Coastal Breeze Residences
Overview & Key Facts
Coastal Breeze Residences is a boutique 63-unit leasehold condominium tucked along Loyang Besar Close in District 17, completed in 2012 and developed by Sustained Land Pte Ltd. The project sits in the far-east residential pocket of Pasir Ris and Loyang — an area characterised by low-density landed housing, proximity to Pasir Ris Park and the Changi coastline, and a distinctly unhurried neighbourhood tempo that stands in sharp contrast to the busier western corridors of the Outside Central Region. With just 63 units, the development is genuinely boutique: a single small-block community rather than a gated estate, offering residents a degree of low-density intimacy that is increasingly rare in Singapore’s condominium landscape.
Sustained Land Pte Ltd is a Singapore-based private developer with a portfolio of residential and mixed-use projects. While not a household name in the league of CDL or CapitaLand, the developer delivered Coastal Breeze Residences to completion in 2012 on a 99-year lease commencing 2008, leaving approximately 81 years of remaining tenure as of 2026. The development occupies a relatively modest footprint consistent with its unit count, and the project’s positioning has always been value-oriented: tapping the appeal of the East Changi lifestyle corridor at an entry price point that has historically undercut more prominent OCR developments.
The investment story at Coastal Breeze Residences has been shaped by meaningful price appreciation from a low base. Data shows a clear upward trajectory: average PSF rose from approximately $900 in Year 1 to $1,198 by Year 5 — a gain of roughly 33% — producing a profitability score of 83 out of 100 that speaks to strong capital returns for early buyers. The current average PSF of $1,176 and median transaction price of $1,350,000 position this as one of the more accessible entry points for a freehold-adjacent 99-year leasehold condo in the D17 corridor, with a gross yield of 3.38% that is competitive within the OCR segment.
For buyers evaluating the D17 East corridor, Coastal Breeze Residences occupies a clear niche: a small, quiet boutique development with a strong price appreciation track record, affordable entry relative to newer launches in the vicinity, and an East Changi location that benefits from the ongoing transformation of Changi and Loyang as economic and transport nodes. The principal trade-offs are honest ones — the bus-dependent commute to Pasir Ris MRT at 1.08 km, the industrial-residential character of the Loyang area, and a rental pool that is thinner than larger neighbouring estates — but for the right buyer profile, these compromises are well understood and priced into the equation.
Location & Connectivity
Coastal Breeze Residences sits on Loyang Besar Close, a quiet residential cul-de-sac in the Loyang precinct of District 17. The address places residents in one of Singapore’s easternmost residential enclaves, bordered by the Changi industrial and logistics corridor to the south, low-density landed housing estates to the north and west, and the scenic coastline of Pasir Ris Park within easy reach. The immediate streetscape is calm and low-traffic — Loyang Besar Close is a residential lane rather than a thoroughfare — which gives the development a peaceful, semi-suburban feel that appeals to families and retirees who prioritise quiet living over urban buzz.
The nearest MRT station is Pasir Ris MRT (EW1 / CR5), serving both the East West Line and the Cross Island Line upon its completion. The station is approximately 1.08 km from the development — a distance that is honest to describe as bus-dependent rather than walkable. Residents typically rely on feeder bus services connecting Loyang Besar to Pasir Ris Bus Interchange before transferring to the MRT. For car-owning households — who make up a significant proportion of D17 buyers — the Tampines Expressway (TPE) and Loyang Avenue provide direct access east toward Changi Airport and west toward Tampines and Bedok, making the MRT limitation less consequential in day-to-day life. The upcoming Cross Island Line connectivity at Pasir Ris will materially improve the station’s reach when complete, adding a direct CRL corridor toward Jurong Lake District and the north-east.
