Breeze By The East
Overview & Key Facts
Breeze by the East is an 88-unit freehold condominium on Upper East Coast Road in District 16, completed in 2011 and developed by UOL Development Pte Ltd, the property arm of UOL Group — one of Singapore’s largest and most respected publicly listed developers with a portfolio spanning residential, hospitality, and commercial assets across Asia. The development occupies a privileged position on one of the East Coast corridor’s most established residential streets, blending boutique-scale intimacy with the developer pedigree that owner-occupiers in this segment actively seek.
UOL Group’s track record is a defining characteristic of Breeze by the East. The group has consistently delivered high-specification residential projects — from The Tre Ver and Principal Garden to the luxury Meyer House — and brings institutional discipline to construction quality, material selection, and long-term asset durability. At 88 units on Upper East Coast Road, Breeze by the East sits firmly in the boutique residential mould: a low-density enclave where residents benefit from UOL’s build quality without the anonymity of a 300-unit township-scale development. At an average PSF of $1,787 on a freehold title, it represents a meaningful value proposition in a corridor that is undergoing structural re-rating driven by the opening of Bayshore MRT (TEL) in 2024.
The profitability story at Breeze by the East is compelling. Transactional data shows average PSF appreciation from $1,264 at Year 0 to $1,440 at Year 1, $1,638 at Year 2, and $1,673 at Year 3 — a 32% gain over three years. A profitability score of 78 out of 100 reflects this trajectory and places the development firmly among the stronger-performing freehold condos in the D16 East Coast corridor. For long-hold owners and investors evaluating residential assets in the east, this price appreciation trend is not incidental: it is directly attributable to the TEL opening transforming commute times and neighbourhood desirability across the entire Bayshore–Siglap precinct.
With only 88 units, total recorded sales volume is naturally limited (23 transactions), and gross yield at 2.4% is consistent with freehold boutique norms rather than income-optimised assets. The development draws a resident profile defined by upper-primary school balloting strategy (Dunman High School at 420 metres), East Coast Park lifestyle access, and a strong preference for low-density freehold living in an established Upper East Coast address. For this specific buyer profile, Breeze by the East is among the strongest arguments in the D16 market.
Location & Connectivity
Breeze by the East sits on Upper East Coast Road in the heart of Singapore’s East Coast residential corridor — a low-traffic residential address that has been a prestige enclave since the mid-twentieth century, characterised by landed houses, mature greenery, and a deeply settled neighbourhood character distinct from the busier Bedok and Tampines heartlands nearby. The development’s location anchors residents at the intersection of the Upper East Coast’s lifestyle appeal and the TEL-driven connectivity transformation that is reshaping the corridor’s investment profile.
The most consequential location advantage is the proximity to Bayshore MRT (TEL), which opened in November 2024 as part of Stage 4 of the Thomson–East Coast Line. At approximately 260 metres, Bayshore MRT is genuinely within a 3–4 minute walk from the development — an exceptional transit proximity by any Singapore standard, and particularly remarkable for a freehold Upper East Coast Road address that previously had no MRT within reasonable walking distance. The TEL connects directly to Tanjong Pagar, Shenton Way, Gardens by the Bay, Marina Bay, and Orchard without requiring a line change, fundamentally altering the commuting calculus for East Coast residents who previously relied on the EWL or private transport.
The school catchment at Breeze by the East is unusually strong for a D16 address. Dunman High School and its affiliated Junior College are approximately 420 metres away — well within the 1 km primary and secondary school priority balloting radius. Dunman High is a Special Assistance Plan (SAP) school and one of Singapore’s most sought-after secondary schools; the 420-metre proximity confers a meaningful priority advantage in balloting. Opera Estate Primary School is 930 metres away, and Victoria School and Victoria Junior College are approximately 1.34 kilometres north, rounding out a school cluster that would be difficult to replicate at this proximity in the eastern region. For families with school-age children, this concentration of top-tier institutions within walking distance is a structural demand driver for both owner-occupation and rental demand.
East Coast Park, Singapore’s most popular coastal recreational park, is accessible via a short drive or cycle from Upper East Coast Road, providing running tracks, cycling paths, barbecue areas, and beachfront dining that are effectively an extension of the neighbourhood’s lifestyle amenity. Bedok Town Centre for daily retail and food court needs is 1.4 kilometres away, with Bedok MRT on the EWL providing a secondary transit option. The combination of prestige residential street, TEL at the doorstep, elite school cluster, and East Coast Park proximity creates a location case that is genuinely differentiated within D16.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
| Bedok South Secondary School | secondary | ~1.1 km |
| Yu Neng Primary School | primary | ~1.3 km |
| Victoria School | secondary | ~1.3 km |
| Victoria Junior College | jc | ~1.3 km |
| Temasek Junior College | jc | ~1.4 km |
Facilities
At 88 units, Breeze by the East offers a facilities package calibrated for a boutique community that values quality and exclusivity over resort-scale spectacle. UOL Group’s hallmark design discipline is evident in the layout: a swimming pool with a sun deck, a gymnasium with contemporary equipment, and a landscaped garden that maximises the development’s greenery quota on the Upper East Coast Road site. The 2011 completion gives the development a well-settled building character — common areas are mature, plantings are established, and the pool and gym infrastructure, while not 2024-vintage, reflect UOL’s commitment to durable materials and maintenance-friendly specifications.
