Siglap V

Overview & Key Facts

Siglap V is a 114-unit freehold mixed-development completed in 2012 by DB2 Realty Pte Ltd, situated at 2 First Street off Upper East Coast Road in District 15. Designed by Ronny Chin Architects, this compact four-storey development integrates residential units above a ground-floor commercial podium — a format that gives residents doorstep access to a fully stocked CS Fresh supermarket, a Guardian pharmacy, cafes, clinics, and wellness outlets without ever stepping outside the compound. In a neighbourhood where the nearest major mall requires a drive, that convenience is not a marketing line — it is a genuine daily quality-of-life advantage.

DB2 Realty is a smaller boutique developer, a fact that shapes the development’s character. Siglap V does not attempt to compete with the mega-developments of the East Coast corridor on facilities or architectural ambition. Instead, it offers something increasingly rare in Singapore: a freehold address with low-rise living, a mixed-use podium that keeps maintenance fees remarkably low (commercial carpark revenue subsidises the MCST), and unit sizes that range from compact 360 sqft studios to generous 1,442 sqft three-bedrooms. With only 114 units across four storeys, the density is among the lowest in the Siglap precinct.

At a current average of $1,532 PSF, Siglap V sits well below the District 15 new-launch benchmark — a positioning that reflects its boutique scale, low-rise form, and age rather than any fundamental locational weakness. For buyers priced out of the $2,400–$2,800 PSF corridor further south along East Coast Road, Siglap V offers a freehold entry point into one of Singapore’s most liveable suburban-coastal neighbourhoods with the added bonus of the newly opened Siglap MRT station just 260 metres away.

Location & Connectivity

Siglap V occupies a quiet stretch of First Street, tucked behind Upper East Coast Road in the heart of the Siglap enclave. The immediate surroundings are low-rise — a mix of landed homes, shophouses, and low-density apartments that lend the area a village character distinct from the busier Katong or Marine Parade strips. The address at 2 First Street places residents within walking distance of Siglap’s cafe scene, the hawker centres along East Coast Road, and the casual dining strip that has made the neighbourhood a food destination in its own right.

The opening of Siglap MRT station (TE28) in June 2024 was transformative for this pocket. At just 260 metres away — roughly a three-minute walk — Siglap V now enjoys genuine doorstep MRT access on the Thomson-East Coast Line. This connects residents directly to Marine Parade, Tanjong Katong, Marina Bay (approximately 15 minutes), and Orchard (roughly 25 minutes) without transfers. Before the TEL, Siglap was effectively car-dependent territory; the station has fundamentally re-priced the neighbourhood’s accessibility.

Daily amenities are comprehensively served, starting with the development’s own commercial podium. The 24-hour CS Fresh supermarket downstairs handles grocery runs at any hour. Beyond the compound, Siglap Village along East Coast Road offers bakeries, cafes, and local eateries within a five-minute walk. For larger retail needs, Parkway Parade is a 7-minute drive, and i12 Katong provides a closer alternative. East Coast Park is accessible within minutes — the beach, cycling paths, and seaside dining that define the East Coast lifestyle are genuinely part of residents’ daily routines here, not occasional weekend outings.

The school catchment is a standout strength. East Coast Primary School is just 120 metres away — effectively across the road. Chung Cheng High School (Main) is 180 metres. Telok Kurau Primary sits at 1.16 km, while the cluster of Temasek Junior College, Victoria School, and Victoria Junior College is within 1.3 km. For international education, Global Indian International School (GIIS East Coast) is 130 metres from the doorstep. Families with school-age children will struggle to find a better-positioned address in District 15.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

Siglap V’s facilities set is honest about what a 114-unit, four-storey development can realistically deliver. The amenities include a lap pool, gymnasium, and barbecue area, all set within the compact 3,104 sqm site. Basement car parking is provided, and the compound is gated with 24-hour security. The grounds are consistently described by residents as clean and well-maintained, with the management team receiving praise for responsiveness and diligence.

