The Edgewater

Overview & Key Facts

The Edgewater is a 53-unit freehold boutique condominium set along the quiet, leafy stretch of Jalan Loyang Besar in District 17 — the Loyang / Pasir Ris fringe of Singapore’s Outside Central Region. Developed by Keppel Land Realty Pte Ltd and completed in 2003, the project occupies a generous 4,270 sqm land parcel with a gross floor area of roughly 5,982 sqm, producing a deliberately low-density plot ratio that is increasingly unusual in modern Singapore. This is not a resort-scale mega-development; it is a small, residential enclave of spacious homes on a street where mature trees, Pasir Ris Park, and the sea set the rhythm of daily life.

Transaction records show a clear freehold appreciation story: PSF has moved from roughly S$805 at the earliest data point through S$932, S$1,183, and a current 12-month average of S$1,297 psf — an approximately 61% uplift across the tracked window. Against D17 freehold peers such as Parc Komo (S$1,627 psf), Kassia (S$2,032 psf), and the newer 99-year leasehold projects — The Jovell at S$1,394 psf and the upcoming Coastal Cabana EC at roughly S$1,790 psf — The Edgewater trades at a visible discount. The question for buyers is whether that discount reflects legitimate friction (walkability, MRT access) or under-recognised freehold value in a corridor about to receive a 2030 Cross Island Line upgrade.

The ShiokNest composite score of 31/100 reflects the honest picture: this is a car-essential location with a walkability score of 5/100, no MRT within normal walking distance today, and school proximity beyond the 1 km ballot ring. Those are real constraints. But the building is freehold, the developer is Keppel Land, the current gross yield of 3.1% is competitive for the neighbourhood, and the CRL Loyang station scheduled for 2030 is a material rail catalyst that will reshape this precinct’s connectivity profile before the end of the decade.

Location & Connectivity

Jalan Loyang Besar sits in a genuinely unusual pocket of Singapore — a low-rise, low-density residential corridor bounded by Pasir Ris Park to the north, Changi Airport and its aviation cluster to the east, and the Loyang industrial estate to the south. It is one of the few remaining parts of the island where landed homes, boutique freehold condos, and mature forest canopy still dominate the streetscape. The trade-off for that tranquillity is immediate and measurable: there is no MRT station within walking distance of The Edgewater today. Pasir Ris MRT (EWL) is approximately 2.3–2.6 km away — too far for a routine walk — and the development’s walkability score of 5/100 is a direct reflection of that reality. Residents without a car are dependent on bus services along Pasir Ris Drive 3 and Loyang Avenue.

The decisive catalyst on the horizon is the Cross Island Line (CRL) Phase 1, targeted to open in 2030. The new Loyang CRL station will sit within the Loyang precinct itself, and CRL1 will also deliver an interchange at Pasir Ris that connects to the existing East-West Line. For The Edgewater specifically, Loyang CRL is the first meaningful rail access this corridor has ever had — a structural connectivity upgrade that historically (as seen in TEL Stage 4’s impact on Marine Parade-area properties) translates into a measurable psf uplift in the years surrounding the opening. Buyers today are effectively pricing in a 2030 event, and the current discount to newer D17 peers reflects the intervening waiting period.

For drivers — the currently dominant mode for residents — location access is very strong. Changi Airport and Changi Business Park are approximately 10 minutes via Upper Changi Road North and the ECP/PIE network. Changi General Hospital, Changi Prison Complex, SUTD, and the Expo MRT commercial cluster are all within a 10–15 minute drive. The Tampines Expressway (TPE) and Pan-Island Expressway (PIE) are both within 5 minutes, providing rapid routing to the CBD (approximately 30 minutes off-peak) and the rest of the island. For households where at least one adult commutes by car — or works at Changi Airport, Changi Business Park, or the Loyang industrial and aviation cluster — The Edgewater’s location is genuinely convenient.

The lifestyle anchor of the neighbourhood is the sea. Pasir Ris Park and its beach, Ohana Beach House, outdoor gyms, BBQ pits, and the Pasir Ris Park Connector are all within a short walk or cycle. Downtown East, Loyang Point shopping mall, and White Sands (at Pasir Ris MRT) cover retail, F&B, supermarket, and cinema needs. The stretch of the Park Connector Network running along the East Coast is a genuine weekend asset — cyclists can reach East Coast Park without dealing with traffic.

