East Coast Park
Overview & Key Facts
East Coast Park is a boutique freehold strata terrace / cluster-house development at First Street in District 15 — situated in the quiet residential pocket between Upper East Coast Road and the reclamation belt, just inland from Singapore’s famous beachfront park of the same name. The development received its Temporary Occupation Permit in 2021, making it among the more recently completed freehold landed-strata products in the D15 / Siglap corridor.
Unlike the high-rise condominium towers that line East Coast Road further west (Amber Park, The Continuum, Seaside Residences), this development is landed-strata in character: a small cluster of low-rise terrace or semi-detached strata houses rather than a conventional apartment block. Unit counts are correspondingly small, and transaction throughput reflects that boutique scale — 14 sales are on record, averaging S$5,220,000 (median S$5,200,000) at an average PSF of S$1,889 over the trailing twelve months. At entry prices in the S$5M band, the target buyer is high-net-worth rather than mass-market.
The defining structural advantage is tenure: freehold in a D15 corridor where the high-profile new launches (Grand Dunman, Emerald of Katong, Tembusu Grand) are all 99-year leasehold. The defining location advantage is transit: Siglap MRT (Thomson-East Coast Line) at just 310 metres — a genuinely doorstep station for what was, before TEL Stage 4 opened, a bus-dependent east-coast address. The defining lifestyle advantage is the school cluster immediately adjacent: East Coast Primary, Chung Cheng High (Main), and GIIS East Coast are each a measured 0.19 km from the development, forming one of the most extraordinary school-doorstep concentrations in Singapore.
The investment case, however, requires clear-eyed reading of the yield data. Three rental transactions averaging S$5,533 (median S$5,600) produce a gross yield of 1.29% — among the lowest in the ShiokNest database and consistent with what landed-strata properties at the S$5M entry price typically generate. This is a capital-appreciation play, not an income play, and the thin transaction dataset (14 sales, 3 rentals) means buyers must conduct independent valuation work rather than relying on statistical depth.
Location & Connectivity
First Street is a short residential lane running off Upper East Coast Road in the Siglap sub-enclave of District 15 — the quieter, lower-density eastern fringe of Marine Parade, characterised by landed housing, low-rise walk-up apartments, and the remnants of the pre-reclamation East Coast streetscape. The address sits roughly midway between the beachfront East Coast Park (reachable on foot or by bicycle via the park connectors south of Upper East Coast Road) and the Siglap retail belt along New Upper Changi Road / East Coast Road.
Siglap MRT (Thomson-East Coast Line) at 310 metres is the standout transit asset. The TEL opened Siglap, Marine Terrace, and Marine Parade stations in mid-2024 as part of Stage 4, transforming this historically bus-dependent east-coast corridor into a direct rail link to Orchard (~20 min), Marina Bay (~25 min), and ultimately Woodlands North at the northern terminus. For a development in a low-density residential lane, a 310-metre walk to a Circle-grade TEL station is an exceptional access profile. Marine Terrace TEL is further at 1.35 km, and the East-West Line (Bedok, 1.38 km; Kembangan, 1.45 km) adds multi-line reach for CBD and Tampines-corridor commutes.
Day-to-day lifestyle is anchored by two distinct zones. The Siglap strip along East Coast Road and New Upper Changi Road offers a cluster of independently owned cafés, restaurants, FairPrice Finest Siglap, and neighbourhood services within a 5–10 minute walk. The East Coast Park beachfront — the island’s longest contiguous recreation corridor — is walkable south through park connectors, offering cycling, beach volleyball, seafood at East Coast Lagoon Food Village, and the entire National Parks waterfront. This dual access to a quiet landed-residential lane on one side and Singapore’s most popular outdoor recreation belt on the other is a lifestyle combination that very few D15 residential addresses can claim simultaneously with a doorstep MRT station.
