East Coast Residences
Overview & Key Facts
East Coast Residences is a freehold boutique condominium of just 59 units along Upper East Coast Road in District 16 (OCR), completed in 2010 and developed by East Coast Residences @ Bayshore Pte Ltd — a project vehicle of Crescendas Group, a respected Singapore private developer with a track record spanning commercial, residential, and industrial developments including EcoHouse and numerous business park assets. At 59 units, this is among the smallest freehold projects in the East Coast corridor — a deliberate design choice that delivers privacy, community, and scarcity in equal measure.
The headline statistic is one that very few condominiums in Singapore — or indeed anywhere — can claim: Bayshore MRT (TEL) sits literally 100 metres away. Not a comfortable 5-minute stroll, not a "close to MRT" marketing claim measured in optimistic footsteps — 100 metres. At that distance, the platform is closer than most lobbies are to the street. When the Thomson-East Coast Line's Bayshore station (TE29) opened in June 2024, East Coast Residences effectively became one of the best-connected small freehold condominiums in Singapore almost overnight, after a decade of relative isolation.
At an average price of S$1,576,000 (median S$1,680,000) and a PSF of S$1,688, East Coast Residences commands a freehold premium that is — paradoxically — still cheaper than its 99-year leasehold neighbour Sceneca Residence at S$2,084 psf. The PSF trend tells its own story: S$1,349 at launch year, S$1,744 four years later — a 29% appreciation that underscores what a rare combination of freehold tenure and TEL proximity can deliver. ShiokNest score of 48/100 reflects the thin rental pool and moderate walkability, but a profitability score of 73/100 confirms that long-term holders have been rewarded handsomely.
East Coast Residences sits approximately 100 metres from Bayshore MRT (TE29) — one of the shortest condo-to-MRT distances recorded in Singapore. The Thomson-East Coast Line connects residents directly to Gardens by the Bay, Marina Bay Sands, Shenton Way, the CBD, Stevens interchange (for the North-South Line to Orchard and Novena), and Woodlands, all without changing trains. A future TEL extension will reach Changi Airport. This proximity transforms the development's connectivity profile from "car-dependent estate living" to "genuinely transit-first lifestyle" — without sacrificing the quiet, landed-estate character of Upper East Coast Road.
Location & Connectivity
East Coast Residences occupies a serene stretch of Upper East Coast Road — a leafy, low-rise corridor that feels more like a Katong heritage enclave than a suburban condominium precinct. The immediate neighbourhood is characterised by landed housing, mature trees, and a quiet residential atmosphere that contrasts sharply with the dense development of Bedok or Tampines. Yet despite its estate-like calm, the development is embedded in one of Singapore's most rapidly evolving urban precincts.
Bayshore MRT (TE29) is approximately 100 metres from the development — a detail that cannot be overstated. The Thomson-East Coast Line (TEL) is Singapore's newest MRT line, running from Woodlands in the north through the CBD corridor and along the East Coast to Sungei Bedok (TEL Stage 5, 2026). From Bayshore station, residents reach Gardens by the Bay in 4 stops, Shenton Way in 6 stops, Marina Bay in 7 stops, and Stevens interchange (connecting to Orchard and the North-South Line) in 12 stops. A second TEL station, Bedok South (TE30), is 830 metres away and is expected to open as part of TEL Stage 5. The dual-station proximity gives residents exceptional redundancy and route flexibility for an OCR address.
East Coast Park — Singapore's most visited coastal recreation destination — lies minutes from Upper East Coast Road. The park's 15-kilometre stretch of coast offers cycling paths, beach recreation, seafood restaurants, hawker fare, kayaking, cable skiing, and sunrise walks. For residents of East Coast Residences, this is not a weekend excursion — it is a daily lifestyle. The park's cycling connectors have been progressively upgraded, and the planned Bayshore precinct development (see below) will further integrate the residential neighbourhood with the coastal parkway.
The Bayshore precinct transformation is the macro story surrounding East Coast Residences. HDB's 2023 masterplan for the 60-hectare Bayshore estate will introduce approximately 12,500 new homes — 7,000 HDB and 3,000+ private — a 1-kilometre community spine, car-lite infrastructure, and seamless connections to East Coast Park. East Coast Residences sits at the edge of this transformation zone. New retail, dining, and community amenities will eventually emerge within walking distance — a neighbourhood currently light on conveniences is being primed for genuine walkability uplift over the next decade.
