Casa Al Mare
Overview & Key Facts
Casa Al Mare is a 49-unit freehold boutique condominium at 75 Jalan Loyang Besar in District 17, developed by SL Capital (4) Pte Ltd, a subsidiary of Sustained Land Pte Ltd. The development received its Temporary Occupation Permit in 2021 and sits on a compact 26,337 sqft freehold site — a rare land tenure in the Pasir Ris and Loyang corridor, where the majority of private residential supply is leasehold or executive condominium. Two five-storey blocks house one-, two-, and three-bedroom configurations totalling 49 units, designed by AGA Architects with a resort-inflected architectural language that responds to the development’s proximity to Pasir Ris Park and beach.
At an average transacted PSF of $1,647 and an average rent of $3,168 per month, Casa Al Mare occupies a compelling middle tier in the D17 residential market: priced above the ageing leasehold stock of the immediate Loyang corridor (Loyang Gardens at approximately $1,000 PSF, JLB Residences at approximately $1,181 PSF) but substantially below the Downtown Core, reflecting the East Singapore location. The freehold tenure is the defining asset of this development — in a district where freehold private residential land titles are genuinely uncommon, Casa Al Mare offers permanent ownership in a neighbourhood undergoing steady infrastructure investment.
With only 49 units, Casa Al Mare is unambiguously a boutique development. The scale has direct implications for the resident experience: a tightly managed owners’ committee, lower maintenance costs relative to larger developments, and a community atmosphere more akin to a luxury apartment block than a conventional Singapore condominium estate. The rooftop pool, Jacuzzi, Teppanyaki and Grill Pavilions, indoor gym, and Kids’ Fun Land are sized appropriately for 49 households, providing meaningful quality of life without the underutilised facilities that can characterise boutique developments that over-specify their amenity deck.
The gross yield at Casa Al Mare sits at approximately 3.0% — healthy relative to the Singapore residential market average and consistent with the East Singapore rental catchment, which draws steadily from Changi Airport, Changi Business Park, and the Loyang Industrial Estate employment clusters. For freehold investors with a capital-preservation focus, the combination of genuine freehold tenure, a well-maintained boutique building, and a functional rental yield creates a coherent investment thesis in a district that rarely headlines Singapore property commentary but consistently delivers for patient, long-horizon holders.
Location & Connectivity
Casa Al Mare sits on Jalan Loyang Besar, a low-rise residential street in the eastern fringe of District 17, in the Loyang sub-zone of the Pasir Ris planning area. The address is approximately 230 metres from Downtown East — the E!Hub commercial and entertainment complex anchored by Wild Wild Wet water park, Escape Theme Park, and a range of food and beverage tenants — and approximately 500–800 metres from the edge of Pasir Ris Park, one of Singapore’s largest and most-used coastal parks, offering beachfront cycling, barbecue pits, a mangrove boardwalk, and 3.5 km of uninterrupted coastline.
The key trade-off for this address is MRT accessibility. Pasir Ris MRT (EW1/CR5) is approximately 1.2–1.5 km from the development — walkable for motivated pedestrians (approximately 15–18 minutes) but beyond the comfortable threshold for daily commuters without a car or bicycle. Pasir Ris MRT is a major interchange: East-West Line provides direct access to Tampines, Bedok, Paya Lebar, and the CBD corridor (Raffles Place approximately 40 minutes); the Cross Island Line (CRL) is now operational at Pasir Ris (CR5), extending connectivity westward through the island without transfer. The CRL significantly improves the long-term transit calculus for D17 residents: journeys to Ang Mo Kio, Clementi, and the western employment clusters that previously required EWL + CBD transfer can now be made direct.
The daily convenience landscape around Jalan Loyang Besar is practical and functional without being premium. White Sands Mall (NTUC FairPrice anchor, food court, retail) is approximately 1.0 km away; Downtown East provides fast-casual food, a cinema, a supermarket, and recreational facilities within a short walk or drive. Casuarina Primary School is approximately 570 metres away; Hai Sing Catholic Secondary School and Pasir Ris Crest Secondary School are within 1 km. For families with school-age children, the local primary and secondary school catchment is strong without requiring the private-school proximity premium that drives pricing in Districts 10 and 11.