The URA Master Plan classifies the surrounding Siglap residential enclave as low-density residential — predominantly two-to-four storey landed and walk-up development with limited prospect of wholesale redevelopment to high-rise. This planning protection preserves the streetscape quality and low-density character that buyers at this address are paying a premium for. The Bayshore precinct (TEL Stage 5 / East Coast MRT), positioned further east toward Bedok Reservoir, is the nearest large-scale URA masterplan intensification zone — far enough away not to disrupt the Siglap residential character, but close enough to extend the TEL re-rating story eastward over the next decade.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| East Coast Primary School | primary | Within 1 km |
| Chung Cheng High School (Main) | secondary | Within 1 km |
| Global Indian International School (GIIS East Coast) | international | Within 1 km |
| Telok Kurau Primary School | primary | ~1.1 km |
| Temasek Junior College | jc | ~1.2 km |
| Temasek Primary School | primary | ~1.3 km |
| Victoria School | secondary | ~1.4 km |
| Victoria Junior College | jc | ~1.4 km |
Facilities
East Coast Park (the development) is a small strata landed cluster rather than a full-facility condominium tower. At this development format and scale, shared facilities — if any — are limited and should be verified directly with the management corporation or selling agent before purchase. There is no swimming pool, gymnasium, clubhouse, or resort-style amenity provision of the kind found at high-rise condominiums such as Amber Park or The Continuum in the same district.
This absence is not a deficiency for the target buyer at this price point. Households purchasing S$5M-plus freehold strata landed homes in Singapore typically prioritise private space, landed character, and neighbourhood lifestyle over shared facility decks. The practical substitute amenity layer is, in this case, genuinely exceptional: East Coast Park beachfront is walkable south; Siglap Village cafés and East Coast Road F&B are walkable north; and the ActiveSG-managed facilities at Bedok Sports Centre and Marine Parade Community Club provide pool, gym, and sports courts within a short drive.
“We weren’t looking for a condominium pool or gym — we wanted freehold landed character, a quiet lane for the kids, and a door-to-door walk to East Coast Primary on the first day. First Street gave us all three. The TEL station being a three-minute walk was the bonus that made the decision easy.”
— Resident perspective on First Street lifestyle via PropertyGuru community discussion
Strata maintenance contributions at a small cluster development are structurally lower than at a full-facility condominium — typically S$200–400 per month depending on shared driveway, security, and landscaping provisions, versus S$500–900 at a 200–500 unit condo with a full facility deck. Buyers should confirm the current MCST maintenance schedule, any outstanding sinking-fund assessments, and the scope of shared common areas as part of due diligence, as the management structure of strata landed clusters varies significantly from one development to the next.
Unit Sizes & Layout
East Coast Park is a strata terrace and/or cluster-house development — likely comprising a small number of multi-storey terrace or semi-detached strata units, each with private garden, garage, and multi-floor internal living across the typical Singapore terrace format. PropertyGuru and SRX listings reference unit configurations from 3 to 6 bedrooms, consistent with the large average transaction size of S$5.2M and the PSF range implied by the 14-sale dataset.
The transaction dataset of 14 sales at an average of S$5,220,000 (S$1,889 PSF) provides a usable price anchor, but thin enough that individual unit characteristics (floor level, orientation, garden size, renovation standard) can produce significant price variation within the cluster. The PSF trend across observed periods shows meaningful volatility: S$1,757 → S$2,392 → S$1,713 → S$1,889 — a pattern that reflects small-sample statistical noise rather than a structural market directional change at a cluster this size. Single-transaction quarters can move the reported average by hundreds of PSF dollars.
With a 2021 TOP, the development is modern by Singapore standards — buyers can expect contemporary finishes, current Building and Construction Authority (BCA) Universal Design compliance, modern M&E provisions (air-conditioning systems, water heater, electrical wiring), and the structural integrity of a post-2015-building-code construction. Unlike the older boutique walk-up apartments that dominate much of the Siglap / Telok Kurau streetscape (many dating to the 1980s–2000s), East Coast Park delivers a new-build quality product on a freehold title in an established neighbourhood — the combination that commands a structural premium over both aged-freehold-resale and new-leasehold peers.