Current everyday amenities require a short drive or bus ride. Bedok Mall and Bedok Interchange (approximately 2.5 km) provide comprehensive retail, food, and hawker options. East Village (i12 Katong area) and the Joo Chiat-Katong strip are accessible within 10 minutes by car, adding to the district's food and heritage lifestyle credentials. Changi Airport is approximately 10 minutes by car — a distinct practical advantage for frequent travellers, aviation professionals, and airline crew who represent a reliable tenant pool in D16.
The school catchment is a genuine asset. Dunman High School sits 560 metres away — within easy walking distance — and is one of Singapore's most sought-after affiliated secondary schools with a consistently strong Integrated Programme (IP) track. Dunman High JC (co-located, 560 m) extends the schooling convenience through Junior College. Bedok South Secondary is 820 metres away. Opera Estate Primary (880 m) and Yu Neng Primary (1.09 km) round out the primary school options, though neither falls within the strict 1 km Phase 2C priority enrolment radius, meaning secondary school proximity to Dunman High is the stronger school catchment argument.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Bedok South Secondary School | secondary | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
| Yu Neng Primary School | primary | ~1.1 km |
| Bedok Green Primary School | primary | ~1.5 km |
| Bedok North Secondary School | secondary | ~1.5 km |
| Victoria School | secondary | ~1.5 km |
Facilities
As a 59-unit boutique development, East Coast Residences does not attempt — nor should it — to replicate the resort-scale amenity offering of its mega-development neighbours. What the facilities deliver is appropriate to the development's character: intimate, well-maintained, and functional for the quiet owner-occupier lifestyle that this part of Upper East Coast Road attracts. Expect a swimming pool, a gymnasium, and landscaped communal grounds in keeping with a boutique freehold estate of this scale and vintage.
The 2010 TOP year places the development comfortably within the modern era of condominium amenity expectations — post-millennium quality finishes, 24-hour security, covered car parking, and well-landscaped common areas. Residents consistently describe the common areas as well-kept and the management corporation (MCST) as responsive, which is a notable advantage of smaller developments: maintenance issues are visible, accountability is high, and sinking fund management is easier to monitor than in 1,000-unit estates.
"The facilities are modest but perfectly maintained. The pool is clean, the gym has what you need for daily use, and the gardens are lovely. What you're really paying for is the freehold title, the MRT at your doorstep, and the peace and quiet of the neighbourhood — not a resort. If you need a driving range or four tennis courts, The Bayshore is just down the road. But for our family, this is exactly the right size."
— Owner-occupier, 3-bedroom unit, since 2015
The boutique scale has a meaningful facilities advantage that is often underappreciated: zero competition for amenity use. At 59 units, the pool is never crowded, the gym is never queued, and parking is never a scramble. This contrasts sharply with the reality at The Bayshore (1,038 units) or ECO (714 units), where peak-hour facility competition is a genuine quality-of-life consideration. For owner-occupiers who work from home or value quiet weekend mornings, the 59-unit scale delivers a lifestyle consistency that larger developments structurally cannot provide.
The 6.5/10 facilities rating reflects the boutique scale rather than any deficiency in quality. East Coast Residences delivers what a 59-unit freehold development should: well-maintained essentials in excellent condition. The rating is not a criticism — it is an accurate calibration. Buyers seeking comprehensive resort facilities should look at The Bayshore (resort-scale, 99-year) or The Glades (mid-scale, 726 units, 99-year). Buyers who prize quality, maintenance, and exclusivity over quantity will find the facilities entirely appropriate.
Unit Sizes & Layout
East Coast Residences' 59 units span a practical range of configurations designed for the family and professional buyer rather than the micro-unit investor market. The 2010 completion era produced layouts that reflect pre-shrinkflation design sensibilities — bedrooms are genuinely usable, living areas are proportionate, and the overall spatial experience avoids the cramped studio-heavy product mix that characterised post-2015 launches optimised for developer yield per square foot.