For residents employed at Changi Airport, Changi Business Park, or the Loyang Industrial and Technology Corridor, Casa Al Mare’s location is exceptional: drive times to Changi Airport are under 10 minutes, and the Loyang employment clusters are immediately adjacent. This employment proximity is a structural rental demand driver that is often underappreciated by buyers focused primarily on CBD commute times — the East Singapore economy supports a significant resident working population for whom D17 is the right location, not a compromise.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Primary School | primary | Within 1 km |
| Pasir Ris Crest Secondary School | secondary | Within 1 km |
| Stamford American International School | international | Within 1 km |
| Meridian Primary School | primary | Within 1 km |
| Pasir Ris Secondary School | secondary | Within 1 km |
| Meridian Secondary School | secondary | ~1.0 km |
| Elias Park Primary School | primary | ~1.0 km |
| Brighton College (Singapore) | international | ~1.1 km |
Facilities
Casa Al Mare’s facilities programme is compact and purposefully designed for a 49-unit boutique building. Rather than the sprawling amenity decks of large condominium estates, the development concentrates its most distinctive features on the rooftop level, creating a differentiated experience that punches above its unit count. The rooftop deck is the standout — a tiled terrace housing the swimming pool, Jacuzzi, sun deck with sea-view sightlines toward Pasir Ris coastline, an outdoor fitness alcove, and an outdoor shower and head-and-shoulders spa jet installation.
The Teppanyaki Pavilion and Grill Pavilion on the rooftop level are notable differentiators for a development of this scale. Most boutique condominiums offer a standard BBQ pit; Casa Al Mare provides a dedicated teppanyaki cooking station in addition to the conventional grill, supporting resident-hosted dining events at an amenity standard more associated with resort living than East Singapore private residential. Given the proximity to Pasir Ris Park and the development’s beach-holiday architectural identity (“house at the sea” in Italian), the rooftop dining amenity fits coherently into the overall lifestyle proposition.
“The rooftop pool and pavilions are genuinely resort-quality for a small development. We use the teppanyaki pavilion regularly — hosting dinner for friends here with a sunset view is something I did not expect from a boutique condo in Pasir Ris.”
— Resident review via PropertyGuru
Ground-level facilities include Kids’ Fun Land — a dedicated children’s play area on the first floor — and landscaped garden grounds with communal leisure seating. The indoor gym is appropriately equipped for the building’s scale, with cardio and free-weight stations providing basic fitness coverage for residents who do not require the full-service gymnasium infrastructure of larger developments.
Unit Sizes & Layout
Casa Al Mare’s 49 units are distributed across four configuration tiers: one-bedroom (474–592 sqft, 11 units), two-bedroom (732–764 sqft, 29 units), two-bedroom plus study (775–786 sqft), and three-bedroom (1,098–1,130 sqft, 9 units). The two-bedroom configurations form the core of the building at 29 of 49 units, reflecting the development’s primary appeal to small families, couples, and rental investors targeting the Changi–Loyang employment catchment.
Unit sizes at Casa Al Mare are consistent with Singapore boutique new-launch norms for the 2018–2021 period: efficient rather than generous, with layouts that prioritise usability over raw square footage. The three-bedroom units at 1,098–1,130 sqft offer comfortable family living for households of three to four, with sizes appropriate for the D17 price tier. The one-bedroom units at 474–592 sqft are compact but functional — well-suited to single-occupant owner-occupiers or rental-focused investors targeting Changi Airport and Changi Business Park professionals.
The architectural approach by AGA Architects gives Casa Al Mare a residential character that contrasts with the standard Singapore box-flat aesthetic. The two five-storey blocks are finished with contemporary tropical detailing — deep overhangs, natural-toned external cladding, and landscaped courtyards at ground level — giving the development a resort-hotel visual quality that is appropriate for its Pasir Ris beach proximity. The low-rise format (five storeys) means no unit is far from ground level, the building feels human-scaled, and the communal areas connect naturally between blocks.
Finish quality at Casa Al Mare is solid for the launch price tier — quality fittings and sanitary ware, full-height windows on upper floors, and balcony space on most configurations. The development is not a luxury product by Singapore’s highest standards (Miele appliances or Bulthaup kitchens are not part of the specification), but the build quality is appropriate and well-maintained for a 2021 TOP boutique development, and the compact nature of the estate means common area upkeep is easier to manage than in a large development with distributed facilities.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 23 | $1,654 | $1,265,213 |
| 3 BR | 6 | $1,638 | $1,843,000 |
Pricing & Market Position
Based on 29 recorded transactions, sale prices range from $1,128,000 to $2,100,000, averaging $1,384,755 (~$1,836 psf).
Rents range from $2,000 to $4,100 per month across 41 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 10.9% (from $1,604 to $1,779 psf).
