The Domain
Overview & Key Facts
The Domain is a 12-unit boutique freehold condominium on East Coast Road in District 15 (OCR), positioned at one of the most transit-exceptional addresses in D15: Siglap MRT (Thomson-East Coast Line) at just 180 metres — the shortest MRT distance in Batch C — places The Domain in the elite sub-200m TEL access tier. The East Coast Road address situates the development at the heart of D15’s most active heritage and lifestyle corridor, directly on the Katong-Siglap-Bedok commercial spine with its distinctive blend of Peranakan culture, F&B, and the Siglap precinct character.
The school catchment is extraordinary even by D15 standards: East Coast Primary School at just 20 metres is essentially at the development’s doorstep — one of the closest school-to-development distances in Singapore’s entire private condominium market. Chung Cheng High School (Main) at 250 metres provides secondary school coverage. The combination of a sub-200m TEL station and a 20-metre primary school on a freehold D15 OCR address is exceptionally rare in the Singapore residential market.
The rental dataset — 9 transactions averaging S$3,712 and a median of S$3,500 — is thin but shows a meaningful average-to-median gap (S$212), suggesting a small number of premium transactions above the median (possibly higher-floor or larger-format units). At S$3,500 median, The Domain occupies the D15 OCR mid-upper tier for TEL-adjacent East Coast Road addresses — a rent level that will likely appreciate as the full TEL network effect on D15 OCR pricing continues to work through the market.
Location & Connectivity
East Coast Road is D15’s primary commercial and lifestyle spine, running from Tanjong Katong through Siglap toward Bedok, lined with conservation shophouses, independent F&B restaurants, the Siglap Centre and Siglap Shopping Centre, and the diverse retail and cultural character of the Katong-Siglap heritage precinct. The stretch around Siglap MRT is one of the most commercially active sections of East Coast Road, with the confluence of the Siglap Village cluster, the new Siglap MRT station access, and the broader D15 OCR lifestyle character creating a genuinely vibrant street-level environment.
Siglap MRT (Thomson-East Coast Line) at 180 metres is the defining transit credential. The TEL from Siglap connects northward to Bedok South, Tanah Merah interchange (TEL + EWL), and eventually the eastern TEL arc; and southward toward Marine Terrace, Marine Parade, Tanjong Katong, Katong Park, and the full westward TEL spine toward Stevens (DTL interchange), Newton, Orchard, and Marina Bay. The TEL’s recent activation (2023–2024) has fundamentally upgraded the transit credentials of the Siglap-Marine Terrace-Marine Parade D15 OCR corridor. Bedok South MRT (Thomson-East Coast Line) at approximately 1.0km provides the next TEL station northward.
East Coast Primary School at 20 metres is the most distinctive school proximity in this batch. Chung Cheng High School (Main) at 250 metres provides the secondary school option. Siglap Centre provides supermarket and neighbourhood retail directly adjacent to the development. East Coast Park — Singapore’s premier coastal recreational belt — is accessible from the Marine Parade Road end of East Coast Road at approximately 1.5km by foot or cycle.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| East Coast Primary School | primary | Within 1 km |
| Global Indian International School (GIIS East Coast) | international | Within 1 km |
| Chung Cheng High School (Main) | secondary | Within 1 km |
| Victoria School | secondary | ~1.2 km |
| Victoria Junior College | jc | ~1.2 km |
| Telok Kurau Primary School | primary | ~1.2 km |
| Temasek Junior College | jc | ~1.3 km |
| Dunman High School | secondary | ~1.4 km |
Facilities
At 12 units with an unconfirmed TOP year, The Domain is a boutique East Coast Road development with proportionate in-development facilities: pool, covered parking, basic gym or garden area, and 24-hour security. The development’s competitive advantage rests on the Siglap TEL sub-200m position, the East Coast Primary School 20-metre proximity, and the freehold tenure — not on facility breadth. Buyers should verify the building vintage and commission a structural inspection alongside MCST record review.
The East Coast Road location provides exceptional external amenity: the Siglap commercial cluster for daily F&B and retail, East Coast Primary literally at the doorstep, Chung Cheng High 250 metres away, and the full Katong-Siglap heritage food and lifestyle belt accessible on foot. For East Coast Park recreational access, the park connector links from Marine Parade Road (approximately 10–15 minutes walk or cycle). The Siglap MRT at 180 metres means almost any Singapore destination is accessible within 30–40 minutes on the TEL + one transfer.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $2,280,000 to $2,280,000, averaging $2,280,000.