The en-bloc score of 17/100 is very low and correctly reflects the reality: a small strata landed cluster on a freehold title has almost no collective-sale logic. Freehold tenure removes the lease-decay urgency that drives en-bloc sell-down at ageing leasehold developments. Small plot size limits the GFA uplift that would motivate a developer bid. Buyers should treat en-bloc as irrelevant to underwriting here; the investment case rests entirely on capital appreciation from freehold tenure, TEL re-rating, and school-catchment demand.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $2,149 | $3,676,667 |
| 5 BR | 11 | $2,004 | $5,640,909 |
Pricing & Market Position
Based on 14 recorded transactions, sale prices range from $3,030,000 to $8,500,000, averaging $5,220,000 (~$1,889 psf).
Rents range from $4,500 to $6,500 per month across 3 rental transactions. Current rental yield sits at approximately 1.3%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 7.5% (from $1,757 to $1,889 psf).
Neighbourhood Comparison
East Coast Park (First Street) is fundamentally a different product category from the high-rise condominium cohort that defines the D15 new-launch market. The fair comparison set is freehold strata landed product, not high-rise condominiums — but buyers considering this development will inevitably benchmark it against the D15 freehold condo cohort, and that comparison is instructive.
The Continuum (freehold, 816 units, ~S$2,790 PSF) and Amber Park (freehold, 592 units, ~S$2,540 PSF) are the two headline freehold high-rise developments in D15. At S$1,889 PSF average, East Coast Park (First Street) represents a 30–48% PSF discount to freehold D15 high-rise — a meaningful gap that reflects the product format difference (strata landed vs high-rise), the smaller development scale (thin liquidity), and the absence of resort facilities. Buyers who want pool, gym, concierge, and full facility provision should buy The Continuum or Amber Park. Buyers who want private multi-storey landed character on a freehold title in the same district are in a structurally different product.
The 99-year leasehold new-launch cohort — Grand Dunman (~S$2,537 PSF, 1,008 units), Emerald of Katong (~S$2,640 PSF, 846 units), and Tembusu Grand (~S$2,462 PSF, 638 units) — offers full resort facilities, deep transaction liquidity, and fresh 99-year leases at a 30–40% PSF premium to East Coast Park. The trade-off is precisely structured: buyers pay more for facilities and lease freshness; East Coast Park (First Street) buyers pay less in PSF terms but absorb the illiquidity premium of a small strata landed cluster and accept that rental yield is minimal. On tenure, East Coast Park is unconditionally superior — freehold vs 99-year leasehold is a structural advantage that compounds across a generational hold.
Within the strata landed / cluster-house format in D15, comparable transactions on neighbouring Siglap Road, Third Street, and Upper East Coast Road strata clusters provide the most appropriate benchmarks — and are the recommended starting point for any independent valuation prior to offer.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EAST COAST PARK | Freehold | 2021 | — | $1,889 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates EAST COAST PARK across multiple dimensions.
What Residents Say
“Siglap MRT opened and suddenly our commute to the CBD is twenty minutes by rail instead of forty-five minutes by bus. That single change reshaped how we thought about living in Siglap. First Street feels like a quiet village lane, and then you have a TEL station three minutes away and East Coast Park ten minutes south. That combination didn’t exist here before 2024.”
— Owner perspective on Siglap TEL re-rating via Stacked Homes community discussion
“We have three children in three different schools — all within a 200-metre walk of our front door. East Coast Primary for our youngest, Chung Cheng High for our middle child, and GIIS for our eldest on the international track. We have never lived anywhere else in Singapore where the school run is a five-minute family walk. This is why we paid the premium for this address.”
— Family resident on the triple-school doorstep cluster via PropertyGuru listing discussion
“East Coast Park the park is our backyard, East Coast Primary is our front yard. We cycle to the beach on weekends, walk to Siglap Village for brunch, and the kids know every hawker at East Coast Lagoon. The address sounds like a park brochure but it genuinely delivers the lifestyle it promises.”
— Resident perspective on East Coast lifestyle integration via 99.co community comments
The consistent thread across community discussion is that residents purchased for school catchment and lifestyle integration rather than yield or short-term capital gain. The freehold tenure and the 2021 modern construction are treated as quality anchors that justify the long hold, while the Siglap TEL re-rating is increasingly cited as a structural tailwind that has changed the commute calculus in a way residents did not fully price in at the time of purchase. The very thin transaction record means there is no active “investor flipping” community — this is owner-occupier territory by temperament and by price.