“The management cleans the condo very often and the guards are doing a good job. Very strategic and convenient place to stay.”

— Resident review via SingaporeExpats

The honest caveat: the pool is small. Multiple residents note it can comfortably accommodate only two swimmers at a time — a limitation that is unavoidable given the site footprint but should be understood upfront. The gym is basic and compact, suitable for light fitness routines but not a replacement for a commercial gym membership. For residents who prioritise expansive pool decks, tennis courts, or resort-style amenity floors, Siglap V is not designed to compete. This is a development where the “facilities” argument rests on the mixed-use podium below rather than the rooftop amenities above.

What Siglap V does offer that larger neighbours cannot is a maintenance fee structure that punches well above its weight. The commercial units on the ground floor — the supermarket, pharmacy, cafes, and clinics — generate carpark and lease revenue that subsidises the MCST fund. Residents consistently cite the low maintenance fees as a genuine differentiator, and the commercial tenants provide daily conveniences that effectively function as extended facilities. A 24-hour supermarket at your doorstep, a clinic in your building, and a cafe downstairs for morning coffee — these are arguably more useful than a larger pool you might use twice a month.

Unit Sizes & Layout

Siglap V offers a broad unit mix across its 114 apartments, ranging from compact studios at approximately 360 sqft through to three-bedroom units at 1,442 sqft. The one-bedroom, two-bedroom, and three-bedroom configurations cater to a wide buyer spectrum — from singles and couples looking for a freehold pied-à-terre to families seeking a spacious East Coast home. The three-bedroom units at 1,442 sqft are notably generous by current standards, matching or exceeding the size of many new-launch four-bedroom units in the District 15 corridor.

The four-storey low-rise format means units do not command the sweeping sea views or cityscape panoramas available in taller East Coast developments. What they do offer is a sense of groundedness — lower floors feel more connected to the streetscape, and the absence of long elevator waits or crowded lift lobbies contributes to the landed-home quality of daily life. The mixed-development format means ground-floor units face the commercial podium, and buyers should inspect carefully for noise transfer from the retail spaces below, particularly units directly above the busier tenants.

Transaction data shows a relatively even distribution across unit types, with the median price sitting at $860,000 — an accessible quantum for a freehold District 15 address. The average transaction of $963,475 reflects the mix of smaller and larger units. For context, this quantum buys a studio or small one-bedroom in most new-launch projects along the East Coast corridor, while at Siglap V it can secure a substantially larger unit with freehold tenure.

Pricing & Market Position

Based on 43 recorded transactions, sale prices range from $600,000 to $1,435,888, averaging $963,475 (~$1,513 psf).

Rents range from $1,600 to $5,000 per month across 270 rental transactions. Current rental yield sits at approximately 3.8%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 23.5% (from $1,290 to $1,594 psf).

Neighbourhood Comparison

The most revealing comparison is with the corridor’s recent mega-launches. Grand Dunman ($2,537 PSF, 99-year from 2022, 1,008 units) offers brand-new finishings, a massive facilities deck, and direct Dunman Road MRT access — but at nearly double Siglap V’s PSF with a depreciating 99-year lease, significantly smaller units, and the density trade-offs of a 1,000-unit mega-project. Emerald of Katong ($2,640 PSF, 99-year from 2023, 846 units) commands an even higher PSF with leasehold tenure. For the same absolute quantum that buys a one-bedroom at these new launches, Siglap V can offer a two or three-bedroom freehold unit — a fundamentally different value proposition.

Among freehold competitors, The Continuum ($2,790 PSF, freehold, 816 units) is the premium freehold benchmark in the corridor with modern finishings and a larger facilities set, but at nearly double the PSF. Amber Park ($2,537 PSF, freehold, 592 units) on Amber Road offers a closer comparison in terms of freehold status but sits in a different price tier entirely. Siglap V’s positioning is not as a competitor to these developments — it occupies a different segment altogether: the value-oriented freehold entry point for buyers who prioritise tenure and location over newness and amenity scale.

