Coastarina

Overview & Key Facts

Coastarina is a quiet, boutique freehold development tucked along East Coast Road in District 15, a few doors down from the Siglap fork. Completed in 2006 by World Class Land, the project sits on a compact 37,090 sqft plot and stacks just 56 apartments across six low-rise storeys. It is the kind of development that east-siders tend to keep to themselves — small, freehold, off-thoroughfare, and woven into one of Singapore’s most emotionally charged lifestyle neighbourhoods.

The architectural brief is understated rather than iconic. Clean horizontal lines, white rendered facades, generous balconies, and a landscaped pool deck that doubles as the social heart of the compound — everything calibrated to the Katong-Siglap aesthetic rather than competing with it. With only 56 units, Coastarina behaves more like a landed cluster than a conventional condo: residents know each other’s cars, the kids’ names, and which stack catches the best evening breeze. The trade-off is a modest facilities footprint and a quiet secondary market — typical of 56-unit freeholds in the east.

EdgeProp transaction data shows Coastarina trading at an average of S$1,907 psf over the last 12 months, with 10 recorded sales and a median transaction price around S$1,820,000. Rentals tell a different story: 60 leases in the same window at a median of roughly S$3,800 print a gross yield near 2.5% — respectable for a freehold boutique, though unremarkable once benchmarked against the newer 99-year peers clustered along the Dunman-Tembusu-Amber corridor. Coastarina is, in the end, bought for what it is (freehold, human-scale, east-coast) rather than what it yields.

Location & Connectivity

Location has quietly become Coastarina’s most interesting story. When the project TOP’d in 2006, the nearest MRT was a 17-minute walk to Kembangan on the East-West Line — barely acceptable. The Thomson-East Coast Line’s Stage 4 opening in June 2024 changed that calculus. Marine Terrace MRT now sits roughly 620 metres away (an 8-minute walk via Upper East Coast Road), with Siglap TEL another 900 metres in the opposite direction. Two TEL stations within a kilometre is a transport profile Coastarina did not have when most of its current owners bought in.

For drivers, East Coast Road feeds directly into the ECP with Marina Bay roughly 15 minutes away off-peak and Changi Airport about 10 minutes east. The TEL now provides a one-seat ride to Orchard (around 25 minutes) and Shenton Way (around 30 minutes) without the old East-West Line transfer. For families, the wider Katong-Siglap catchment — Chung Cheng High (Main) 540m, Telok Kurau Primary 650m, East Coast Primary 740m, GIIS East Coast 750m, Victoria School and VJC ~1.6km — is one of the densest school belts outside the traditional Bukit Timah corridor.

The daily-life radius is where Coastarina earns its premium. Siglap Centre is a 5-minute walk for groceries and hawker coffee; 112 Katong and Parkway Parade are a short drive for anchor retail; the East Coast Park Connector and beach are about 10 minutes on foot via the underpass; and the Katong-Joo Chiat food trail — laksa, nasi lemak, chilli crab, the whole Peranakan lexicon — sits on the doorstep. Stacked’s directory notes that the immediate stretch of East Coast Road remains largely low-rise, which preserves light and breeze in ways the Dunman-side new launches can no longer guarantee.

Schools & Education

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

Facilities

Expectations need calibrating. With 56 units on a 37,090 sqft plot, Coastarina offers a boutique facility set rather than a resort one: a lap pool with a separate wading pool, a compact indoor gym, a sauna, a barbecue area, a children’s playground, a function room, and 24-hour security with a covered carpark. There are no tennis courts, no sky gardens, no clubhouses, and no sprawling landscape axes — everything Grand Dunman, The Continuum, and Emerald of Katong compete on is absent here by design. In exchange, the compound is genuinely quiet, the pool is usable at any hour, and maintenance fees track the development’s modest scale.

“Exquisite and quiet development, conveniently located close to amenities. The pool area feels private — you’re never queuing and the kids know everyone by name. It’s not a resort, but that was never the point.”

— Resident review via Singapore Expats

Booking constraints are effectively non-existent — a function of the small resident base — and the BBQ pits and function room are straightforward to reserve by WhatsApp through the managing agent. The trade-off for families who entertain heavily or want a full gym-plus-steam-plus-50m-pool experience: Coastarina is not that development. Listing agents consistently frame the facilities as “right-sized for a 56-unit community” rather than marketing them as a draw — an honest positioning that mirrors the owner base.

Unit Sizes & Layout

Coastarina ships 14 distinct floor plan types (A1, A2, B, B1-B3, C1-C8) across 56 apartments, with unit sizes from roughly 678 sqft to 1,302 sqft. That range materially overstates what new-launch peers deliver on a like-for-like basis — a 2006-era 1,200 sqft three-bedroom here has perceptible 15–20% floor-area advantage over a 2023-launch three-bedroom at Grand Dunman or Emerald of Katong, with useable balconies, proper yard space, and bathrooms sized for adults rather than AirBnB. For families trading up from HDB 5-room flats, the dimensional fit is natural rather than aspirational.

