Coastal Cabana

Overview & Key Facts

Coastal Cabana is a 748-unit Executive Condominium (EC) at Jalan Loyang Besar in District 17, developed by Pasir Ris Development Pte. Ltd. — a joint venture comprising CNQC South Pacific, Forsea Holdings, and ZACD Group — on a 99-year leasehold commencing 12 November 2024 and expected to achieve TOP in March 2029. With approximately 99 years remaining on the lease, Coastal Cabana is among Singapore’s newest EC launches and the first new Executive Condominium in the Pasir Ris–Loyang area in over 13 years.

Coastal Cabana is not a generic suburban EC. It is a resort-inspired residential development that takes full advantage of its rare position beside the sea — within walking distance of Pasir Ris Beach, Pasir Ris Park, and the coastal green corridor that defines Singapore’s northeastern waterfront. The development’s architecture is designed by P&T Consultants, a firm with a long track record in Singapore residential and commercial design, and reflects a conscious “coastal retreat” identity: contemporary massing, natural airflow orientation, solar-powered facilities, and landscaping conceived as a lush tropical garden between the towers and the sea.

At an average transacted PSF of $1,789 and an average price of $1,841,754, Coastal Cabana is positioned firmly within the EC price band — meaningfully below the equivalent private condominium benchmark for the Pasir Ris area while offering a full condominium facilities programme, family-sized units (3-, 4-, and 5-bedroom configurations only), and a lifestyle address that few EC launches in any cycle have been able to match. The development sold approximately 80% of its 748 units at launch, confirming sustained EC buyer demand in the eastern corridor despite the high absolute price quantum for family units.

As an EC, Coastal Cabana carries the standard Singapore EC ownership framework: a five-year Minimum Occupation Period (MOP) before resale to Singapore Citizens or Permanent Residents, and full privatisation (resale to all buyers including foreigners) after ten years from TOP. For buyers acquiring at current prices, the privatisation window at or after 2039 represents a potential uplift event as the asset transitions from EC to full private condominium status — a structural advantage unique to the EC asset class in Singapore.

Location & Connectivity

Coastal Cabana occupies a site along Jalan Loyang Besar that places it at the intersection of two of Pasir Ris’s most compelling lifestyle environments: the vibrant Downtown East leisure and entertainment precinct immediately adjacent, and the coastal parkland corridor of Pasir Ris Beach and Pasir Ris Park extending along the northeastern shoreline. Very few residential addresses in Singapore — EC or private — achieve this combination of leisure hub adjacency and genuine coastal proximity within a single walking catchment.

Pasir Ris MRT (EW1/CG1), the eastern terminus of the East-West Line and Circle Line extension, is approximately 650 to 920 metres from Coastal Cabana — a walk of around 10 to 12 minutes. The station is an interchange that also connects to the Changi Airport branch (CG line), providing direct access to Tanah Merah, Tampines, Bedok, and the city centre via the EWL, and a one-transfer ride to Changi Airport. Pasir Ris MRT is additionally slated to become an interchange for the Cross Island Line (CRL), further enhancing the long-term connectivity of this address when the CRL opens in phases from 2030 onwards.

The Downtown East precinct at Coastal Cabana’s doorstep provides a remarkably complete daily convenience and leisure matrix. Downtown East encompasses E!Hub (major retail and entertainment mall), Wild Wild Wet water park, chalets, cinemas, gyms, enrichment centres, and a diverse food and beverage offering spanning hawker fare to full-service dining — all accessible on foot or by short drive. The Pasir Ris Bus Interchange adjacent to the MRT station provides comprehensive bus connectivity across the eastern and northeastern regions.

For families, the Pasir Ris–Loyang address delivers a strong school catchment. Elias Park Primary, Pasir Ris Primary, and White Sands Primary are within the immediate neighbourhood; Meridian Secondary and Hai Sing Catholic School serve the secondary tier. The Loyang Valley area is a well-established residential enclave that has historically attracted family buyers seeking space, greenery, and a coastal lifestyle as an alternative to the denser central and western residential belts.