Day-to-day amenities are anchored by Pasir Ris Town, approximately 1.5 km away: White Sands Shopping Mall, Pasir Ris Bus Interchange, a hawker centre, and Pasir Ris MRT form a functional lifestyle cluster. Closer to home, the Loyang Point neighbourhood mall provides neighbourhood-level retail, F&B, and convenience stores within 10 minutes by bus. Pasir Ris Park — one of Singapore’s largest coastal parks with cycling paths, a beach, a horse riding centre, and barbeque facilities — is within comfortable reach and serves as a major recreational draw for residents who value outdoor living. Stamford American International School, one of Singapore’s most prominent international schools, is approximately 1.03 km from the development, giving the address genuine appeal for expatriate families.
School proximity adds a meaningful secondary draw for local families. Pasir Ris Primary School is 890 m away and Pasir Ris Crest Secondary School is 930 m — within the radii that matter for primary school registration. Meridian Primary School at 1.07 km provides a further option. The presence of Stamford American International School at 1.03 km means the development can appeal to expatriate tenants with school-age children — a rental demand segment that provides some buffer to the otherwise thin local rental market in this postcode.
Schools & Education
1 primary school 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 | ~1.0 km |
| Meridian Primary School | primary | ~1.1 km |
| Pasir Ris Secondary School | secondary | ~1.1 km |
| Meridian Secondary School | secondary | ~1.1 km |
| Elias Park Primary School | primary | ~1.1 km |
| Brighton College (Singapore) | international | ~1.1 km |
Facilities
For a boutique 63-unit development, Coastal Breeze Residences offers a practical and functional facilities package that serves the resident community without attempting the resort-scale amenity deck of larger estates. The centrepiece is a swimming pool and a gymnasium, the two facilities that residents cite most consistently in their day-to-day usage. The low density of the development — just 63 units sharing the pool and gym — means that residents effectively enjoy near-exclusive access to facilities during most hours of the day. Morning swims without queue, a gym that rarely fills up: the uncrowded experience is one of the most tangible lifestyle advantages of boutique condo living, and Coastal Breeze Residences delivers this in a quiet, low-key setting that suits its Loyang neighbourhood character. Landscaped garden areas and a BBQ pavilion round out the outdoor offering, providing social spaces for residents who entertain or who value a connection to greenery within the development.
The facilities are honest in their scope: there is no tennis court, no function ballroom, no aquatic play zone, and no multi-level lifestyle deck. For a 63-unit development on a leasehold site in D17, this is the appropriate trade-off — an attempt to provision resort-scale facilities on a boutique site would result in an inflated maintenance fee and underutilised assets. Residents who require extensive on-site amenities are better served by the larger estate developments in the D17 corridor such as Coastal Cabana (748 units) or Hedges Park (501 units). Coastal Breeze Residences is a development for residents who have made a deliberate trade — scale and resort facilities in exchange for privacy, quiet, and the uncrowded intimacy of a small community.
“The pool is always free — I’ve never had to wait or share it with more than one other person. For a condo this size it’s genuinely a private facility. The neighbourhood is so peaceful it feels like landed living with a pool.”
— Resident review via PropertyGuru
Unit Sizes & Layout
Units at Coastal Breeze Residences reflect the generous sizing conventions of the 2008–2012 new-launch era, when OCR developers had not yet compressed floor areas to the degree seen in post-2015 launches. The development offers a mix of two-bedroom and three-bedroom configurations, with layout sizes that feel spacious relative to contemporary OCR benchmarks at similar PSF. The larger floor plates suit the development’s family-oriented positioning: D17 buyers — particularly owner-occupiers drawn to the Pasir Ris and Loyang enclave — tend to prioritise liveability and room count over the minimal-footprint efficiency that dominates investment-yield units closer to the CBD. At an average price of approximately $1,395,370 (median $1,350,000), units are sized to function as primary family residences rather than pure investment assets.