Unit sizes and configurations at East Coast Residences were designed for the mid-market owner-occupier and investor seeking genuine livability on Upper East Coast Road. Typical 3-bedroom units offer comfortable family accommodation, and the freehold tenure means that buyers can renovate and invest in their units without the depreciation anxiety that accompanies a ticking leasehold clock. Budget approximately S$30,000–$50,000 for a full renovation on older un-renovated units, or negotiate a discount on units that have been recently refurbished to modern standards.
"The layout is sensible and well-proportioned — rooms are actual rooms, not squeezes. The kitchen is enclosed, which I prefer for proper cooking, and the service area has enough space for a washing machine and dryer without feeling cramped. Ceilings could be higher, but that's a 2010-era thing. We renovated the bathrooms and kitchen when we moved in and it felt like a new unit."
— Owner-occupier, 3-bedroom, moved in 2018
The freehold tenure is the defining unit characteristic — not a specification on a brochure but a fundamentally different ownership proposition. Unlike the 99-year leasehold units at Sceneca Residence, The Bayshore, ECO, Urban Vista, and The Glades, East Coast Residences owners hold their land interest in perpetuity. There is no CPF pro-ration clock ticking, no bank LTV ratio nervously tracking remaining lease years, and no mandatory depreciation baked into the asset's long-term trajectory. For buyers who view property as a generational asset — or who plan to hold for 20+ years — this distinction between freehold and leasehold is not academic. It is the fundamental difference between an appreciating asset and a depreciating one.
Every competitor development surrounding East Coast Residences — Sceneca Residence (99yr/2022), The Bayshore (99yr/1996 ~66yr remaining), The Glades (99yr/2013), ECO (99yr/2012), Urban Vista (99yr/2012) — is on a leasehold tenure. East Coast Residences' freehold title means CPF usage is never pro-rated, bank LTV ratios are never compressed by lease shortfall, and the exit buyer pool in 30 years' time will be as broad as it is today. For families buying for the long term, this is not a marginal advantage — it is structurally superior land ownership at a PSF that, remarkably, remains below some of its leasehold peers.
The 59-unit count creates a secondary unit characteristic that deserves explicit mention: extreme resale scarcity. In a typical year, only 1–3 units change hands at East Coast Residences. This thinness cuts both ways — it depresses liquidity for sellers who need a quick exit, but it also means that patient sellers face almost no competing inventory. When a unit becomes available in a boutique freehold development 100 metres from an MRT, qualified buyers compete rather than comparison-shop. The PSF trend (S$1,349→S$1,744, +29% over four years) reflects this supply-side scarcity playing out in real transaction data.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,669 | $885,000 |
| 2 BR | 5 | $1,539 | $1,377,000 |
| 3 BR | 10 | $1,606 | $1,734,200 |
| 4 BR | 4 | $1,308 | $1,947,500 |
Pricing & Market Position
Based on 22 recorded transactions, sale prices range from $825,000 to $2,200,000, averaging $1,576,000 (~$1,688 psf).
Rents range from $1,800 to $5,000 per month across 62 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 29.3% (from $1,349 to $1,744 psf).
Neighbourhood Comparison
East Coast Residences ($1,688 psf, freehold, 2010, 59 units) occupies a unique position in the D16 competitive landscape — it is the only freehold option in a market defined by 99-year leasehold developments. The comparison exercise is therefore less about finding equivalents and more about understanding what the freehold premium is worth relative to each leasehold alternative.
Sceneca Residence ($2,084 psf, 99-year, 2022, 268 units) trades at a 23% PSF premium for a brand-new build, integrated Tanah Merah MRT access, and a full 99-year lease from 2022. It is the aspirational new-launch benchmark for D16 East. The premium reflects newness and modern facilities, but the leasehold clock starts from day one. For buyers who can absorb the higher entry price and want new-launch quality, Sceneca is the alternative. For buyers who believe freehold tenure compounds in value over 10+ year holds, East Coast Residences at S$1,688 psf looks like a discount to a superior tenure right.
The Bayshore ($1,228 psf, 99-year from 1996 with ~66 years remaining, 1,038 units) is the resort-scale lifestyle alternative — a FIABCI award-winning mega-development with driving range, putting green, four tennis courts, and Belt Collins landscaping, at a significantly lower PSF. The trade-off is explicit: approximately 66 years of remaining lease, CPF pro-ration already affecting some buyer profiles, and a lease clock accelerating toward the 60-year threshold. East Coast Residences' freehold tenure versus The Bayshore's depleting lease is the clearest illustration of what perpetual land ownership is worth in Singapore's property market.