The NSRCC (National Service Resort and Country Club) golf course and the Pasir Ris Park mangrove forest are within cycling or short driving distance, adding a layer of recreational greenery that further differentiates the Jalan Loyang Besar address from typical suburban EC locations. Changi Airport, approximately 10 minutes by car, is a meaningful advantage for residents with frequent travel requirements — and an increasingly important consideration as Changi continues to anchor Singapore’s role as a regional aviation hub with the Terminal 5 expansion in progress.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Coastal Cabana’s facilities programme is one of the most generously conceived in the EC category for this market cycle. Designed across the 305,754 sqft site with 16 towers of 11 to 12 storeys, the development’s landscape architect has organised amenities into a series of layered outdoor zones that collectively create a resort-within-a-suburb experience rather than the standard podium-deck formula.

The signature facility is the dual 50-metre pool configuration: a 50-metre Grand Pool and a separate 50-metre Lifestyle Pool, supported by an Aqua Gym with resistance features. Two 50-metre lap pools in a single EC development is an exceptional provision — most ECs and even higher-PSF private condominiums offer only one. This reflects the developer’s deliberate positioning of Coastal Cabana as a coastal wellness destination, where aquatic amenity is the centrepiece of the lifestyle proposition rather than a standard checkbox.

Beyond the pools, the facilities deck spans a tennis court, Kids’ Adventure Park, Meadow Lawn, Grand Lawn for events, Yoga Deck, viewing decks with coastal and parkland orientations, pavilions, Boulevard Spaces for community gatherings, and a fully equipped clubhouse with function rooms, music room, social room, games room, and karaoke room. The breadth of social and multi-generational amenity is well-matched to the development’s family-focused unit mix (3-, 4-, and 5-bedroom only), where the full spectrum of household members — from young children to grandparents — has dedicated amenity zones.

Coastal Cabana’s sustainability credentials are integrated into the facilities design. Solar-powered common area facilities reduce ongoing maintenance costs, contributing to more manageable service charges over the development’s lifetime — a practical benefit that complements the development’s coastal environmental aesthetic. Natural airflow orientation in the site layout, with buildings arranged to capture the coastal breeze from the northeast, reduces thermal loading and enhances outdoor amenity comfort.

“The pools alone are worth it — two 50-metre pools for 748 units means you can actually swim laps in peace. The coastal breeze hits the open lawn in the evenings and it genuinely feels like a resort. Hard to believe this is an EC.”

— Buyer comment via Stacked Homes

Unit Sizes & Layout

Coastal Cabana’s 748 units are distributed across 16 towers (4 blocks of 11 storeys, 12 blocks of 12 storeys) and are available exclusively in 3-, 4-, and 5-bedroom configurations — a deliberate family-first unit mix that reflects both the EC buyer profile and the developer’s positioning of Coastal Cabana as a long-term family home rather than an investor product. There are no 1- or 2-bedroom units; the entire development is optimised for households of three or more, with layouts designed to accommodate multi-generational families, home-office usage, and the storage and space requirements of active outdoor lifestyles.

Three-bedroom units range from 872 sqft (3BR Deluxe) to 915 sqft (3BR Premium and 3BR + Study Premium), offering efficient family-sized living at the entry price point. Four-bedroom configurations range from 990 to 1,163 sqft, accommodating the full family configuration with a dedicated master suite, secondary bedrooms, and a practical kitchen-dining-living arrangement. Five-bedroom units at 1,367 to 1,421 sqft represent the top of the range and are rare in the EC category — providing a near-landed level of internal space within the vertical condominium format.