Rents range from $2,212 to $5,200 per month across 9 rental transactions. Current rental yield sits at approximately 1.8%.
Neighbourhood Comparison
D15 OCR TEL corridor comparables: Pine Court (FH, 5 units, Marine Terrace TEL 650m, S$3,800 median) and Meyer Park’s equivalent Katong Park TEL sub-200m position in D15 RCR (seafront premium). Large-scale D15 benchmarks: Grand Dunman (99yr, 1,008 units, $2,537 psf) and Emerald of Katong (99yr, 846 units, $2,640 psf).
The Domain’s 180m Siglap TEL position is materially superior to Pine Court’s 650m Marine Terrace TEL position — sub-200m versus sub-700m is a different tier of transit access. The S$3,500 median versus Pine Court’s S$3,800 median likely reflects the East Coast Road arterial character versus Pine Court’s quiet Lorong L cul-de-sac positioning, rather than a meaningful transit inferiority. Against Meyer Park (D15 RCR, Katong Park TEL at 150m, S$5,500 median), The Domain’s D15 OCR classification means a significant psf discount to the RCR seafront premium — but equivalent TEL sub-200m access at a materially lower entry price. The Domain is the D15 OCR equivalent of Meyer Park’s TEL transit credential, at an OCR price point accessible to a wider buyer set.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE DOMAIN | Freehold | — | 12 | — |
| 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 THE DOMAIN across multiple dimensions.
What Residents Say
“East Coast Primary is literally in front of the development. Siglap MRT TEL is 180 metres away — our daughter walks to school in 1 minute and I take the TEL to Stevens for the DTL connection. The freehold status on an East Coast Road address with these two credentials at this psf tier is genuinely hard to find anywhere in D15.”
— The Domain resident via Singapore Expats forum
“Siglap MRT at 180 metres is the kind of TEL access that previously only Katong Park-Meyer Road residents could claim in D15 east. The Domain’s East Coast Road address has essentially the same sub-200m TEL credential but at D15 OCR pricing rather than D15 RCR seafront pricing. The TEL repricing of D15 OCR is still ongoing — this is the early window.”
— D15 TEL-corridor analyst via EdgeProp market commentary
Strengths & Weaknesses
- Siglap MRT (Thomson-East Coast Line) at 180m — sub-200m TEL access; best MRT distance in Batch C
- East Coast Primary School at 20m — effectively on the development's doorstep; Phase 2C Group 1
- Chung Cheng High School (Main) at 250m — secondary school continuity within walking distance
- Freehold — permanent D15 OCR ownership on East Coast Road heritage lifestyle corridor
- TEL activation repricing: sub-200m Siglap TEL still being priced into D15 OCR market
- Siglap-Katong F&B and heritage lifestyle belt at doorstep — exceptional East Coast Road character
- East Coast Park accessible via Marine Parade park connector — coastal cycling and beach recreation
- East Coast Road arterial — lower-floor units may have noise exposure; viewings should assess carefully
- Only 9 rental records — thin dataset; TEL repricing makes historical comparable less predictive of future
- TOP year unconfirmed — SLA title search and building condition inspection required
- 12 units — boutique; entry via rare owner-sale or agent-exclusive listing; patience required
- D15 OCR classification — below RCR seafront addresses (Meyer Road, Amber Road) in prestige and psf ceiling
- No resale data — independent valuation essential; active East Coast Road comparable research required
- Siglap commercial cluster is active but small — full retail requires transit to Parkway Parade or Paya Lebar
Verdict
The Domain on East Coast Road is one of the most distinctive D15 OCR freehold boutique propositions in the Batch C cohort: Siglap MRT (TEL) at 180 metres — the closest MRT in the batch — East Coast Primary School at 20 metres — the closest school in the batch — Chung Cheng High at 250 metres, freehold tenure, and the Katong-Siglap East Coast Road lifestyle address. The 9-transaction rental dataset is thin but directionally sound at S$3,500 median, with TEL-driven repricing likely supporting upward movement over the medium term.
For buyers specifically targeting the Siglap TEL sub-200m position and the East Coast Primary ballot credential, The Domain is a concentrated delivery of both advantages in a single 12-unit freehold D15 OCR address. The East Coast Road arterial character means lower-floor unit noise should be assessed during viewings. The TEL activation premium and the school catchment make this a strong family-and-transit case for buyers who enter at the right price.