Suites @ Eastcoast
Overview & Key Facts
Suites @ Eastcoast is a 116-unit freehold condominium developed by Fragrance Properties Pte Ltd, completed in 2014 along Upper East Coast Road in District 15. Fragrance Properties is a familiar name in Singapore’s boutique development space — the group is known for small-to-mid-size freehold projects concentrated in the East Coast and Marine Parade corridors, typically targeting value-conscious buyers who want D15 tenure without D15 new-launch price tags. Suites @ Eastcoast fits squarely within that philosophy: freehold land, established neighbourhood, and a compact build that avoids the congestion of larger mass-market developments.
The development sits on a 4,096 sqm land parcel just off Upper East Coast Road — a quiet, tree-lined residential street that runs parallel to the main East Coast Road artery but carries far lighter traffic. The surrounding streetscape is predominantly low-rise landed housing interspersed with older private apartments, giving the area a neighbourhood-first character that is increasingly rare in Singapore’s more built-up private residential zones. With only 116 units, Suites @ Eastcoast functions as a true boutique development: it offers private condominium facilities and freehold tenure without the noise and activity levels of a large estate.
The typical buyer profile here skews towards D15 lifestyle converts: Singaporeans and permanent residents who want freehold tenure within reach of East Coast Park, appreciate the quiet Upper East Coast Road address, and are comfortable with the trade-off of a smaller developer name in exchange for more competitive entry pricing. The arrival of two Thomson-East Coast Line stations — Siglap (TE28) at 747 m and Bayshore (TE29) at 813 m — has materially improved connectivity since the development was first marketed, giving this 2014 completion a genuine infrastructure upgrade that buyers did not originally pay for.
Location & Connectivity
The connectivity story at Suites @ Eastcoast was modest at launch but has strengthened considerably with the progressive opening of the Thomson-East Coast Line (TEL). Siglap MRT (TE28) is approximately 747 m away, while Bayshore MRT (TE29) is roughly 813 m in the other direction — making this one of the relatively rare Singapore condominiums served by two MRT stations at sub-1 km walking distance. Neither is technically within the 500 m “MRT-adjacent” bracket, but having two viable walk-or-cycle options meaningfully reduces commute inflexibility. Both stations sit on the TEL, which connects directly to Orchard, Stevens interchange (Cross Island Line and DTL), and eventually Marina Bay.
For drivers, the East Coast Parkway (ECP) is accessible within minutes, placing the CBD roughly 15 to 20 minutes away in off-peak conditions. Changi Airport is under 20 minutes eastward via ECP — a genuine convenience for frequent travellers and families with relatives overseas. The Bedok Town Centre, anchored by Bedok Mall and Bedok Bus Interchange, is a short drive or cycling trip away, providing supermarkets (FairPrice, Cold Storage), a cinema, and a wide food court at i12 Katong is similarly accessible westward.
The defining lifestyle asset for this address, however, is proximity to East Coast Park. The park’s coastal fringe — with its cycling paths, barbecue pits, sea-facing lawns, and hawker clusters — is reachable within a 10 to 15 minute walk or a relaxed five-minute cycling ride from the development. This is not incidental; for residents who cycle, run, or simply value weekend outdoor recreation without driving, East Coast Park access is a daily-use benefit that consistently ranks among the top reasons buyers choose the Upper East Coast Road corridor over comparable-priced condominiums further inland.
For dining and retail, the East Coast Food Village, No Signboard Seafood, and the cluster of Katong-area restaurants along East Coast Road are easily reachable. The famous Katong laksa belt and Joo Chiat heritage conservation enclave are within a short cab or cycling ride — a softer quality-of-life feature that long-term residents often cite as central to their attachment to the neighbourhood.