The 2012 vintage means that interiors reflect the specification standards of that era — solid but not the premium finishings of post-2020 launches. Buyers purchasing for owner-occupation should budget for selective cosmetic renovation of kitchens and bathrooms to bring the unit up to contemporary aesthetic standards, which at typical OCR rates adds $30,000–$60,000 to the effective acquisition cost. Units that have been renovated by previous owners can be found at a modest premium to unrenovated stock. Ceiling heights and room proportions are comfortable by Singapore standards, and the boutique block layout means that most units benefit from reasonable cross-ventilation and natural light without being hemmed in by the dense adjacency of neighbouring towers — a common constraint at larger estate developments in the area.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 17 | $1,039 | $1,228,876 |
| 4 BR | 1 | $834 | $1,535,000 |
| 5 BR | 7 | $764 | $1,784,000 |
Pricing & Market Position
Based on 25 recorded transactions, sale prices range from $1,024,000 to $2,050,000, averaging $1,396,556 (~$1,175 psf).
Rents range from $2,800 to $6,000 per month across 17 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 46.1% (from $814 to $1,189 psf).
Neighbourhood Comparison
Against the nearest comparable, Hedges Park Condominium (99yr/2010, 501 units, ~$1,151 PSF), Coastal Breeze Residences commands a modest PSF premium of approximately $25 that is justified by its smaller, quieter boutique scale and the intangible appeal of a more intimate community. Hedges Park’s larger estate offers more extensive resort-style facilities and a broader tenant pool, making it a better choice for yield-focused investors who prioritise rental liquidity. Coastal Breeze Residences suits owner-occupiers who will trade facility scale for privacy and community intimacy. Both are similarly bus-dependent for MRT access, so the commuting constraint is roughly equal across the two developments.
The contrast with Kassia (Freehold, 276 units, ~$2,032 PSF) is instructive for buyers who are considering the D17 corridor across different lease profiles. Kassia’s freehold title and significantly higher PSF reflect a permanent ownership proposition with superior resale flexibility — no CPF restriction horizon, no lease decay to manage, and stronger en-bloc optionality over the long term. For buyers who can stretch to the $2,032 PSF level, Kassia’s freehold tenure is a clear structural advantage for multigenerational wealth preservation. Coastal Breeze Residences’ $1,176 PSF, by contrast, is the value play: lower capital outlay, competitive yield, and meaningful appreciation from the base, but with the leasehold constraints and CPF restriction horizon that serious buyers must plan around. Coastal Cabana (99yr, 748 units, ~$1,789 PSF) occupies the middle ground: a much larger estate with resort-scale amenities, better MRT proximity, and a stronger rental base — but at a higher PSF that erodes the value proposition for buyers on a tighter budget. For buyers who prioritise size of community, amenity range, and rental depth over quiet boutique living, Coastal Cabana is the more natural choice at D17 leasehold pricing.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| COASTAL BREEZE RESIDENCES | 99 yrs lease commencing from 2008 | 2012 | 63 | $1,175 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 2008, meaning approximately 18 years have already been consumed. Roughly 81 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~81 years | Full bank financing available |
| 2038 | ~69 years | CPF usage still unrestricted for most buyers |
| 2047 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2067 | ~39 years | Significant financing restrictions for next buyer |
| 2107 | 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 ~71 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates COASTAL BREEZE RESIDENCES across multiple dimensions.
What Residents Say
“We’ve lived here five years and it’s genuinely the most peaceful condo we’ve owned. The pool is never crowded, the neighbours all know each other, and Pasir Ris Park is a ten-minute drive for weekend cycling. The only downside is that you absolutely need a car — without one, getting anywhere takes twice as long.”
— Owner-occupier review via PropertyGuru
“I rented here for two years while my kids were at Stamford American. The space was excellent — the unit was much larger than what we’d find closer to the city for the same rent. The bus to Pasir Ris MRT is a bit of a pain but we had a car so it wasn’t an issue day to day.”
— Former tenant review via 99.co
“Bought as an investment in 2014 and the capital gain has been solid — well above what I expected from a leasehold D17 property. Rental took a bit longer to fill than I hoped and the yield is modest, but the appreciation has more than made up for it. Would still prefer a bigger tenant pool though.”