The investment lens favours Siglap V’s trajectory. The 3.77% gross yield meaningfully outperforms most of its premium neighbours — a direct consequence of the lower absolute quantum combined with competitive rental demand in the Siglap precinct. PSF appreciation from $1,413 to $1,594 over recent years suggests the market is steadily re-rating the development, likely accelerated by the Siglap MRT opening in June 2024. With freehold tenure, doorstep MRT access, and a mixed-use format that keeps holding costs low, Siglap V offers a risk profile that is fundamentally different from the leveraged bets required to enter the corridor’s new launches.

ShiokNest Scores

Our proprietary scoring system evaluates SIGLAP V across multiple dimensions.

What Residents Say

“Very strategic and convenient place to stay. CS Fresh supermarket 24 hours is just at the doorstep. Bus stop opposite goes to CBD. Low maintenance fee because of the healthy carpark revenue from the commercial component.”

— Owner review via SingaporeExpats

“Cozy mixed development, friendly security and management. Location is perfect for amenities, outdoor activities at the beach, or going downtown — easily accessible. Spacious layouts which is rare nowadays.”

— Resident review via PropertyGuru

“Pool is so small that no more than 2 people can swim. Very loud noise through the night from the 24/7 McDonald’s — screaming and laughing from staff, drunken people shouting.”

— Resident feedback via 99.co

“Units have poor air ventilation and circulation. Some walls have mould issues. But the management cleans the condo very often and the guards are doing a good job.”

— Owner feedback via SingaporeExpats

The pattern across review platforms reveals a development where residents split cleanly between those who value convenience and those who prioritise physical amenities. Positive reviews consistently highlight the same trio of strengths: the mixed-use podium with its 24-hour supermarket and ground-floor services, the low maintenance fees subsidised by commercial revenue, and the strategic location near the beach and public transport. These are structural advantages that do not diminish over time. Critical reviews focus on the small pool, late-night noise from the McDonald’s, and ventilation issues in some units — problems that are specific, verifiable, and worth investigating before purchase. The management and security team receive consistently positive mentions across both camps, suggesting that the building is well-run despite its modest amenity set. The honest takeaway: Siglap V rewards residents who value practical daily convenience over resort-style living.

Strengths & Weaknesses

Verdict

Siglap V is not a development that wins on glamour, architectural statement, or Instagram-worthy infinity pools. It wins on something more practical: a freehold mixed-use address in one of Singapore’s most liveable neighbourhoods, now with doorstep MRT access, at a PSF that is roughly half what the corridor’s new launches demand. At $1,532 PSF against competitors like Grand Dunman ($2,537 PSF) and Emerald of Katong ($2,640 PSF) — both 99-year leasehold — the value proposition is arithmetically compelling for buyers who think in decades rather than flipping cycles.

The weaknesses are real and should not be dismissed. The pool is too small for serious swimming. The gym is basic. The four-storey low-rise form means no views to speak of. Some units face noise from the commercial podium and the adjacent McDonald’s. The development is now 14 years old, and while the freehold tenure removes lease decay anxiety, interior finishings may require updating. Air ventilation and circulation have been flagged by some residents as concerns in specific unit orientations. These are not deal-breakers, but they are factors that should be priced into any purchase calculation.

Where Siglap V genuinely excels is in the daily-life equation. A 24-hour supermarket in your building. A clinic, pharmacy, and cafe downstairs. East Coast Primary School 120 metres away. Siglap MRT 260 metres away. East Coast Park within cycling distance. Maintenance fees kept low by commercial revenue. Freehold tenure that eliminates the single biggest long-term risk in Singapore property. The PSF trend — rising steadily from $1,413 to $1,594 over recent years — confirms the market is recognising these fundamentals, particularly since the TEL opened. For practical owner-occupiers, young families, and value-oriented investors seeking a freehold entry point into District 15 with genuine MRT connectivity, Siglap V is one of the most sensible propositions in the precinct.