The Glades ($1,610 psf, 99-year from 2013, 726 units) at Tanah Merah offers a better lease position (~86 years remaining) with direct MRT access at a modest PSF discount to East Coast Residences. For buyers who want a large, modern development with comprehensive facilities and strong MRT connectivity but can accept leasehold tenure, The Glades is a rational alternative. The Glades competes most directly with East Coast Residences on the MRT-adjacent narrative — but East Coast Residences' 100-metre proximity to Bayshore TEL versus The Glades' integrated Tanah Merah EWL access is a genuine differentiator in favour of East Coast Residences on connectivity recency and TEL route quality.
ECO ($1,442 psf, 99-year from 2012, 714 units) and Urban Vista ($1,492 psf, 99-year from 2012, 582 units) are the value-leasehold alternatives — both offer larger developments with deeper rental pools, broader amenity offerings, and ~85 years of remaining lease at PSF discounts of 15–17% to East Coast Residences. For rental-yield-focused investors or buyers who want liquidity and scale, ECO and Urban Vista are more practical choices. The comparison is stark: 714-unit ECO with a proven rental pool versus 59-unit East Coast Residences with 61 total rentals on record. If rental income is the primary objective, ECO and Urban Vista win on execution reliability.
The verdict on comparisons: East Coast Residences wins on tenure (freehold beats every competitor), TEL proximity (100 m is unmatched in the competitive set), and Dunman High access (560 m walkable). It loses on facility scale, rental liquidity, and resale velocity. Choose East Coast Residences for the long-term freehold hold; choose the leasehold alternatives for rental optimisation, facility richness, or higher resale velocity.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EAST COAST RESIDENCES | Freehold | 2010 | 59 | $1,688 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
ShiokNest Scores
Our proprietary scoring system evaluates EAST COAST RESIDENCES across multiple dimensions.
What Residents Say
"I've owned a unit here since 2013 and the Bayshore MRT opening in 2024 was a complete game-changer. What used to be a car-dependent lifestyle is now genuinely transit-connected — I can be at Gardens by the Bay in 15 minutes, or at the CBD in 25, without touching a car or cab. The freehold title was the original reason I bought; the MRT was a bonus I didn't expect to arrive so soon. For a 59-unit development, the community feel is remarkable — I know every neighbour on my floor by name."
— Long-term owner-occupier, 3-bedroom, since 2013
"I chose this over ECO and Urban Vista specifically because of the freehold title. Yes, the facilities are more modest, and yes, the rental pool is thin — I have had my unit sit empty for 6 weeks between tenants, which is frustrating. But my tenant is a Dunman High teacher who has renewed twice, and the freehold means I'm not stressing about CPF restrictions when I eventually sell to my children. The PSF appreciation from when I bought to today has been far better than my leasehold units in the same area."
— Investor-owner, 2-bedroom, bought 2016
"The neighbourhood is genuinely beautiful — mature trees, landed houses, very quiet at night. My commute to the CBD used to be a bus to Bedok then MRT, about 50 minutes total. Since Bayshore station opened, it's 28 minutes door-to-door on the TEL. The development is well-managed — the MCST is responsive and the pool is always clean. My one complaint is the limited food options walking distance — I have to drive or take the MRT one stop for anything beyond convenience store level. But East Coast Park is 5 minutes away and the cycling path is right there, so weekends are perfect."
— Owner-occupier, 3-bedroom, moved in 2021
"My daughter attends Dunman High — she can walk to school in under 10 minutes. That single fact drives more value for our family than any facility or amenity the development could offer. The school placement priority system means we couldn't have planned this in retrospect — we bought for Dunman High proximity and the freehold tenure, and both have delivered exactly as expected."