The design specification is consistent with contemporary EC standards while incorporating elevated finishes that reflect the development’s resort positioning. Kitchen appliances, bathroom fittings, and flooring selections align with what buyers at the $1,700–$1,800 PSF EC price tier expect: quality branded fixtures without the ultra-luxury tier specifications of CCR private condominiums. The layouts emphasise natural light and ventilation, with generous ceiling heights and window configurations appropriate for the coastal site’s brightness and sea-breeze exposure.

Upper floor units in towers oriented toward the coast and Pasir Ris Park benefit from unobstructed views of the coastal green belt — a genuine view premium in a landscape where sea-facing residential addresses are increasingly scarce. Lower floor units face inward to the landscaped courtyard zones, offering a garden-and-pool outlook that is consistent with the development’s resort aesthetic. Buyers should evaluate floor level and tower orientation carefully: the view differential between coastal-facing upper floors and inward-facing lower floors is significant and should be factored into the unit selection and price premium assessment.

Pricing & Market Position

Across 619 recorded transactions (all-time), sale prices range from $1,481,000 to $2,675,000, averaging $1,834,076.

Over the last 12 months, transactions averaged $1,794 psf.

Neighbourhood Comparison

The most directly comparable development to Coastal Cabana within the Pasir Ris–Tampines EC corridor is Sea Horizon EC (99-year, 2017, Pasir Ris Drive 4, 495 units, by EL Development). Sea Horizon transacted at approximately $900–$1,050 PSF at launch and has seen resale transactions in the $1,300–$1,500 PSF range in 2024–2025, providing the clearest historical trajectory for what Coastal Cabana buyers might expect as the development approaches and passes its MOP. Sea Horizon is approximately 3 kilometres from Coastal Cabana within the same Pasir Ris planning area; the comparison supports a privatisation premium thesis for Coastal Cabana given its stronger facilities programme and the CRL infrastructure upgrade.

Tampines Trilliant EC (2015, Tampines, 99-year, 752 units) and The Tapestry (private, 2022, Tampines, 861 units, $1,200–$1,400 PSF) bracket the broader eastern region private and EC product spectrum. At $1,789 PSF average, Coastal Cabana is priced above older privatised ECs in the area, reflecting the new-launch premium, the facility quality uplift, and the rare coastal lifestyle positioning. The premium over older EC benchmarks is justified by the combination of lease freshness (99 years from 2024), facilities depth, and the coastal address.

Within the EC category more broadly, Parc Greenwich EC (2021, Sengkang, 99-year, 496 units) and North Gaia EC (2022, Yishun, 99-year, 616 units) represent alternative EC launches from the same cycle. Parc Greenwich has seen resale PSF approaching $1,300–$1,500; North Gaia at launch averaged $1,300–$1,400 PSF. Coastal Cabana’s $1,711–$1,789 PSF is at the premium end of the EC cycle, but the coastal lifestyle premium, the Downtown East adjacency, and the CRL upgrade provide structural support for this positioning relative to northern and western EC alternatives.

For buyers comparing Coastal Cabana against private condominiums in the D17–D18 corridor — such as Pasir Ris 8 (integrated, 487 units, 2025 TOP, $1,500–$1,700 PSF) or White Sands-area private offerings — the EC framework provides a meaningful capital structure advantage: the entry PSF is lower, the unit sizes are larger, and the privatisation event at ten years post-TOP represents a documented value catalyst. Buyers who accept the MOP constraint and have a five-to-ten-year hold horizon will find Coastal Cabana a structurally attractive alternative to the equivalent private condominium product in the eastern region.

Lease Decay Analysis

The 99-year lease runs from 2026, meaning approximately 0 years have already been consumed. Roughly 99 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~89 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates COASTAL CABANA across multiple dimensions.

What Residents Say

“We shortlisted Coastal Cabana because of the location — two minutes to Downtown East, walkable to the beach, and the CRL is coming to Pasir Ris MRT. For a young family it checks every box. The 4-bedroom layout is well done and the pool deck is genuinely impressive for an EC.”