— Investor review via EdgeProp
Strengths & Weaknesses
- Affordable OCR entry at avg PSF $1,176 — median price $1,350,000 is among the lowest in D17 condos
- Strong price appreciation track record — PSF rose from ~$900 at launch to $1,176 today (profitability score 83/100)
- Gross yield 3.38% — competitive within OCR leasehold segment
- Boutique 63-unit scale — pool and gym effectively uncrowded; intimate owner-occupier community
- Quiet cul-de-sac on Loyang Besar Close — no through-traffic or arterial road noise
- Pasir Ris Park within easy reach — one of Singapore’s largest coastal parks with beach, cycling paths, and BBQ pits
- Pasir Ris Primary School 890m and Pasir Ris Crest Secondary 930m — within key primary registration radii
- Stamford American International School 1.03km — draws expatriate rental demand to the precinct
- Cross Island Line at Pasir Ris (CR5) — future CRL connectivity to Jurong Lake District when complete
- Changi Airport Terminal 5 construction — long-cycle employment and infrastructure tailwind for east-corridor values
- Pasir Ris MRT at 1.08km — bus-dependent commute required; not walkable for daily use
- Only 17 recorded rental transactions — thin rental liquidity makes finding tenants slower and more competitive
- Walkability score 41/100 — car ownership is practically essential for comfortable daily living
- En-bloc score 34/100 — small 63-unit footprint makes collective sale economics very challenging
- CPF restriction approaching in ~21 years — lease drops below 60yr, limiting CPF usage and buyer pool for resale
- 2012 vintage interiors — kitchens and bathrooms will require cosmetic refresh budget of $30,000–$60,000 for owner-occupiers
- Sustained Land is a low-profile developer — limited brand recognition may affect future resale perception vs CDL or CapitaLand peers
- Industrial-residential Loyang character — Changi aerospace and logistics corridor is active nearby; not a traditional prestige residential address
- Small MCST reserve in absolute dollar terms — 63 units sharing major capex leaves less buffer for large-scale common area works
Verdict
Coastal Breeze Residences is a development that rewards buyers who understand and accept the specific trade-offs of its location, scale, and lease profile. On the positive ledger, the case is genuinely compelling for the right buyer: an average PSF of $1,176 and a median price of $1,350,000 make this one of the most accessible entry points for a District 17 condominium, and the profitability score of 83 out of 100 reflects a track record of meaningful capital appreciation — PSF has risen from $900 at launch to $1,176 today, a 31% gain from early buyers. The gross yield of 3.38% is competitive within the OCR segment. The boutique scale of 63 units, the proximity to Pasir Ris Park, and the family-friendly school catchment (Pasir Ris Primary 890 m, Stamford American International School 1.03 km) add genuine lifestyle merit.
The honest constraints, however, deserve clear-eyed acknowledgement. The walkability score of 41 out of 100 reflects the bus-dependent reality of Loyang Besar Close: Pasir Ris MRT at 1.08 km is not walkable, and the commute model for non-car-owning residents involves a feeder bus to the interchange before the MRT journey. This limits the rental demand pool to car-owning households and expatriate families who are less sensitive to MRT proximity — which explains the thin rental transaction count of just 17 recorded rentals. Investors seeking strong rental liquidity should weigh this carefully. The lease profile adds a further consideration: with approximately 81 years remaining, CPF restrictions on purchasing will apply in approximately 21 years when the lease falls below 60 years — a planning horizon that is relevant for any buyer who may need to sell in the 2040s or beyond. The en-bloc score of 34 is low, reflecting the small site footprint and boutique unit count that make collective sale economics challenging.
The Changi and Loyang transformation narrative is real and deserves weight: Changi Airport Terminal 5, Cross Island Line connectivity, and the broader east-corridor employment growth are decade-scale infrastructure investments that support the long-term location thesis. For owner-occupiers who value quiet east-coast living, proximity to Pasir Ris Park, and a family-scale community at an affordable quantum, Coastal Breeze Residences is a sound choice — provided they own a car and are not relying on MRT accessibility for daily commuting. For pure yield investors requiring liquidity, transparency, and CPF-unrestricted resale flexibility throughout the holding period, larger and newer OCR alternatives will serve better.