Costa Del Sol

Overview & Key Facts

Costa Del Sol is a 906-unit resort-style condominium along Bayshore Road in District 16, completed in 2003 on a 99-year lease commencing from 1997. Developed by Japura Development Pte Ltd — a subsidiary of Hong Kong’s CK Asset Holdings (formerly Cheung Kong Holdings), one of Asia’s largest property conglomerates founded by Li Ka-shing — Costa Del Sol was conceived as a marine-themed resort community inspired by the famed coastal stretch of southern Spain. The nine-block development sprawls across a generous 39,535-square-metre site, and two decades of tropical growth have given the estate a lush, mature character that newly launched developments cannot replicate.

At a current average of $2,350,059 per unit ($1,880 psf over the trailing twelve months), Costa Del Sol commands one of the highest absolute price points in the Bayshore corridor — reflecting its seafront positioning, extensive facilities, and the transformative arrival of the Thomson-East Coast Line. The Bayshore MRT station (TE29), just 370 m away, has been a genuine game-changer for a development that relied on bus services and private transport for its first two decades. Supported by 797 recorded rental transactions and a median rent of $5,800, Costa Del Sol delivers a gross yield of approximately 3%.

Location & Connectivity

Costa Del Sol occupies a coveted seafront position along Bayshore Road in Bedok, District 16, sitting directly across from East Coast Park — Singapore’s most popular coastal recreation ground. The development’s defining locational advantage is its proximity to Bayshore MRT (TE29), which opened on 23 June 2024 as part of the Thomson-East Coast Line. At just 370 m from the estate, this station has resolved what was historically Costa Del Sol’s most significant drawback: poor public transport connectivity. The TEL now provides direct service to Orchard (via Stevens interchange), Marina Bay, and Gardens by the Bay, with a future extension to Changi Airport planned for the mid-2030s. Bedok South MRT (TE30), approximately 1 km away, adds a second TEL option.

Families benefit from a strong school catchment. Dunman High School (730 m) is one of Singapore’s top-tier Special Assistance Plan (SAP) schools offering the six-year Integrated Programme. Victoria School (1.29 km) and Victoria Junior College (1.29 km) add further appeal for families with secondary- and pre-university-age children. East Coast Park provides kilometres of cycling paths, beach recreation, hawker centres, and waterfront dining — all accessible on foot or by a short cycling connection.

For drivers, the East Coast Parkway (ECP) and Pan Island Expressway (PIE) are easily accessible, putting Changi Airport within a 10-minute drive and the CBD within 15–20 minutes. Bedok Mall and the Bedok Town Centre transport hub, a short drive or bus ride away, provide comprehensive retail, dining, and supermarket options.

Schools & Education

Facilities

Costa Del Sol’s facilities are where the development truly distinguishes itself — and where the Spanish resort theme comes to life. The aquatic offering is extraordinary by any standard: an Olympic-sized lap pool, a resort pool with water features, a 4.1-metre diving pool (one of the only condominium diving pools in Singapore), children’s water slides, a wading pool, and — in a detail that long-time residents cherish — all pools are heated with warm water year-round. A windsurfing practice facility rounds out the marine-themed recreation, complementing the estate’s coastal positioning opposite East Coast Park.

Beyond the pools, the grounds deliver a comprehensive resort experience: a well-equipped gymnasium, sauna, four tennis courts, BBQ pits, a putting green, a jogging track, reflexology path, and multiple children’s playgrounds. The two-storey clubhouse houses a multi-purpose hall, function rooms, and a residents’ lounge. Practical amenities — an on-site minimart, laundromat, and medical clinic — add day-to-day convenience that most condominiums lack. Twenty-four-hour security provides gated community peace of mind across the sprawling grounds.

“When you step in, it feels like living in a resort world. The pools are the highlight — where else can you find a 4-metre diving pool and warm water in every pool? We have waterfalls, slides for the kids, a putting green, and the landscaping after 20 years is absolutely lush. The minimart and clinic on-site mean you barely need to leave the estate for daily essentials. It is a unique and well-designed project with thought and investment to give residents a feel of living in a resort.”

— Long-term owner-occupier, three-bedroom (PropertyGuru)

The management council has earned consistently positive reviews for maintenance standards and community programming, running integration activities for what residents describe as a welcoming, multi-racial community. The estate’s age does show in certain finishes — the clubhouse interior could benefit from modernisation — but the sheer breadth and quality of the aquatic and sporting facilities remain genuinely exceptional for a 906-unit development that is now over two decades old.

Unit Sizes & Layout

Costa Del Sol offers a wide range of configurations from two-bedroom to four-bedroom layouts, with 60 distinct floor plans spanning 947 to 2,540 square feet. These are generously proportioned by today’s standards — where new-launch three-bedrooms routinely shrink below 900 sqft, Costa Del Sol’s equivalent units provide substantially more living space. The four-bedroom units, in particular, offer family-sized accommodation that is increasingly rare outside the luxury segment.

The unit design reflects early-2000s sensibilities: enclosed kitchens with practical wet-and-dry separation, well-proportioned bedrooms, dedicated household shelters, and generous balconies that capitalise on the development’s coastal positioning. Units above the 12th storey in sea-facing stacks enjoy panoramic, unobstructed views extending across the East Coast to the Straits of Singapore — a genuine premium that commands significantly higher PSF. Lower-floor and inward-facing units should be assessed carefully, as views and natural ventilation vary substantially by stack and orientation.

The nine-block layout across the expansive site means not all units are created equal. Sea-facing stacks in the front row command the strongest resale demand, while blocks positioned further inland benefit from pool proximity and garden views but sacrifice the coastal panorama. Prospective buyers should physically inspect the specific unit and stack rather than relying on brochure imagery — the variation between the best and most average units within Costa Del Sol is significant.

