests genuine owner-occupier demand rather than speculative investment.