Neighbourhood Comparison
The most directly comparable development to Casa Al Mare within the Jalan Loyang Besar address is Loyang Gardens — a 1996-era condominium on the same street, with transactions at approximately $900–$1,002 PSF in 2024. Loyang Gardens is leasehold (99-year commencing 1995), now with approximately 69 years remaining on its tenure, and is showing the early signs of the lease-decay PSF discount that will progressively widen over the next decade. The PSF gap between Casa Al Mare ($1,647 PSF) and Loyang Gardens ($1,002 PSF) illustrates the freehold premium in the immediate neighbourhood: approximately 64%, a material component of which reflects tenure difference rather than facilities or build quality.
JLB Residences, also on Jalan Loyang Besar, is a newer boutique leasehold development that transacts at approximately $1,181–$1,329 PSF — closer to Casa Al Mare’s PSF but still at a discount, reflecting its leasehold tenure and the relative scarcity premium that attaches to freehold product in D17. Both JLB Residences and Casa Al Mare occupy the contemporary boutique small-development end of the D17 market, but the tenure differential is the key structural difference for long-hold buyers.
Further afield in District 17, Ballota Park Condominium on Mariam Way is the most notable freehold comparable — a 1990s-era freehold development that has demonstrated consistent long-term value retention consistent with freehold tenure in the East, though at an older vintage and different sub-location. The D17 median PSF of approximately $1,674 (based on 522 recent transactions across all tenures) broadly aligns with Casa Al Mare’s $1,647 PSF, suggesting the development is trading at a slight discount to the district median despite its freehold status — a reflection of the boutique scale and the Loyang sub-zone’s relative remoteness from Pasir Ris MRT.
For buyers considering the Pasir Ris area more broadly, the upcoming executive condominium supply at Pasir Ris (notably the 710-unit EC project by Hoi Hup and Sunway) represents leasehold competition at a significantly lower price tier but with superior MRT access. ECs carry a five-year minimum occupation period and are restricted to eligible buyers — they do not compete directly with Casa Al Mare for the foreign buyer or CPF-unconstrained investor segment. For the buyer who can access EC, the price gap is substantial. For the buyer for whom freehold tenure is a non-negotiable, Casa Al Mare remains the most recently constructed freehold option in the immediate Loyang Besar corridor.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CASA AL MARE | Freehold | 2021 | 49 | $1,836 |
| COASTAL CABANA | 99 years leasehold | 2026 | 748 | $1,791 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 2021 | 428 | $1,395 |
| KASSIA | Freehold | 2024 | 276 | $2,032 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 2014 | 501 | $1,153 |
| PARC KOMO | Freehold | 2021 | 276 | $1,628 |
ShiokNest Scores
Our proprietary scoring system evaluates CASA AL MARE across multiple dimensions.
What Residents Say
“We chose Casa Al Mare for the freehold and the location near Pasir Ris Park. The rooftop pool and teppanyaki pavilion are genuinely unique for this part of Singapore. It feels like a resort you get to come home to.”
— Owner review via PropertyGuru
“Small building, very friendly community. The maintenance committee is responsive and the common areas are kept spotless. For a boutique condo the facilities are well above expectations — especially the Jacuzzi and rooftop. No MRT nearby but we cycle to Pasir Ris station.”
— Resident comment via 99.co
“Bought as an investment. My tenant is an aviation professional at Changi — exactly the demographic I targeted. The rental yield is decent for freehold, and the freehold tenure was the key reason I chose Casa Al Mare over the ECs nearby.”
— Investor comment via SRX
“The view from the rooftop on a clear evening is genuinely beautiful — you can see the coastline and Ubin from up there. Downtown East is a 5-minute walk. The only negative is the distance to the MRT, but we drive so it is not an issue for us.”
— Resident review via EdgeProp
Resident and investor feedback at Casa Al Mare consistently highlights three themes: the resort-lifestyle quality of the rooftop facilities for a boutique development, the tight and well-managed community that emerges from 49 units sharing a common estate, and the freehold tenure as the primary investment differentiator in a leasehold-dominated corridor. MRT distance is the most commonly cited drawback, and is clearly understood and accepted by buyers who enter the development with their eyes open. The development’s rental tenant profile skews toward Changi Airport and Changi Business Park professionals, supported by D!Resort at Downtown East hospitality workers, and families attracted by the school catchment and proximity to Pasir Ris Park.