Pricing & Market Position

Across 183 recorded transactions (all-time), sale prices range from $1,180,000 to $3,410,000, averaging $2,362,056.

Over the last 12 months, transactions averaged $1,917 psf.

Rents range from $2,000 to $9,000 per month across 843 rental transactions. Current rental yield sits at approximately 3.0%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at COSTA DEL SOL typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 41.6% (from $1,411 to $1,998 psf).

Neighbourhood Comparison

In the Bayshore–East Coast corridor (District 15–16), Costa Del Sol ($1,880 psf, 99-year from 1997, ~70 years remaining) occupies a distinctive position: the highest PSF among mature developments in the immediate area, justified by its resort-scale facilities and seafront orientation. Sceneca Residence ($2,084 psf, 99-year from 2022) trades at an 11% premium but offers a full fresh lease, integrated Tanah Merah MRT access, and brand-new finishes — though at a boutique 268 units with a fraction of Costa Del Sol’s site area and facilities. For buyers who prioritise lease runway over lifestyle scale, Sceneca is the pragmatic alternative.

The most direct neighbour comparison is The Bayshore ($1,227 psf, 99-year from 1996, ~66 years remaining), which trades at a 35% discount. The Bayshore offers its own resort-scale facilities — including a driving range and putting green — on an even larger 450,000 sqft site, with marginally closer proximity to the upcoming Bedok South MRT. Its lease is four years shorter, but the PSF discount is substantial. The trade-off is that The Bayshore’s 1996 finishes are older, and it lacks the heated pools and diving pool that define Costa Del Sol’s aquatic experience.

The Glades ($1,610 psf, 99-year from 2013, ~86 years remaining) at Tanah Merah offers 16 more years of lease at a 14% discount, with direct MRT station integration and modern finishes — making it the strongest all-round competitor for buyers who want East Coast living without the lease anxiety. Urban Vista ($1,492 psf, ~87 years) and ECO ($1,442 psf, ~85 years) both offer significantly more lease runway at lower PSF, though neither matches Costa Del Sol’s facilities or seafront positioning. Choose Costa Del Sol for the resort lifestyle and sea views; choose the competitors for lease security and long-term capital preservation.

Lease Decay Analysis

The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 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 ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates COSTA DEL SOL across multiple dimensions.

What Residents Say

“We have lived here for over 15 years and it genuinely feels like a resort. All the pools have warm water, the diving pool is incredible for the kids, and the landscaping has matured into something really special. The management council is well-run and organises community events throughout the year — it is a multi-racial community with genuine integration. When Bayshore MRT opened, it changed everything. My commute to the CBD went from 40 minutes by bus to 25 minutes door-to-door. The lease is the obvious concern, but at our age we plan to live here for another 15 years and enjoy it.”

— Long-term owner-occupier, four-bedroom (2,200 sqft), since 2009 (PropertyGuru)

“I bought a sea-view unit on the 16th floor and the view is beautiful and completely unblocked — you can see all the way to the horizon. The facilities are the best I have seen in any condo in Singapore: multiple pools including warm water throughout, waterfalls, slides, a proper gym, tennis courts, and even a minimart and clinic downstairs. The only negative is the price — Costa Del Sol units sell at a premium to The Bayshore next door, and with the lease ticking, you have to ask whether the premium is justified long-term.”

— Owner-occupier, sea-view unit, since 2018 (SingaporeExpats)

“I rent out my three-bedroom at $5,800 per month and tenants love the resort feel, the East Coast Park access, and now the MRT connectivity. Occupancy has been close to 100% over four years. My concern is the exit — with 70 years of lease left and a purchase price above $2.3 million, the yield is around 3% which is not spectacular for the capital tied up. I am holding for another 5 years to ride the Bayshore precinct transformation, then I will seriously consider selling before the lease drops below 60 years and financing constraints start to bite.”

— Investor-owner, three-bedroom, since 2021 (EdgeProp)

Strengths & Weaknesses

Verdict

Costa Del Sol is a development caught between two powerful forces: an outstanding lifestyle proposition that has only improved with the Bayshore TEL MRT opening, and a lease that is now firmly in decline. The resort-scale facilities — the heated pools, the diving pool, the waterfalls and water slides, the putting green, the on-site minimart and clinic — represent a quality of daily living that no newly launched 906-unit development would deliver at any price point. The Bayshore MRT at 370 m has been transformative, and the PSF trend from $1,598 to $2,029 over recent years reflects genuine capital appreciation driven by this connectivity upgrade.

But the lease is the defining issue, and any honest assessment must confront it directly. With approximately 70 years remaining, Costa Del Sol sits in the 65–79 year band where depreciation accelerates under Bala’s Table valuations. In 10 years, the lease drops below 60 years — the threshold where banks begin capping loan tenures at shorter durations and CPF usage faces meaningful pro-rating for buyers under 35. In 30 years, with only 40 years remaining, CPF cannot be used at all for purchase. The buyer pool will narrow progressively and irreversibly with each passing year, and the strong PSF appreciation of recent years — driven largely by the TEL catalyst — may have already priced in much of the connectivity uplift.

For owner-occupiers in their 40s or older who value the resort lifestyle, the East Coast Park proximity, the strong school catchment, and the new MRT connectivity — and who accept that their exit price in 15–20 years will be lease-constrained — Costa Del Sol delivers a genuinely compelling daily living experience at a PSF that, while premium, buys facilities and space that new launches cannot match. For yield-focused investors, the 3% gross return is adequate but not exceptional for the quantum involved. For young buyers planning a capital-gain exit, the arithmetic is unfavourable: the lease discount will accelerate, new Bayshore precinct supply with fresh 99-year leases will compete directly, and financing constraints will progressively reduce the pool of eligible buyers.