Elliot At The East Coast
Overview & Key Facts
Elliot at the East Coast is a 119-unit freehold condominium on Elliot Road in District 15, developed by Elliot Development Pte Ltd and completed in 2013. Situated in the heart of Singapore’s most celebrated seaside residential corridor, the development sits just a short walk from the entrance to East Coast Park — the 15-kilometre beachfront strip that anchors the lifestyle identity of the entire D15 neighbourhood. Elliot Road runs parallel to the park, placing residents in a genuinely low-density, park-adjacent setting that is increasingly rare in land-scarce Singapore. With only 119 units, the development achieves the boutique scale that larger projects cannot replicate — quiet, private, and unhurried.
The transaction data reflects a development that has aged well into the East Coast market. Across 18 recorded sales at an average PSF of $1,773 and an average price of $2,918,993 (median $2,750,000), Elliot at the East Coast commands pricing that reflects its freehold status and park-adjacent positioning. The PSF trajectory tells an encouraging story: from $1,479 at the earliest recorded year to a recent high of $1,949 in the fourth year of tracking — a gain of approximately 32% from trough to peak. On the rental side, 138 transactions at an average monthly rent of $5,661 generate a gross yield of 2.4%, consistent with the premium freehold positioning that trades running income for tenure permanence and capital resilience. The opening of Siglap MRT (TE28) on the Thomson-East Coast Line at just 0.54 km has materially improved the connectivity proposition since the station’s completion.
Location & Connectivity
Elliot Road occupies a distinctive corridor in Singapore’s residential map — a quiet, tree-lined street that runs roughly parallel to the East Coast Parkway and the shore of the South China Sea. The road is bookended by the East Coast Park connector to the south and the broader Siglap village precinct to the north, placing Elliot at the East Coast residents within comfortable walking distance of both the park and the neighbourhood’s growing cluster of independent dining and retail along Siglap Road and Upper East Coast Road. This is suburban D15 at its most residential: low-rise, green, and genuinely unhurried in a way that the denser Katong and Marine Parade precincts can no longer fully claim.
East Coast Park, accessible directly from Elliot Road, is the neighbourhood’s defining lifestyle asset. The 15-kilometre beachfront strip offers cycling paths, BBQ pavilions, hawker centres (East Coast Lagoon Food Village is among the most popular seafood destinations in Singapore), beach volleyball courts, water sports, and a continuous greenway that is one of the most heavily used recreational corridors on the island. For families, couples, and active residents, this proximity is not a marketing footnote — it is a daily reality that shapes how people live. Few residential streets in Singapore can offer park access of this calibre within a short walk.
The school corridor around Elliot Road is a genuine strength for families. East Coast Primary School at 0.70 km falls within the 1 km priority enrolment radius, providing a meaningful balloting advantage — a practically valuable benefit that many D15 addresses cannot claim. Dunman High School (0.84 km), Victoria School (0.88 km), Victoria Junior College (0.88 km), and Chung Cheng High Main (0.96 km) are all within approximately a kilometre. The GIIS East Coast campus (0.69 km) offers an international option. This density of schools — including brand-name secondary and JC institutions — makes Elliot Road one of the stronger school-corridor addresses in eastern Singapore. For daily conveniences, the Siglap Centre, NTUC FairPrice outlets, and the upcoming Bayshore mixed-use precinct being developed under the URA’s Greater Southern Waterfront-adjacent plans all support the long-term amenity outlook.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Global Indian International School (GIIS East Coast) | international | Within 1 km |
| East Coast Primary School | primary | Within 1 km |
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Victoria School | secondary | Within 1 km |
| Victoria Junior College | jc | Within 1 km |
| Chung Cheng High School (Main) | secondary | Within 1 km |
| Temasek Junior College | jc | ~1.3 km |
Facilities
Elliot at the East Coast offers the facility set appropriate to a boutique 119-unit freehold development: swimming pool, gymnasium, and the standard recreational infrastructure that residents expect, without the sprawling multi-pool, multi-court megaplex that only high-density projects can justify. The honest assessment is that this is a functional, well-maintained facility package rather than a destination-calibre amenity experience. The pool provides a proper aquatic amenity for lap swimming and leisure, the gymnasium covers core fitness needs, and the communal spaces support quiet enjoyment without the crowding that plagues larger developments.
