Coastal View Residences
Overview & Key Facts
Coastal View Residences sits on Jalan Loyang Besar in the far north-east of Singapore, tucked between Pasir Ris Park and the Loyang landed enclave in District 17. Developed by Sustained Land Pte Ltd and completed in 2009, the development comprises just 40 units — a genuinely small, low-rise project in a district otherwise dominated by much larger 99-year leasehold condos.
The tenure is the single most unusual feature. Coastal View Residences is held on a 999-year leasehold commencing from 1885 — a pre-war crown lease that, for all practical purposes, behaves like freehold. More than 850 years remain on paper, which removes the lease-decay overhang that weighs on every 99-year project in the surrounding area. For a buyer weighing tenure as part of long-term value, that distinction matters.
Location & Connectivity
The location is Pasir Ris in its quietest form. Coastal View Residences sits on Jalan Loyang Besar, a low-density street lined with landed housing and small condos, roughly 1.5 km from Pasir Ris MRT (East-West Line). That is not a walkable distance in Singapore’s climate — most residents will rely on a feeder bus or a short drive to the MRT. Pasir Ris Bus Interchange is co-located with the MRT and handles the onward connections for anyone commuting CBD-ward.
For drivers, the position is more defensible. The TPE is on the doorstep, KPE and ECP are a short hop away, and Changi Airport is under 10 minutes by car — a real advantage for frequent flyers and airline crew. Changi Business Park and the Tampines regional centre are both within 10 minutes in off-peak conditions. The CBD, however, is a genuine haul: budget 30–40 minutes by car or around 45 minutes door-to-door via MRT.
Daily amenities lean on Pasir Ris town centre (Downtown East, White Sands mall, the hawker centre near the MRT) and the Loyang Point neighbourhood centre, both accessible by short drive or bus. Pasir Ris Park itself — with its coastline, mangrove boardwalk, and extensive PCN access — is within walking distance and is arguably the development’s single strongest lifestyle amenity. Families with children and dog owners tend to rate this highly.
Schools within roughly 1.5 km include Pasir Ris Primary, Meridian Primary, and Elias Park Primary, plus a cluster of secondary schools and Stamford American International School for expat families. None sit inside the 1 km P1 priority radius, which is a material consideration for local buyers prioritising primary-school balloting.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | secondary | ~1.3 km |
| Pasir Ris Primary School | primary | ~1.3 km |
| Stamford American International School | international | ~1.3 km |
| Meridian Primary School | primary | ~1.3 km |
| Meridian Secondary School | secondary | ~1.4 km |
| Elias Park Primary School | primary | ~1.4 km |
| Pasir Ris Secondary School | secondary | ~1.4 km |
| Brighton College (Singapore) | international | ~1.5 km |
Facilities
Facilities at Coastal View Residences are appropriate to its 40-unit scale rather than expansive. Expect the core boutique-condo package: a lap pool, a small gym, BBQ pits, a children’s play area, and landscaped common grounds — not the resort-style clubhouse, tennis courts, or multiple pool clusters you find at nearby mega-developments like Coastal Cabana (748 units) or Hedges Park (501 units).
The trade-off is density. With only 40 units sharing the grounds, residents rarely encounter queues for the pool or gym, and the community tends to feel quiet and uncrowded. The development’s low-rise profile — typical of Jalan Loyang Besar’s planning constraints — also means fewer units per floor and a more private feel on the upper levels.
Unit Sizes & Layout
The 40-unit inventory is a mix of apartment layouts with a small number of penthouses on the top floors. Transaction records over the past decade show unit sizes clustered in the 1,000–1,600 sqft range for standard apartments, with larger penthouse configurations above that. Median transacted prices in recent years have sat around S$1.67 million, with an average PSF in the last 12 months of approximately S$1,253 — a notable discount to freehold-tier developments in the district.
Stack selection matters more here than at larger developments. Units facing Jalan Loyang Besar catch some road noise but generally receive better natural light; internal-facing stacks are quieter but may overlook the pool or common areas. The top-floor penthouses command the best views, particularly toward the Loyang landed enclave and (for north-facing stacks) toward Pasir Ris Park and the coastline in the distance.
Interior finishings reflect the 2009 build era and the mid-market positioning of the original launch. Buyers today should budget for a meaningful renovation — kitchens, bathrooms, and flooring are the usual candidates — if they want interiors that match the tenure premium the development now commands.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $1,133 | $1,305,315 |
| 4 BR | 1 | $1,100 | $1,670,000 |
| 5 BR | 6 | $1,108 | $2,338,000 |
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $1,090,000 to $2,438,000, averaging $1,809,991 (~$1,253 psf).
Rents range from $2,400 to $6,300 per month across 38 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 22% (from $955 to $1,166 psf).