Strengths & Weaknesses
- Freehold tenure — rare in the D17 Loyang–Pasir Ris corridor where the majority of private supply is leasehold or EC; eliminates lease-decay risk entirely for long-horizon buyers
- Rooftop pool, Jacuzzi, Teppanyaki Pavilion, Grill Pavilion and sun deck — resort-quality rooftop amenity disproportionate to the 49-unit building scale
- 230m to Downtown East (E!Hub) — fast-casual dining, cinema, Wild Wild Wet, D’Resort and wide F&B selection at walking distance
- ~500–800m to Pasir Ris Park and beach — 3.5km of coastline, cycling paths, barbecue pits, and mangrove boardwalk for direct recreational access
- Boutique 49-unit scale — minimal facilities congestion, tight community, responsive management, and lower maintenance overheads versus large estate
- Strong Changi Airport–Changi Business Park–Loyang Industrial rental catchment — structurally supports rental demand from aviation, logistics and tech professionals
- Cross Island Line operational at Pasir Ris MRT — significantly improves long-term connectivity for D17 residents with one-seat rides to western employment corridors
- ~3.0% gross yield — functional income return on freehold tenure, above Singapore residential average for similar price tier
- One-to-one parking (49 bays for 49 units) — guaranteed parking for every unit, a genuine premium in Singapore condominium living
- Pasir Ris MRT (EW1/CR5) approximately 1.2–1.5km away — requires a 15–18 minute walk or supplementary transport; not a transit-first address
- No in-development gym beyond basic fitness equipment — residents who require a full-service fitness facility may need to supplement with external gym membership
- D17 Loyang sub-zone is relatively remote from CBD — Raffles Place commute approximately 45–50 minutes by MRT; suited to East Singapore employment clusters, not city-centre daily commuters
- Very limited resale liquidity — 49-unit development produces few resale transactions per year; price discovery can be slow and exit timing depends heavily on individual unit negotiation
- 5-storey low-rise format means limited high-floor views for most units — rooftop deck views are the best in the development, but individual unit outlooks may face neighbouring landed housing or trees
- Limited retail depth in immediate vicinity — Downtown East is functional but not a premium lifestyle mall; White Sands and Pasir Ris Mall (~1km) are the nearest comprehensive retail options
Verdict
Casa Al Mare’s investment thesis is tightly defined and internally consistent: freehold tenure in a leasehold-dominated East Singapore corridor, a functional gross yield of approximately 3.0%, a boutique community scale that naturally supports above-average maintenance quality, and a rooftop amenity experience disproportionate to the building’s 49-unit size. This is not a development that competes on MRT proximity, district prestige, or raw facilities scale. It competes on tenure permanence, boutique community, and lifestyle character — and on those dimensions it delivers clearly.
The financial metrics are straightforward. At $1,647 PSF, Casa Al Mare is trading close to the D17 median of $1,674 PSF — essentially at market for its district — despite carrying a freehold tenure premium that should theoretically position it above the district median in the long run. The 3.0% gross yield from $3,168/month average rent is healthy for Singapore freehold residential: not a yield-maximising investment, but a meaningful income contribution against a purchase price of approximately $1.3–1.9 million depending on unit configuration. Buyers who acquire on a 10–20 year horizon will benefit from the progressive compounding of the freehold premium as neighbouring leasehold alternatives accumulate their lease-decay discount.
Casa Al Mare is the right answer for buyers who want freehold permanence in East Singapore, a tight-knit boutique community, and a resort-lifestyle rooftop experience within cycling distance of Pasir Ris Park — and who accept, with full awareness, that MRT access requires a car, bicycle, or taxi supplement for daily commuting.
The MRT distance is the development’s most material constraint and should not be minimised. At 1.2–1.5 km from Pasir Ris MRT, Casa Al Mare is not a transit-first residential proposition. Car ownership or access to a bicycle effectively resolves the commuting issue — the CRL interchange at Pasir Ris now connects to the western corridor without transfer, and parking is one-for-one (49 bays for 49 units) — but buyers who prioritise walking distance to MRT as a lifestyle or investment fundamental should redirect their attention to Pasir Ris Drive developments closer to the interchange.
For the specific buyer profile Casa Al Mare is designed for — an East-side family or individual seeking permanent freehold ownership, a resort-lifestyle boutique building at a sustainable yield, within reach of Changi Airport, Pasir Ris Park, Downtown East, and a strong local school catchment — the development delivers a coherent, well-executed proposition at a price that remains among the more accessible freehold entry points in Singapore’s private residential market. The 10.0 lease rating accurately reflects the freehold tenure: the most the Singapore residential market can offer on this dimension, and a fundamental structural asset for long-horizon ownership.