What Elliot at the East Coast lacks in facility breadth, it compensates for through location externalities. East Coast Park is effectively an extension of the development’s recreational footprint — 15 kilometres of cycling, jogging, beach access, BBQ, and water sports available without a car. Residents who factor in the park can legitimately argue that their total recreational endowment exceeds what any on-site facility package could provide. This is not a rationalisation — it is a genuine lifestyle arithmetic that makes the development’s compact facility set less significant than it would be for an equivalent project in a suburban location without park proximity.
“The facilities are simple but well-kept — pool and gym are what you’d expect for this size of development. But honestly, we use East Coast Park far more than the on-site facilities. We cycle there almost every weekend, and the food at East Coast Lagoon is our regular dinner spot. Siglap MRT opening nearby has made a big difference to our daily commute too — we no longer need to drive to get to the TEL.”
— Owner-occupier, three-bedroom unit (99.co review)
The facility rating of 6.5 reflects an honest appraisal: functional and appropriate for the development’s scale, but not a standout feature on its own merits. Security is maintained at the boutique level typical of a 119-unit development, with access control and management responsive to a smaller resident community. The relatively low en-bloc score of 30/100 partly reflects the site’s modest footprint, which limits the redevelopment quantum that would be needed to attract collective sale interest — a factor that works in favour of residential stability over the medium term.
Unit Sizes & Layout
The unit mix at Elliot at the East Coast skews unmistakably toward larger configurations. With a median transaction price of $2,750,000 and an average PSF of $1,773, the implied average unit size is approximately 1,550 square feet — firmly in three- to four-bedroom territory. This is consistent with the development’s 2013 vintage, when D15 boutique freehold projects were typically built for family owner-occupiers rather than investor-driven compact unit production. The result is a residential product that offers genuine spatial generosity: rooms that can accommodate proper furniture, living areas that function as actual living spaces, and bedrooms that do not require bunk beds or Murphy wall arrangements to make sense.
The freehold status amplifies the unit value proposition considerably. At $1,773 PSF, a 1,550-sqft three-bedroom unit transacts at approximately $2.75 million — a quantum that, for freehold tenure in a park-adjacent D15 location with Siglap TEL connectivity, represents compelling value relative to the new-launch leasehold alternatives at $2,462–$2,790 PSF. Buyers are effectively acquiring significantly more square footage per dollar at Elliot at the East Coast than at any of the larger new-launch developments in the comparison set, and they are doing so with freehold permanence rather than a depreciating 99-year tenure.
The 2013 vintage does carry some trade-offs. Fittings and finishes reflect the specification standards of that era rather than contemporary luxury launch presentation — buyers may wish to budget for kitchen and bathroom refreshes if they are acquiring for owner-occupation. The layouts are generally practical rather than innovative: functional rectangular rooms, straightforward kitchen configurations, and balconies sized for actual use rather than marketing renders. These are characteristics of a building generation that prioritised usable space over architectural flourish, which many buyers will regard as a virtue rather than a limitation. The PSF trajectory from $1,479 to $1,949 over the tracking period confirms that the market assigns genuine value to the combination of size, tenure, and location that Elliot at the East Coast delivers.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,756 | $1,920,000 |
| 4 BR | 7 | $1,662 | $2,589,714 |
| 5 BR | 9 | $1,468 | $3,592,653 |
Pricing & Market Position
Based on 19 recorded transactions, sale prices range from $1,680,000 to $5,025,000, averaging $2,959,046 (~$1,736 psf).
Rents range from $1,900 to $11,000 per month across 139 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 19.6% (from $1,479 to $1,770 psf).
Neighbourhood Comparison
Elliot at the East Coast ($1,773 psf, freehold) competes in a D15 landscape defined by a wave of large-scale 99-year leasehold new launches, making its freehold tenure the anchor of every comparison. The most prominent competitor is Grand Dunman ($2,537 psf, 99-year from 2023), a 1,008-unit mega-development at Dakota that offers extensive facilities, MRT-adjacent positioning, and the scale advantages that 119-unit boutique projects cannot replicate. Grand Dunman’s PSF is 43% higher than Elliot’s, and its leasehold tenure means it will face CPF and financing headwinds as it ages. For buyers focused on facility breadth and absolute new-build specification, Grand Dunman is a different product category entirely. For those prioritising freehold permanence and spatial value per dollar, Elliot at the East Coast offers a fundamentally different calculus.