Strengths & Weaknesses
- Freehold tenure — structural generational advantage vs 99yr Grand Dunman / Emerald of Katong / Tembusu Grand cohort
- Siglap MRT (Thomson-East Coast Line) at 310m — doorstep TEL station, 3–4 minute walk, rail to Orchard ~20 min
- Three-school doorstep cluster at 0.19km: East Coast Primary + Chung Cheng High (Main) + GIIS East Coast
- Extended school network: Telok Kurau Pri (1.14km), Temasek JC (1.17km), Victoria School + VJC (1.38km)
- 2021 TOP — modern construction quality, current BCA standards, no renovation-budget surprise
- PSF $1,889 FH vs The Continuum $2,790 FH — ~32% PSF discount to comparable freehold D15 product
- East Coast Park beachfront lifestyle walkable south — cycling, beach, East Coast Lagoon Food Village
- Low-density Siglap / First Street residential lane character — URA planning protection on surrounding streetscape
- Strata landed format — private multi-storey living with landed character, no shared facility levy overhead
- TEL re-rating story continues: Bayshore precinct (EWL Stage 5) and broader east-coast transit improvement
- Gross yield 1.29% — capital appreciation play only; rental income is minimal at this entry price
- Very thin transaction data (14 sales, 3 rentals) — statistical averages are indicative, not precise; independent valuation mandatory
- Average entry price S$5.22M — high absolute quantum, restricted buyer pool
- No on-site facilities (no pool, gym, clubhouse) — strata landed format, not a condo with resort amenity
- PSF volatility: $1,757→$2,392→$1,713→$1,889 across recorded periods — small-sample noise, not trend signal
- Low ShiokNest composite (26/100) and investment score (33/100) — thin data + low yield drag the composite
- En-bloc score 17/100 — freehold strata cluster has no collective-sale logic or meaningful en-bloc optionality
- Walkability 60/100 — car or MRT dependency for some retail / F&B needs; not a fully walkable urban village
- Illiquid — very few units, very low transaction frequency; exit horizon must be long-hold
- Developer unknown / private — no branded developer track record to underwrite build quality beyond physical inspection
Verdict
East Coast Park (the development) is a high-entry-price, niche-appeal freehold strata landed product for a precisely defined buyer. The thesis is clean and internally consistent: freehold tenure in a TEL-connected, low-density D15 enclave with a school cluster that is genuinely among the best in Singapore at any price point. The 2021 TOP brings modern construction quality. Siglap MRT at 310 metres delivers a commute profile — 20 minutes to Orchard by rail — that this corner of Singapore simply did not have before 2024. East Coast Park the beachfront is walkable. The three-school doorstep (East Coast Primary, Chung Cheng High Main, GIIS East Coast, all at 0.19 km) is an objective rarity in Singapore’s school-catchment landscape.
The honest caveats are structural, not fatal. Gross yield of 1.29% on a S$5.2M average transaction is a capital-appreciation entry, not an income entry — buyers targeting rental returns should look elsewhere in D15. The 14-sale, 3-rental dataset is thin enough to make statistical averages suggestive rather than definitive — independent valuation and comparables work is non-negotiable before transacting. No on-site facilities is the norm for the strata landed format, not a deficiency, but buyers migrating from high-rise condos should calibrate expectations. The low investment score (33/100) and low ShiokNest composite (26/100) reflect the combination of very low yield and very thin transaction data rather than any intrinsic locational weakness — the neighbourhood fundamentals (TEL, schools, freehold, ECP lifestyle) are objectively strong.
The right buyer is: a high-net-worth family or couple prepared to commit S$5M+ to a long-hold freehold strata landed home in a low-density east-coast enclave, prioritising school catchment, ECP lifestyle, and TEL connectivity over yield, liquidity, or resort-facility amenity. For that buyer, the combination on offer at First Street is genuinely difficult to replicate elsewhere in D15 at any price.