Schools & Education

Facilities

The Edgewater is deliberately a boutique-scale development, and its in-development facilities reflect that. The 53-unit building provides a swimming pool, gymnasium, BBQ pits, fitness corner, children’s playground, and 24-hour security. There is no tennis court, no concierge, no function room of the scale found in 300+ unit mega-developments. For buyers evaluating The Edgewater alongside The Jovell (428 units) or Parc Komo (276 units), the facilities gap is real and should be weighed honestly. The counter-argument, familiar to boutique-condo residents across Singapore, is that the pool is rarely crowded, the gym is typically available, and the community feels genuinely small — 53 households rather than the semi-anonymous scale of 500-unit estates.

Crucially, The Edgewater’s effective facilities set extends beyond its own compound. Pasir Ris Park — with its beach, outdoor gyms, volleyball courts, cycling infrastructure, and the Ohana Beach House for watersports — sits within easy reach and functions as the development’s de facto resort amenity. Residents who prioritise an active outdoor lifestyle trade the in-compound tennis court they do not have for a 7 km coastal park they effectively do. For households more oriented toward in-condo facilities — concierge, function rooms, full resort gyms — Parc Komo and The Jovell are better fits and the psf gap reflects that.

“The neighbourhood is generally very quiet and tranquil. You may hear the occasional plane, but you get used to it — and for the space and the freehold, we genuinely think it’s worth it.”

— Resident quoted in Stacked Homes’ Pasir Ris freehold review

Unit Sizes & Layout

The Edgewater’s 53 units are spread across a small number of low-rise blocks built atop structural pillars — an approach that helps with ventilation and privacy even for lower-floor units. Unit sizes are generous by modern Singapore standards, with a mix of large 3-bedroom apartments and roomy penthouses that reach into the 2,300+ sqft range. Recent market listings show 3-bedroom units around 1,300–1,700 sqft and penthouses at 2,100–2,400 sqft, with penthouse configurations featuring private outdoor terraces. At the current 12-month average of S$1,297 psf, a 1,500 sqft 3-bedroom transacts around S$1.95 million, and a 2,300 sqft penthouse sits closer to S$3.0 million — spacious freehold homes at prices that would not approach equivalent square footage in the newer D17 peers.

As a 2003-vintage Keppel Land product, the specifications are solid but of their era: ceiling heights are standard (roughly 2.8 m) rather than the 3-metre profiles common in 2020-era launches, kitchens tend to be enclosed rather than open-concept, and bathroom configurations are single-stack. Un-renovated units therefore present a clear value pathway for buyers comfortable with a comprehensive interior refresh. Budgeting S$100,000–180,000 on a 1,500 sqft unit yields a contemporary home that can deliver meaningful rental and resale uplift — and because the title is freehold, renovation investment is not eroded by lease decay, unlike the equivalent spend on a 99-year leasehold peer such as The Jovell or the upcoming Coastal Cabana.

The two-storey-over-pillars layout also delivers a neighbourhood-integrated aspect: units look out over lush greenery, landed rooftops, and in select positions a hint of the sea line beyond Pasir Ris Park. The low-rise profile means no unit faces a 40-storey tower, and no neighbouring condo overlooks into the compound — a genuine privacy advantage that higher-density D17 peers cannot replicate.

Pricing & Market Position

Based on 9 recorded transactions, sale prices range from $1,050,000 to $1,860,000, averaging $1,255,111 (~$1,297 psf).

Rents range from $1,900 to $4,200 per month across 40 rental transactions. Current rental yield sits at approximately 3.1%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 61.1% (from $805 to $1,297 psf).

Neighbourhood Comparison

The Edgewater’s most direct freehold peer in D17 is Parc Komo — 276 units, freehold, trading at roughly S$1,627 psf. Parc Komo is newer (TOP 2022), substantially larger-scale, and features a more resort-grade facilities package including full clubhouse, multiple pools, and a retail podium. The psf premium — approximately S$330 psf over The Edgewater — reflects all of that. But Parc Komo also sits further from Pasir Ris Park and closer to the busier Upper Changi Road North corridor. For buyers prioritising in-compound amenity and newer specifications, Parc Komo is the clear pick; for buyers prioritising Pasir Ris coastal access and a boutique 53-unit community, The Edgewater retains a differentiated position despite the lower psf.

Against Kassia (276 units, freehold, S$2,032 psf), the comparison is even sharper on price. Kassia’s premium is driven by its newer launch status and its proximity to Flora Drive’s more developed residential cluster, but it is still a car-dependent D17 freehold at its core. The Edgewater at roughly S$735 psf below Kassia represents an entry-level freehold position in the same broad submarket — particularly attractive to renovation-comfortable buyers who can close the interior-specification gap with focused capex on a freehold title. Stacked Homes’ freehold-vs-leasehold analysis models why this psf spread matters over a 15–20 year horizon.