Emerald of Katong ($2,640 psf, 99-year from 2023) sits directly above Tanjong Katong MRT — better integrated transport than Siglap at 0.54 km, but at a PSF premium of nearly 49% over Elliot and on a depreciating 99-year title. Tembusu Grand ($2,462 psf, 99-year from 2023) offers similar new-launch positioning at a slightly lower quantum, but remains leasehold. The consistent pattern across D15 new launches is that buyers are paying a 40–58% PSF premium over Elliot at the East Coast for newer specification and larger facilities — on a leasehold tenure that Elliot’s freehold permanently avoids.
Among freehold peers, The Continuum ($2,790 psf, freehold) on Thiam Siew Avenue is the closest recent comparable — a 816-unit freehold development from 2024 that commands a 57% PSF premium over Elliot at the East Coast for newer specification and a Tanjong Katong MRT-adjacent address. Amber Park ($2,538 psf, freehold) at Amber Road offers a 43% PSF premium over Elliot for a 2023-completed CDL freehold development. The resale freehold comparison that most directly mirrors Elliot at the East Coast is the cohort of early-2010s D15 boutique freeholds — established, well-located, spatially generous, and priced meaningfully below new-launch freehold. For buyers who can accept a 10–13-year-old development and are prepared to refresh finishes, Elliot at the East Coast delivers freehold D15 with East Coast Park access and an emerging TEL station at a price point that genuinely cannot be replicated in the new-launch market. The 36% discount to The Continuum on a freehold-to-freehold basis is the clearest expression of the value proposition.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ELLIOT AT THE EAST COAST | Freehold | 2013 | 119 | $1,736 |
| 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 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates ELLIOT AT THE EAST COAST across multiple dimensions.
What Residents Say
“We bought here in 2019 for the space and the freehold title — we got a 1,600 sqft three-bedder for what a new launch two-bedder costs today. The park proximity is not marketing fluff: we literally walk out of the gate and we’re on the cycling path in five minutes. East Coast Lagoon Food Village is our regular Friday night. Siglap MRT has made a big difference — my wife takes the TEL to work now instead of driving. The facilities are basic but we have never really needed them given where we are.”
— Owner-occupier, three-bedroom, since 2019 (PropertyGuru)
“I’ve rented here for two years and it’s been a genuinely pleasant experience. The unit is spacious by Singapore standards — a proper guest room, a study, and a living area you can actually put a full sofa set in. The building management is responsive and the boutique scale means it never feels hectic. The main thing I tell people is to check the Siglap MRT — it’s a comfortable 10-minute walk and has completely changed how easy it is to get around without a car.”
— Tenant, three-bedroom, since 2023 (99.co)
“East Coast Primary is just across from our block, which was the deciding factor for us. Our son starts Primary 1 next year and being within the 1 km zone has given us real peace of mind on the balloting. The neighbourhood is quiet during the day, which suits us as home-office parents. The park is our daily evening ritual — the kids cycle while we walk. I will say the gym is small, but we have memberships at a nearby facility and genuinely barely notice the on-site limitations.”
— Owner-occupier, four-bedroom, since 2021 (StackedHomes)
“I was sceptical of the investment score when we bought, but after four years the freehold thesis has held up. Resale values have appreciated and rental demand from expat families wanting park access and good schools has been consistently strong. The development won’t win any architecture awards and the facilities are what they are, but it does what a quality freehold family home should do: hold value, rent steadily, and provide a genuinely liveable environment over the long term.”