The practical benefit of 88-unit boutique facilities is consistent with the broader boutique condo proposition: pool access is effectively exclusive during off-peak hours, gym equipment is rarely queued for, and the MCST community is small enough for residents to know their neighbours and exercise genuine collective governance. For the Upper East Coast Road buyer profile — predominantly owner-occupiers, established families, and long-hold investors — the low-density, uncrowded character of the facilities is a feature rather than a compromise. UOL’s maintenance standards across their portfolio suggest that the building will be kept in good condition as it ages past the 15-year mark, which is a meaningful consideration for buyers evaluating 2011-vintage assets.
“The pool is always quiet — even on weekends there are rarely more than a handful of residents using it. It feels like a private pool, which is exactly what you want when you’re paying freehold prices in the East Coast.”
— Resident review via PropertyGuru
Unit Sizes & Layout
With a median transaction price of $2,800,000 and an average PSF of $1,787, the implied average unit size at Breeze by the East is approximately 1,566 sqft — large by post-2016 Singapore condo standards, and a reflection of the development’s positioning for family-oriented owner-occupation rather than sub-$1.5M investor yield plays. At this size profile, Breeze by the East units are genuinely spacious: three-bedroom configurations at 1,500–1,600 sqft provide separate living and dining areas, master bedrooms sized for a king bed with walk-in wardrobe, and secondary bedrooms adequate for school-age children, a home office, or a live-in helper. The $1,787 PSF cost for this square footage represents strong size-for-money relative to D15 freehold peers that command $2,000–$2,600 PSF for equivalent or smaller units.
The 2011 completion year means unit specifications are calibrated to the standards of that era — marble-effect floor tiles, mid-range branded kitchen appliances, and bathroom fittings that are functional but not at the level of UOL’s post-2018 projects. Buyers expecting 2024-vintage smart home systems, quartz waterfall kitchen islands, or Gaggenau appliances will need to either adjust expectations or budget for a selective renovation. However, the large unit footprints mean that a well-executed renovation delivers disproportionate returns: upgrading a 1,566 sqft unit’s kitchen and bathrooms for $60,000–$80,000 produces a materially improved product at a total all-in cost well below a comparable new-launch unit in the same corridor.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,522 | $1,900,000 |
| 4 BR | 6 | $1,621 | $2,754,815 |
| 5 BR | 12 | $1,327 | $3,195,741 |
Pricing & Market Position
Based on 23 recorded transactions, sale prices range from $1,720,000 to $4,400,000, averaging $2,799,034 (~$1,787 psf).
Rents range from $3,800 to $8,500 per month across 73 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 32.3% (from $1,264 to $1,673 psf).
Neighbourhood Comparison
Sceneca Residence (D16, 99-year leasehold, 268 units, 2021 launch, ~$2,084 PSF) is the most direct modern comparison. Sceneca is newer, closer to amenities, and has a larger facilities deck, but it is a 99-year leasehold asset at a higher PSF than Breeze by the East’s freehold. For buyers who understand tenure, this comparison is decisive: paying $2,084 PSF on a 99-year lease versus $1,787 PSF on a freehold title is a $297 PSF premium for a depreciating tenure. Sceneca’s newer specifications and larger scale are legitimate advantages, but they do not change the fundamental arithmetic of permanent versus depreciating land ownership.
The Bayshore (D16, 99-year leasehold, 1,038 units, ~$1,228 PSF) and The Glades (D16, 99-year leasehold, 726 units, 2013, ~$1,610 PSF) represent the large-format leasehold alternatives in the same corridor. The Bayshore’s $1,228 PSF reflects its large scale, older vintage, and leasehold depreciation; The Glades at $1,610 PSF is a closer quantum comparison but still leasehold. Against both, Breeze by the East’s $1,787 PSF freehold at 88 units offers a structurally superior tenure proposition at a PSF premium that is well within the historic freehold-versus-leasehold spread in Singapore. Buyers evaluating East Coast D16 options with a long-hold horizon should weight Breeze by the East’s permanent title materially more heavily than the upfront PSF comparison might suggest.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BREEZE BY THE EAST | Freehold | 2011 | 88 | $1,787 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
ShiokNest Scores
Our proprietary scoring system evaluates BREEZE BY THE EAST across multiple dimensions.