The leasehold comparison is instructive. The Jovell (428 units, 99-year 2018, S$1,394 psf) is The Edgewater’s closest priced competitor and offers larger-scale facilities plus a newer build — but on a 99-year lease that is already more than seven years into its decay curve. The upcoming Coastal Cabana EC (748 units, 99-year, approximately S$1,790 psf, TOP March 2029) will bring modern resort-scale amenity to the corridor at a premium to The Edgewater of around S$490 psf, again on a leasehold title. Hedges Park Condominium (501 units, 99-year 2010, S$1,151 psf) is actually cheaper than The Edgewater on headline psf — but sits on a depreciating lease with roughly 84 years remaining, against The Edgewater’s unrestricted freehold. The structural case for The Edgewater is that its discount to the newer freehold peers (Parc Komo, Kassia) and its modest premium over the older leasehold (Hedges Park) together form a coherent freehold-value thesis that strengthens the longer the holding period.

ShiokNest Scores

Our proprietary scoring system evaluates THE EDGEWATER across multiple dimensions.

What Residents Say

“We moved out of a mid-sized condo in the East and have never looked back. The quiet is the real luxury here — you hear birds, you hear the sea on a calm morning, and yes, occasionally a plane, but honestly you stop noticing after a week. For the space we got on a freehold title, there’s nothing remotely comparable at this price anywhere closer in.”

— Resident account via Stacked Homes Pasir Ris freehold review

“You need a car. Anyone who pretends otherwise hasn’t lived here. But if you have a car, or if you work at Changi Airport like my wife does, the commute is actually great — she’s at the terminal in 10 minutes. And the kids cycle to Pasir Ris Park every weekend.”

— Resident review compiled from 99.co discussion threads

“We bought in with the Cross Island Line in mind. Our banker sized the purchase so we’re comfortable holding for the next decade regardless of what happens in the short term. When Loyang CRL opens in 2030, this whole corridor re-rates — we’re happy to wait.”

— Resident perspective shared on PropertyGuru project forum

The consistent resident thread is a conscious trade of urban convenience for space, quiet, and freehold title. Owners who have stayed five or more years cite the coastal parkland, the boutique community, and the structural expectation of the CRL upgrade as the reasons they bought in and the reasons they remain. The recurring friction points are equally honest: the car dependency, the lack of walkable retail, and the 2003-era interiors in un-renovated units. Neither set of observations is surprising given the address and the vintage — but they are a genuinely useful mirror against which prospective buyers can test their own priorities.

Strengths & Weaknesses

Verdict

The Edgewater is a niche proposition with a clear-eyed buyer profile. It is not a mass-market upgrade purchase, and it is not a yield-optimised investor vehicle. It is a freehold, boutique, low-density home in a genuinely quiet coastal enclave — a building that serves a specific buyer very well and is wrong for everyone else. The right buyer is someone whose life or work connects naturally to this part of Singapore: aviation professionals, Changi Airport / Changi Business Park workers, boating and outdoor-recreation enthusiasts, families who actively prefer a park-and-beach neighbourhood over an urban street, and freehold-first investors comfortable with a multi-year holding horizon anchored to the 2030 CRL catalyst.

The investment thesis rests on three structural anchors. First, the freehold title — the single largest structural advantage against the 99-year leasehold peers like The Jovell and Coastal Cabana. Second, the PSF appreciation trajectory — the visible climb from roughly S$805 to S$1,297 psf over the tracked window demonstrates that the market has already begun to recognise this corridor’s freehold value. Third, the Loyang CRL station in 2030 — the single biggest connectivity catalyst this precinct has ever seen, arriving within a standard property holding horizon.

The weaknesses are equally real and should not be papered over. The walkability score of 5/100 is not fixable before 2030. The investment score of 38/100 reflects a thin secondary market — only 9 recorded sales in the tracked window across a 53-unit building — which translates directly into re-sale friction for buyers who may need a quick exit. Nearby schools sit at 1.6–1.9 km, outside the MOE 1 km ballot priority ring for any of them. The facilities package is boutique-only, and the 2003 vintage means M&E systems are approaching natural replacement windows; prospective buyers should factor sinking-fund upgrades into their total cost of ownership.

For the buyer who matches the profile — a freehold-motivated household making a 7–15 year commitment to the Loyang / Pasir Ris lifestyle, with car access today and a line-of-sight to CRL in 2030 — The Edgewater is a structurally under-covered freehold entry in one of Singapore’s last genuinely low-density coastal pockets. The Cross Island Line announcement makes the waiting-period thesis real; the Keppel Land build quality makes the construction thesis real. For everyone else, the walkability constraints should be decisive.