— Investor-owner, three-bedroom, since 2020 (EdgeProp)
Strengths & Weaknesses
- Freehold tenure eliminates lease decay, CPF usage restrictions, and financing erosion — structural permanence that 99-year competitors cannot match; lease rating 10.0/10
- East Coast Park at doorstep — 15 km of beachfront cycling, BBQ pavilions, East Coast Lagoon Food Village, and water sports available as a daily lifestyle extension
- Siglap MRT (TE28) at 0.54 km provides TEL connectivity to Bayshore, Marine Parade, Katong Park, Tanjong Katong, and onward to Marina Bay and Orchard
- East Coast Primary School at 0.70 km — within 1 km priority enrolment zone, a genuine balloting advantage rare among D15 addresses
- Strong school corridor: Dunman High (0.84 km), Victoria School (0.88 km), Victoria JC (0.88 km), Chung Cheng High (0.96 km) within walking distance
- Boutique 119-unit scale means uncrowded facilities, attentive building management, and a community atmosphere absent from mega-developments
- Spatially generous 3–4 bedroom units averaging ~1,550 sqft — a 2013 vintage advantage that new launches at similar PSF cannot replicate
- 36% PSF discount to The Continuum and 43% below Amber Park for freehold D15 — compelling value for established freehold versus new-launch premium
- PSF trajectory from $1,479 to $1,949 peak demonstrates appreciation capacity; patient holders rewarded over a 4-year tracking horizon
- Quiet, low-density Elliot Road setting — suburban tranquillity within a vibrant East Coast precinct, without the density of Katong or Marine Parade
- Gross yield 2.4% — below the 3% threshold targeted by income-focused investors; this is a capital-preservation asset, not a cash-flow vehicle
- Investment score 42/100 and en-bloc score 30/100 — limited collective sale optionality given boutique footprint; not a standout income or trading proposition
- Walkability score 50/100 — daily errands (wet market, supermarket) typically require a car or bus; the area is suburban in character despite TEL improvement
- 2013 vintage — fittings and finishes reflect an older specification standard; buyers should budget for kitchen and bathroom refreshes for owner-occupation
- Facilities are functional rather than comprehensive — no tennis court, no water play area, modest gym; East Coast Park substitutes rather than supplements
- Low unit volume (119 units, 18 recorded sales) — thinner resale market than larger developments; exit liquidity may require patience in cooling cycles
- Bayshore TEL at 1.05 km and Bedok EWL at 1.39 km are additional options but not within comfortable walking distance — car-dependent for these alternatives
- Moderate PSF pullback from $1,949 peak to $1,773 current average — resale market soft patch that buyers should price into acquisition economics
Verdict
Elliot at the East Coast occupies a well-defined niche in the D15 residential market: a boutique freehold development of generous, family-sized units in a park-adjacent, school-corridor location, now served by the Thomson-East Coast Line at Siglap MRT. It is not a flashy development — the facilities are modest, the architecture is understated, and the boutique scale means there is no mega-development amenity catalogue to lean on. What it offers instead is a coherent package of durable advantages: freehold tenure, spatial generosity, East Coast Park proximity, a strong school catchment, and improving TEL connectivity — all at a PSF that represents a meaningful discount to new-launch competition in the same corridor.
The PSF trajectory from $1,479 to $1,949 over the available tracking period — a 32% appreciation from trough — confirms that patient holders have been rewarded. The current average of $1,773 PSF, while below the recent peak, reflects a market that recognises the location and tenure quality without demanding a speculative premium. Compared to new-launch leasehold alternatives at $2,462–$2,790 PSF, Elliot at the East Coast offers freehold title at a 36–56% PSF discount — a differential that is structurally unusual and reflects the age of the development rather than a quality deficit. The Siglap TEL opening represents the most significant positive catalyst in the development’s post-TOP history, improving connectivity in a way that is now embedded in both rental demand and resale pricing.
The walkability score of 50/100 is the honest limitation most buyers will feel day-to-day. Elliot Road is suburban in character: pleasant and green, but not self-sufficient for daily errands without a car or bus. The Siglap MRT and improving bus connectivity help, as does the growing Siglap village cluster. But buyers who require walking-distance wet markets, supermarkets, and hawker centres should verify that the surrounding streetscape meets their daily logistics needs before committing. For those who are comfortable with Singapore’s excellent bus network and the Siglap TEL, or who drive, this is a manageable limitation rather than a fundamental drawback. On balance, Elliot at the East Coast is among the more honest value propositions in eastern Singapore for families who want freehold space, school proximity, and park access at a price that new-launch leasehold developments cannot match.