— Buyer comment via PropertyGuru

“The coastal theme is not just marketing — the evening sea breeze through the lawn areas is real, and the views from higher floors toward Pasir Ris Park and the sea are beautiful. The 50m pool setup is rare. We have been to many EC showrooms and nothing else at this price came close.”

— Buyer review via Stacked Homes

“First EC in Pasir Ris in 13 years, priced at EC rates but with full condo facilities. The MRT walk is about 12 minutes which is not ideal, but the buses are frequent and Downtown East is literally next door. Once CRL comes, Pasir Ris MRT becomes a three-line interchange. The long-term upside is clear.”

— Investor comment via EdgeProp

“My parents were sceptical about the east side, but after the showflat visit they were sold. The 5-bedroom unit is enormous compared to what we would get at a private condo at this budget, and the facilities feel like a resort. We booked a unit within the first week.”

— Buyer comment via 99.co

The buyer feedback pattern at Coastal Cabana consistently highlights four themes: the combination of Downtown East convenience and coastal parkland proximity as a rare lifestyle pairing, the exceptional quality of the dual 50-metre pool facilities programme for an EC development, the long-term CRL connectivity upgrade as a capital appreciation catalyst, and the genuine value of 5-bedroom EC units for larger family buyers who would face significantly higher costs in the equivalent private condominium market. The 12-minute MRT walk is the most commonly cited reservation, but most buyers resolve this against the comprehensive bus connectivity, the Downtown East lifestyle adjacency, and the medium-term CRL upgrade.

Strengths & Weaknesses

Verdict

Coastal Cabana’s investment and lifestyle thesis rests on three mutually reinforcing pillars: scarcity, quality, and infrastructure catalysts. The scarcity case is clear — this is the first EC launch in Pasir Ris in over 13 years, in a planning area with a well-documented track record of family residential demand and constrained new supply. The quality case is evident in the facilities programme: dual 50-metre pools, a resort-scale amenity deck, and a coastal lifestyle address that is genuinely differentiated from the suburban EC template. The infrastructure catalyst is structural: Pasir Ris MRT’s designation as a Cross Island Line interchange, expected to open progressively from 2030, will transform this station from an EWL terminus to a three-line interchange and materially improve cross-island connectivity for Coastal Cabana residents.

The financial case is characteristic of the EC asset class: a $1,789 PSF entry price that includes a five-year MOP before resale and a ten-year window to full privatisation. Buyers who accept this framework and price in the CRL connectivity upgrade are acquiring coastal lifestyle exposure, resort-quality facilities, and family-sized unit configurations at a PSF below the equivalent private condominium benchmark — a structural value proposition that the Singapore EC framework is specifically designed to deliver for eligible buyers.

Coastal Cabana is the right answer for Singapore Citizen and Permanent Resident households who want a family-sized coastal lifestyle home in Singapore’s east, at EC pricing, with resort facilities, a live-ready daily convenience hub at the doorstep, and a medium-term infrastructure catalyst in the form of the Cross Island Line interchange upgrade at Pasir Ris MRT.

The 12-minute walk to Pasir Ris MRT is the development’s most meaningful practical limitation, and buyers should factor this honestly into their evaluation. The feeder bus network mitigates the daily commute impact for most residents, and the CRL upgrade will eventually reduce the practical MRT disadvantage — but buyers who prioritise walking-distance MRT access above all else will find more suitable options in integrated or MRT-adjacent developments elsewhere in the eastern corridor. The honest trade-off is clear: accept the MRT walk in exchange for the coastal lifestyle, the resort facilities, and the EC pricing advantage.

With a lease commencing November 2024 and approximately 99 years remaining, the tenure is a complete non-issue: CPF usage is unrestricted, bank financing is fully unconstrained, and there is no lease-decay consideration relevant for any buyer with a realistic hold horizon. The TOP date of March 2029 means buyers are acquiring a fresh development with a 70-year lease runway beyond the standard 30-year planning horizon — a structural strength for both primary occupiers and investors planning to sell at or after privatisation.