Stack orientation is the key selection variable. North-east-facing units catch the morning light and benefit from the East Coast sea breeze coming off the coastline during the south-west monsoon; south-west-facing units sit closer to East Coast Road and absorb more afternoon heat and traffic noise, though the low-rise profile limits line-of-sight to the road for upper floors. Stacked’s floor plan directory is worth consulting before narrowing a shortlist — the C-stack variations in particular differ meaningfully in kitchen configuration and balcony access.

Interior quality reflects the vintage: marble in wet areas, homogeneous tile on dry floors, and serviceable but un-ambitious timber on bedrooms. Ceiling heights are generous by 2020s standards. There is no smart-home infrastructure by default; owners who want it tend to add it as part of the renovation cycle. The liquidity profile — 10 sales across 12 months, or roughly one every five weeks — means motivated sellers still move units, but buyers should expect sparse comparables and be ready to act when the right stack comes to market.

Pricing & Market Position

Based on 10 recorded transactions, sale prices range from $1,228,888 to $2,250,000, averaging $1,736,689 (~$1,907 psf).

Rents range from $2,250 to $5,000 per month across 60 rental transactions. Current rental yield sits at approximately 2.5%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 17% (from $1,584 to $1,853 psf).

Neighbourhood Comparison

Within District 15’s current buying field, Coastarina occupies a very specific niche: freehold tenure, sub-S$2,000 psf entry, boutique community, and the Katong-Siglap address. The 99-year cluster — Grand Dunman at ~S$2,537 psf, Emerald of Katong at ~S$2,640 psf, and Tembusu Grand at ~S$2,462 psf — trades a 30–40% psf premium for fresh leases, resort-scale facilities, and brand-new interiors. The freehold alternative stack — The Continuum at ~S$2,790 psf and Amber Park at ~S$2,538 psf — pits newer builds and larger facilities against Coastarina’s lower entry cost.

The trade-off is clearest against Amber Park, Coastarina’s closest freehold peer: S$2,538 buys a newer development with a larger facility footprint and a stronger Amber Road address, but Coastarina’s S$1,907 psf implies a 25% entry discount for a buyer willing to accept the 2006 vintage and the smaller scale. Stacked’s east-coast freehold analysis notes that boutique 56-unit projects like Coastarina typically lag premium-scale freeholds in mid-cycle velocity but catch up over full holding cycles, as the freehold premium compounds and the facilities gap matters less over time. For buyers who prioritise tenure, price, and neighbourhood over scale and newness, Coastarina is a defensible choice. For buyers who need the full package — newness, scale, facilities, prestige — the 99-year and larger freehold peers will remain the pragmatic answers.

ShiokNest Scores

Our proprietary scoring system evaluates COASTARINA across multiple dimensions.

What Residents Say

“Marine Terrace MRT opening in 2024 transformed this place. I used to drive everywhere; now I take the train to Orchard in 25 minutes and I don’t even think about the ERP. The freehold finally feels like it’s earning its keep.”

— Resident review via EdgeProp, 2025

“The unit layouts are what sold it for us — 1,200 sqft three-bedder with a real yard, proper balcony, and bathrooms we can fit two sinks into. We looked at Grand Dunman and the three-bedders there felt like compact boxes by comparison.”

— Owner review via PropertyGuru, 2024

“The facilities are basic and the gym is small — don’t come here expecting a resort. But if you value quiet, freehold, and the east-coast lifestyle, the trade-off is reasonable. Just budget for renovation — most units need work.”

— Resident review via 99.co, 2024

The review pattern across platforms is consistent and honest: residents overwhelmingly cite the neighbourhood, freehold status, and the post-2024 TEL walkability as the main draws. Criticism clusters around the modest facility envelope, the dated original-condition interiors, and the thin resale liquidity that makes right-stack, right-floor matching harder than at larger developments. EdgeProp’s resident sentiment rating sits at 3.6 out of 5 — above the neighbourhood average for comparable vintages, with the neighbourhood score (4.3) notably outperforming the facility score (3.7).

Strengths & Weaknesses

Verdict

Coastarina is a specialist buy. It suits households who have already decided they want to live in the Katong-Siglap belt, value freehold over facilities, and are prepared to accept the liquidity and renovation realities of a 56-unit boutique from 2006. For that buyer, Coastarina’s price profile — roughly S$1,907 psf against S$2,537 at Grand Dunman, S$2,640 at Emerald of Katong, and S$2,790 at The Continuum — represents a meaningful entry-cost discount, with the freehold tenure removing the lease-decay discount curve entirely from the long-hold maths.

The case weakens for pure yield-hunters and for buyers who need the full modern-facility experience. A 2.5% gross yield is fair for a freehold boutique but sits below what a typical 99-year newer leasehold prints in this micro-market, and the 60-rental dataset — while deep for a 56-unit compound — reflects tenant demand for the neighbourhood rather than for the building specifically. For investors with a 5-year horizon seeking rental-velocity plays, newer TEL-integrated peers will usually win the spreadsheet.

The honest framing is that Coastarina is a legacy asset, not a launch-and-flip asset. The right holding period is 10+ years. Over that window, the freehold compounds meaningfully against surrounding 99-year stock, the TEL walkability catalyst continues to filter into pricing, and the boutique-community dynamic that current owners protect tightly remains a genuine lifestyle differentiator. For buyers whose definition of value extends beyond 12-month psf charts, it is a quietly sensible purchase.