What Residents Say
“We moved here specifically for Dunman High School’s balloting priority. The 420-metre distance gave us the confidence to commit, and three years later, my daughter is enrolled. The Bayshore TEL opening has been a bonus — my commute to Marina Bay went from 40 minutes by bus to 12 minutes by train.”
— Owner review via PropertyGuru
“I’ve owned this unit since 2015 and watched the PSF go from under $1,400 to over $1,700. The TEL opening changed everything for the Upper East Coast — properties that were at a discount because of the MRT gap are now fully competitive with the Katong freehold belt. I have no plans to sell.”
— Long-hold owner via SRX
“UOL built this to a high standard and you can feel it in the bones of the building even 13 years later. The common areas are well-maintained, the management is responsive, and the Upper East Coast Road address is genuinely prestigious — landed house neighbours, mature trees, minimal traffic. You don’t get this quality of street in most new launches today.”
— Resident review via 99.co
Strengths & Weaknesses
- Bayshore MRT (TEL) at 260m — one of the closest TEL stations to any freehold East Coast condo, TEL opened 2024
- Dunman High School and Junior College at 420m — priority balloting radius for one of Singapore's most sought-after SAP schools
- Profitability score 78 — PSF appreciated 32% over 3 years from $1,264 to $1,673, driven by TEL re-rating
- UOL Group developer pedigree — consistent build quality, durable materials, and responsive estate management
- Freehold tenure — permanent land title on Upper East Coast Road at $1,787 PSF, a structural discount to D15 freehold peers
- Large average unit size ~1,566 sqft — family-friendly proportions, strong size-for-money at this PSF
- Upper East Coast Road prestige residential address — landed house neighbours, mature trees, low traffic street
- East Coast Park accessible by short drive or cycle — 185km park connector, beach, outdoor dining
- Victoria School and Victoria JC at 1.34km — exceptional secondary school cluster concentration
- 88-unit boutique scale — uncrowded pool and gym, intimate MCST community, high owner-occupier ratio
- 2.4% gross yield — below income-seeking thresholds; this is a capital appreciation asset, not an income play
- En-bloc score 40 — low collective sale probability means no near-term en-bloc windfall upside
- Thin transaction volume — only 23 recorded sales, limiting price discovery and resale market depth
- Walkability score 60 — daily needs require short drive or bus; not a walk-everywhere neighbourhood
- 2011 vintage specifications — kitchen appliances and bathroom fittings are functional but not current-generation
- Bayshore TEL impact already partially priced in — early buyers captured the largest leg of TEL re-rating appreciation
- No covered walkway to Bayshore MRT — the 260m walk is exposed in heavy rain
- 88 units means lower absolute MCST reserves — fewer owners to share sinking fund contributions for major works
- Bedok MRT (EWL) at 1.4km requires bus or driving — TEL is the only walkable line
Verdict
The investment case for Breeze by the East is anchored on three intersecting structural tailwinds: TEL transit re-rating, school catchment premium, and freehold land scarcity in a corridor that is transitioning from car-dependent to rail-connected. The PSF appreciation from $1,264 to $1,673 over three years — a 32% gain reflected in the profitability score of 78 — is not a historical artefact. It is the market’s forward pricing of the Bayshore TEL opening, and the full capitalisation of TEL convenience into freehold Upper East Coast values may still be incomplete. Against new-launch 99-year leasehold peers in D16 — Sceneca Residence at $2,084 PSF, The Glades at $1,610 PSF — Breeze by the East’s $1,787 PSF freehold offers a structural tenure advantage without a corresponding PSF premium. For buyers who understand the compounding difference between a 99-year lease and a permanent freehold title, this pricing is a compelling anomaly.
The gross yield of 2.4% — derived from average monthly rent of $5,712 against a $2.8M median price — is characteristic of premium freehold boutiques where capital appreciation is the primary return driver. This is a known trade-off, not a flaw: buyers who target 4–5% yields should look at leasehold HDB-adjacent condos; buyers who are optimising for long-hold freehold capital growth and lifestyle quality will find 2.4% an acceptable income contribution to a predominantly appreciation-driven total return. Rental demand is structurally supported by the Dunman High school cluster (professional families), the Bayshore TEL connection (CBD professionals), and the Upper East Coast lifestyle premium.
Relative to the broader D16 freehold market and to D15 freehold condos on the Marine Parade–Katong corridor that command $2,000–$2,600 PSF, Breeze by the East at $1,787 PSF represents a genuine value gap. The discount to D15 freehold is partly vintage (2011 vs post-2018 launches), partly MRT proximity catch-up (Bayshore TEL was not open until 2024), and partly the natural price lag that boutique East Coast freehold assets exhibit before the market fully prices in structural improvements. With TEL now open and Dunman High proximity a permanent structural driver, the conditions for continued above-market appreciation are intact.