Neighbourhood Comparison
The most useful comparisons sit within District 17 itself. Coastal Cabana (748 units, 99-year leasehold, ~S$1,790 psf) offers a full facilities suite and a larger resale pool, but at a premium and with the lease clock ticking. The Jovell (428 units, 99-year from 2018, ~S$1,394 psf) is a newer lease at a lower PSF but further from the MRT. Kassia (276 units, freehold, ~S$2,032 psf) is the freehold benchmark in the district and commands a clear premium.
Against this field, Coastal View Residences’s pitch is narrow but real: an effectively-freehold tenure at a psf below every freehold comparable in the district, in exchange for boutique scale and weaker MRT access. Hedges Park (501 units, 99-year from 2010, ~S$1,151 psf) undercuts on price but adds density and a shorter remaining lease. Parc Komo (276 units, freehold, ~S$1,627 psf) is the closest freehold analogue on price, and the head-to-head between Coastal View Residences and Parc Komo often comes down to unit size, orientation, and stack quality on the specific listing in play.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| COASTAL VIEW RESIDENCES | 999 yrs lease commencing from 1885 | 2009 | 40 | $1,253 |
| 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 2009, meaning approximately 17 years have already been consumed. Roughly 82 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~82 years | Full bank financing available |
| 2039 | ~69 years | CPF usage still unrestricted for most buyers |
| 2048 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2068 | ~39 years | Significant financing restrictions for next buyer |
| 2108 | 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 ~72 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates COASTAL VIEW RESIDENCES across multiple dimensions.
What Residents Say
Publicly available resident reviews for Coastal View Residences are limited — a common pattern for boutique 40-unit developments, where the small resident base generates far less online review volume than mass-market condos. Community sentiment, where it surfaces on PropertyGuru and EdgeProp, tends to emphasise the quiet setting and proximity to Pasir Ris Park.
“Quiet and peaceful, near the park and beach. Good for families who want a low-density lifestyle.”
— Sentiment summary from PropertyGuru & EdgeProp listings
Buyers considering the development should supplement online reviews with on-the-ground visits — check the common areas at different times of day, speak with the estate manager about upcoming sinking-fund projects, and review the last two AGM minutes if possible. With a small MCST, one or two large maintenance items (lift replacement, waterproofing, repainting) can meaningfully shift the cost base for individual owners.
Strengths & Weaknesses
- 999-year lease from 1885 — effectively freehold tenure (~858 years remaining)
- Low-density boutique scale (40 units) — quiet, uncrowded common areas
- Walkable to Pasir Ris Park, coastline, and PCN access
- Strong driving connectivity — TPE on the doorstep, Changi Airport under 10 min
- PSF below freehold benchmarks in the district (Kassia, Parc Komo)
- Quiet residential pocket on Jalan Loyang Besar, surrounded by landed housing
- Meaningful unit sizes in the 1,000–1,600 sqft range for standard apartments
- Changi Business Park and Tampines regional centre within 10 minutes by car
- Boutique 40-unit development — thin resale pool, limited liquidity
- MRT not walkable — ~1.5 km to Pasir Ris MRT, bus or car required
- No schools inside 1 km P1 priority radius
- Gross rental yield ~2.73% — modest, Pasir Ris is not a tenant-heavy sub-market
- Facilities array is thin vs larger neighbours (Coastal Cabana, Hedges Park)
- Walkability score 25/100 — car-dependent for daily errands
- CBD commute is a genuine haul (30–40 min by car, ~45 min by MRT)
- 2009 build era — budget for renovation to match the tenure premium
- Low public review volume — harder to triangulate resident sentiment
Verdict
Coastal View Residences is a niche proposition. For a buyer who values a 999-year tenure, prefers a quiet low-density setting, drives rather than commutes by MRT, and genuinely uses Pasir Ris Park as a daily amenity, it offers a combination that the surrounding 99-year mega-condos cannot match. The pricing — mid-S$1,200s psf over the last 12 months — sits below the district’s freehold benchmarks (Kassia at S$2,032 psf, Parc Komo at S$1,627 psf) while still carrying an effectively-freehold tenure.
Against that, three caveats are hard to ignore. MRT access is poor by local standards; the facilities array is thin; and the gross rental yield of ~2.73% is modest, reflecting Pasir Ris’s position as a residential rather than tenant-heavy sub-market. The thin resale pool (only a handful of transactions per year across 40 units) means both buying and exiting can take time — this is not a development to enter if liquidity matters to you.
The ShiokNest composite score of 39/100 reflects these trade-offs: the tenure and low-density feel are genuine positives, but the walkability score (25/100) and investment score (57/100) capture the MRT gap and the modest yield. Treat this as an own-stay pick for the right household profile — not as a high-liquidity investment vehicle.