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 |
| Global Indian International School (GIIS East Coast) | international | Within 1 km |
| East Coast Primary School | primary | Within 1 km |
| Temasek Junior College | jc | ~1.0 km |
| Temasek Primary School | primary | ~1.1 km |
| Opera Estate Primary School | primary | ~1.1 km |
| Chung Cheng High School (Main) | secondary | ~1.1 km |
Facilities
As a 116-unit Fragrance Properties development, Suites @ Eastcoast offers a functional but compact facilities package. Facilities include a swimming pool, wading pool, Jacuzzi, gymnasium, fitness corner, barbecue area, function room, and covered car parks. The selection is adequate for a boutique development of this scale — residents get the key essentials for recreational use without the maintenance overhead that comes with larger, more elaborately programmed estates. A 116-unit development will never have the pool-to-resident ratio of a mega-condo, but it also means the pool deck and gym are rarely congested. This is a real quality-of-life advantage that many residents of larger developments overlook when benchmarking purely on paper.
The honest comparison is to other Fragrance Properties developments rather than to top-tier D15 projects. Fragrance is not known for luxurious finishings or elaborate landscape programming — the group’s proposition is value-land-tenure, and the facilities at Suites @ Eastcoast reflect that positioning. Buyers upgrading from HDB or purchasing as an investment entry point will find the offering serviceable; those accustomed to five-star hotel-style amenity suites at larger CCR condominiums should calibrate expectations accordingly.
“Quiet condo, nice pool area and the location is excellent — 3 min drive to the expressway and near to seaside with many activities at East Coast Park.”
— Resident review via 99.co
Unit Sizes & Layout
Suites @ Eastcoast offers a unit mix spanning 1-bedroom to 3-bedroom configurations, consistent with Fragrance Properties’ focus on smaller, more easily tenanted layouts. Floor plans run from approximately 355 sqft (1-bedroom compact) up to 1,787 sqft (3-bedroom penthouse variant), with a typical 2-bedroom unit sitting in the 570 to 915 sqft range. The 1-bedroom stock is where this development is most competitive: freehold 1-bedrooms at this price point in D15 are increasingly rare, and the rental demand for compact East Coast units from young professionals and couples remains consistent.
Unit orientation in a compact development like this varies meaningfully by stack. The Upper East Coast Road streetscape is dominated by low-rise landed homes and older walk-up apartments, which means lower floors on outward-facing stacks enjoy unobstructed views unlikely to be built out in the near term. East-facing units may catch morning light from the East Coast direction; west-facing units will carry afternoon heat but potentially benefit from sea-wind circulation. Given the 116-unit scale, the development does not have the complex internal orientation politics of a large estate — buyers should assess specific unit views on site.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 21 | $1,699 | $637,042 |
| 1 BR | 11 | $1,522 | $882,364 |
| 2 BR | 3 | $1,270 | $1,004,333 |
| 3 BR | 2 | $1,137 | $1,285,500 |
| 4 BR | 1 | $1,069 | $1,910,000 |
Pricing & Market Position
Based on 38 recorded transactions, sale prices range from $568,000 to $1,910,000, averaging $804,681 (~$1,636 psf).
Rents range from $1,500 to $4,200 per month across 267 rental transactions. Current rental yield sits at approximately 4.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 20.8% (from $1,405 to $1,698 psf).
Neighbourhood Comparison
Within District 15, Suites @ Eastcoast occupies a specific niche: freehold, boutique, and resale-priced. The obvious new-launch comparisons are The Continuum (816 units, freehold, Thiam Siew Avenue, ~S$2,700+ psf), Emerald of Katong (846 units, 99-year leasehold, Jalan Tembusu, ~S$2,600 psf), and Grand Dunman (1,008 units, 99-year leasehold, Dunman Road, ~S$2,531 psf). All three represent a substantial psf premium over what Suites @ Eastcoast transacts at on the resale market. For buyers who have the budget for a new launch but prefer more land value for their dollar, the trade-off is clear: Suites @ Eastcoast offers older finishings and a smaller developer brand, but freehold tenure at a fraction of the new-launch price per square foot.
Among comparable-vintage D15 freehold resale options, Suites @ Eastcoast competes with projects like Cote D’Azur, Mandarin Gardens (leasehold), and smaller boutique freeholds along the Siglap and Upper East Coast corridors. Its 116-unit scale, direct East Coast Park proximity, and now-confirmed TEL connectivity differentiate it from similar-sized Fragrance developments further from the coast. For the pure freehold D15 land-banking thesis, Suites @ Eastcoast ranks well on the fundamentals even if it cannot match the brand prestige or scale of the new launches driving the current D15 narrative.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SUITES @ EASTCOAST | Freehold | 2014 | 116 | $1,636 |
| 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 SUITES @ EASTCOAST across multiple dimensions.