— Owner-occupier family, 4-bedroom, since 2019
Strengths & Weaknesses
- Bayshore TEL MRT at literally 100 metres — one of Singapore's closest condo-to-MRT distances on record
- Freehold tenure — the only freehold development in a competitive set where all peers are 99-year leasehold
- PSF $1,688 freehold is cheaper than Sceneca Residence at $2,084 (99-year) — tenure advantage at a price discount
- Strong capital appreciation: PSF grew from $1,349 to $1,744 (+29%) over 4 years
- Profitability score 73/100 — long-term holders have been significantly rewarded
- Dunman High School at 560 metres — walkable to one of Singapore's most sought-after affiliated secondary schools
- Ultra-boutique 59 units — exceptional community feel, zero facility congestion, responsive MCST
- East Coast Park minutes away — 15 km of coastal cycling, beach recreation, and waterfront dining
- Crescendas Group developer pedigree — quality build, well-maintained community
- No CPF pro-ration concerns — freehold title means full CPF eligibility regardless of buyer age
- Walkability score 60/100 — car or MRT required for most daily errands; sparse amenities within walking distance
- Gross yield 2.61% is modest — among the lower yields in the D16 leasehold-heavy market
- Very thin rental pool: only 61 total rentals for a 59-unit development — limited investor-grade rental liquidity
- En-bloc score 40/100 — freehold title paradoxically reduces en-bloc pressure; at 59 units, collective sale is very difficult
- Extreme resale scarcity: typically 1–3 units trade per year — sellers need patience; buyers may wait months for availability
- Boutique facilities only — pool and gym serve 59 units well, but no tennis courts, function rooms, or resort amenities
- No primary school within 1 km for Phase 2C priority — school proximity advantage is Dunman High (secondary), not primary
- Bayshore precinct new supply pipeline: upcoming GLS developments with fresh 99-year leases will compete for D16 buyers
Verdict
East Coast Residences presents one of the most compelling niche value propositions in Singapore's OCR condominium market — but that "niche" is load-bearing. The case for this development rests on three mutually reinforcing pillars: freehold tenure in a sea of 99-year leasehold competitors, Bayshore TEL literally 100 metres from the lobby, and boutique exclusivity at 59 units. Each pillar is individually significant. Together, they create a product that is genuinely difficult to replicate anywhere in D16.
The PSF of S$1,688 for a freehold unit with a Bayshore TEL station at 100 metres is, by any rational analysis, attractively priced relative to the leasehold alternatives. Sceneca Residence at S$2,084 psf is 99-year. The Glades at S$1,610 psf is 99-year. ECO at S$1,442 psf is 99-year. Urban Vista at S$1,492 psf is 99-year. East Coast Residences is the only freehold option in this competitive set, and it is not the most expensive. Capital appreciation data confirms the market has begun to recognise this anomaly: S$1,349 → S$1,744 psf over four years (+29%) represents performance that tracks above the OCR freehold average.
The ShiokNest score of 48/100 deserves honest context. The score reflects genuine constraints: a walkability rating of 60/100 (the Bayshore MRT helps significantly, but the neighbourhood is still car-friendly by design), a thin rental pool of just 61 transactions for a 59-unit development (suggesting modest rental liquidity rather than strong investor demand), and a gross yield of 2.61% that is modest in absolute terms. These are real trade-offs that suit a specific buyer profile — the owner-occupier who values freehold, quiet estate living, and TEL connectivity above rental metrics and neighbourhood buzz. The profitability score of 73/100 is the counter-signal: long-term holders have been rewarded, and the trajectory is convincing.
For the right buyer, East Coast Residences earns a strong recommendation. For the wrong buyer — the yield-maximiser, the liquidity-seeker, or the walkability urbanite — the honest advice is to look at Sceneca Residence for new-launch cachet, or at ECO and Urban Vista for larger developments with deeper rental pools. East Coast Residences is not trying to be those things. It is a quiet, freehold, MRT-adjacent boutique development in one of Singapore's most livable coastal corridors — and it does that specific job exceptionally well.
Buy East Coast Residences if you want freehold tenure that none of your neighbours have, a TEL station at 100 metres that makes car ownership optional rather than essential, Dunman High School within walking distance, East Coast Park as your weekend backyard, and a 59-unit development where you will know your neighbours by name. Accept the trade-offs: thin rental market, moderate walkability beyond the MRT, and boutique illiquidity on resale. The 29% PSF appreciation over four years suggests the market has already started pricing in what the smart money knew earlier.