What Residents Say
“Quiet yet convenient location. 3 min drive to the expressway and near to the seaside with many activities. Would definitely recommend for those who appreciate a peaceful neighbourhood.”
— Resident review via 99.co
“Good location near East Coast Park. Cycling to the beach on weekends is one of my favourite things about living here. The development is small so facilities are never crowded.”
— Resident review via PropertyGuru
“Freehold, quiet road, close to the park. The Siglap MRT opening was a real bonus — wasn’t there when I bought but makes a big difference now. Unit sizes are on the smaller side but the location more than makes up for it.”
— Resident review via EdgeProp
Strengths & Weaknesses
- Freehold tenure in District 15 — permanent land ownership with no lease decay
- Two TEL stations within 1 km (Siglap TE28 at 747m, Bayshore TE29 at 813m)
- East Coast Park walking and cycling distance — direct leisure access
- Quiet Upper East Coast Road address surrounded by low-rise landed homes
- Boutique 116-unit scale — pool and gym rarely congested
- D15 freehold at ~$1,663 psf vs new launches at $2,600–$2,800 psf
- East Coast Parkway access within minutes — CBD in ~15 min by car
- Strong rental demand from D15 East Coast lifestyle seekers
- 2014 completion — building is still in good structural condition
- Changi Airport ~15–20 min by car, convenient for frequent travellers
- Fragrance Properties not a top-tier developer — finishings are functional, not premium
- MRT walk is 747m (Siglap) — not truly walkable in Singapore heat
- Average rent of ~$2,767/month reflects modest yield (2.5–3.5% gross)
- En-bloc score of 30/100 — limited collective sale potential due to small site
- No mega-facilities — no tennis courts, multiple pools, or clubhouse
- Unit sizes lean compact, especially 1-bedroom stock (from 355 sqft)
- Management concerns noted by some past residents (maintenance responsiveness)
- Walkability score 58 — car or cycling recommended for non-MRT errands
- No nearby anchor mall on foot — Bedok Mall and i12 Katong require a drive or bus
Verdict
Suites @ Eastcoast represents a straightforward freehold D15 play at below-replacement-cost pricing. At approximately S$1,663 psf based on recent transactions — versus new D15 launches like The Continuum averaging above S$2,700 psf and Emerald of Katong at S$2,600+ psf — buyers are effectively acquiring freehold East Coast land at a meaningful discount to what the same tenure commands at new-launch levels. The development will not win facility or architecture awards, but it delivers on its core brief: quiet address, freehold title, East Coast Park proximity, and now, two TEL stations within walking distance.
For investors, the arithmetic is workable but not spectacular. An average rent of around S$2,767 per month against a purchase price in the S$1.2 to S$1.5 million range for a 1-to-2-bedroom unit yields a gross return in the 2.5 to 3.5% range — consistent with the broader D15 freehold market but below what HDB upgrader-belt condominiums can achieve further east. The investment case is best framed as a land-banking story: freehold D15 land on Upper East Coast Road will not become cheaper relative to future launch prices, and the TEL connectivity improvement has reset the floor on rental and resale demand. An en-bloc score of 30 reflects the development’s compact site area and limited redevelopment uplift — buyers should not price in a collective sale premium.
The own-stay case is compelling for a specific buyer: someone who genuinely values the quietness of Upper East Coast Road, uses East Coast Park regularly, and plans to hold freehold land in D15 for the long term. It is not the right choice for commuters who live and die by MRT proximity (both TEL stations are walkable but not seamlessly so), nor for buyers who prioritise developer brand or premium finishings. The Fragrance Properties pedigree is competent rather than prestigious. But for the buyer who wants a no-nonsense freehold D15 entry, Suites @ Eastcoast remains one of the more rational choices on the resale market when newer launches in the same neighbourhood are priced at a 60% or higher premium per square foot.