The Shorefront
Overview & Key Facts
The Shorefront is a 23-unit boutique development sitting directly opposite Pasir Ris Park and Pasir Ris Beach, along Jalan Loyang Besar in District 17. Developed by 165@Loyang Pte Ltd — a joint venture between boutique developers Jinmac and KY Group — and completed in 2023, it represents an increasingly rare breed in Singapore: a small-scale, near-freehold coastal property with genuine beachfront proximity.
The tenure is a 999-year leasehold commencing from 1937 — effectively freehold for any practical investment horizon, though technically not categorised as such. The development is a single 5-storey block housing a tight unit mix, with an emphasis on rooftop lifestyle through its Sky Pool, Sky Gym, Sky Bar and Sky Dining facilities.
At an average of roughly S$1,905 psf over the last 12 months, The Shorefront sits in an interesting pricing band: cheaper per square foot than nearby freehold boutiques like Kassia (~S$2,032 psf) and Parc Komo (~S$1,627 psf for a much larger site), but at a significant premium to dated leasehold competitors like Hedges Park (~S$1,151 psf). The question for any buyer is whether the beachfront orientation, near-freehold tenure, and exclusivity of 23 units justify that spread.
Location & Connectivity
Location is The Shorefront’s signature asset and, simultaneously, its biggest trade-off. The development sits roughly 1.37 km from Pasir Ris MRT — not a comfortable walk, particularly in tropical weather, and practically a bus or car journey for daily commuters. For MRT-dependent households, this is a meaningful friction point that no amount of sea breeze can offset.
For drivers, however, the calculus flips. Changi Airport is under 10 minutes away, the ECP and TPE are easily accessible, and the CBD is reachable in roughly 25 minutes off-peak. Downtown East and the White Sands shopping mall are a short drive, providing grocery, dining, and cinema options within a 5-minute radius. Loyang Point neighbourhood centre is even closer for daily essentials.
The lifestyle draw is Pasir Ris Park itself — 70 hectares of coastal green space directly across the road, with mangrove boardwalks, cycling paths, a seafront promenade, and direct beach access. The Park Connector Network links northward to Changi Beach and southward to East Coast, making this one of the best-positioned Singapore addresses for active, outdoor-oriented residents. Families appreciate the proximity to Wild Wild Wet water park and the upcoming Pasir Ris integrated transport hub.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | secondary | ~1.2 km |
| Pasir Ris Primary School | primary | ~1.2 km |
| Stamford American International School | international | ~1.2 km |
| Meridian Primary School | primary | ~1.3 km |
| Meridian Secondary School | secondary | ~1.3 km |
| Elias Park Primary School | primary | ~1.3 km |
| Pasir Ris Secondary School | secondary | ~1.3 km |
| Brighton College (Singapore) | international | ~1.4 km |
Facilities
For a 23-unit development, facilities are surprisingly ambitious — though the smaller resident base means each amenity effectively becomes semi-private, which is part of the boutique appeal. The facilities cluster on the rooftop: a Sky Pool with sea-facing views, a Sky Gym, a Sky Bar, Sky Dining pavilions, and a Sky Jacuzzi. At ground level, residents access an Aqua Deck and Beach Deck that reinforce the coastal theming.
What you don’t get, inevitably, is the broader recreational breadth of a larger development — no tennis courts, no dedicated function rooms, no kids’ wet play area, no clubhouse in the traditional sense. This is a trade-off intrinsic to the 23-unit format: you gain exclusivity and low-density feel, but the per-unit cost of servicing any amenity pushes the developer toward a tighter, rooftop-focused programme. For buyers coming from mega-condos, it’s a meaningful adjustment; for those who previously owned landed or terrace properties and wanted condo security without condo crowd, it hits the sweet spot.
Smart Home integration is built in across all units, covering lighting, climate and appliance control — standard for 2023-completion boutique projects but worth noting relative to older District 17 competitors where tech retrofit is on the owner’s tab.
Unit Sizes & Layout
The Shorefront is a single 5-storey block housing 23 units — by any measure an intimate development. Unit sizes reflect the boutique, near-freehold positioning: transaction records show a median price of S$1,560,000 with an average of S$1,787,686, suggesting a mix weighted toward larger family-sized configurations rather than compact investor units. At ~S$1,905 psf on recent deals, the typical unit footprint sits in the 800–1,100 sqft band for the mainstream stacks.
Orientation is the stack-selection conversation here. North-facing stacks look directly onto Pasir Ris Park and capture the sea breeze — these command a premium and are unlikely ever to lose their view given the park’s protected status. South-facing stacks overlook the Jalan Loyang Besar residential hinterland, quieter but without the marquee outlook. Penthouse and upper-floor units are the most sought-after given they unlock the full elevated sea vista.
Interior finishings reflect the boutique-premium positioning: engineered timber flooring in living areas, stone kitchen counters, and branded European fittings in bathrooms. Ceiling heights are generous on upper floors. The caveat common to all boutique developments applies: when something breaks, the replacement supply chain is narrower than for mass-market fittings, so owners should budget proactively for maintenance.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $1,899 | $1,530,257 |
| 3 BR | 4 | $1,913 | $1,873,750 |
| 4 BR | 1 | $1,779 | $2,988,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $1,473,000 to $2,988,000, averaging $1,787,686 (~$1,979 psf).
Price Appreciation
From 2023 to 2025, the average PSF has appreciated by 2.2% (from $1,871 to $1,912 psf).
Neighbourhood Comparison
Within District 17, The Shorefront occupies a distinct niche. Kassia (freehold, 276 units, ~S$2,032 psf) offers proper freehold and a larger community but at a premium and without the beachfront orientation. Coastal Cabana (99-year, 748 units, ~S$1,790 psf) is closer to mainstream pricing but carries the full 99-year leasehold discount trajectory. Parc Komo (freehold, 276 units, ~S$1,627 psf) is the value play in the district — freehold tenure at a lower psf — but sits inland at Upper Changi and trades on retail convenience rather than coastal access.
The Jovell (~S$1,394 psf, 2018 leasehold) and Hedges Park (~S$1,151 psf, 2010 leasehold) anchor the low end of the district and illustrate the psf lift The Shorefront commands for its tenure and positioning. For buyers prioritising pure capital efficiency, those older leasehold developments are the defensible choice; for buyers prioritising view, tenure, and lifestyle, The Shorefront’s premium is rational. As always, the right answer depends on what the buyer is actually solving for.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SHOREFRONT | 999 yrs lease commencing from 1937 | 2023 | 23 | $1,979 |
| COASTAL CABANA | 99 years leasehold | 2026 | 748 | $1,791 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 2021 | 428 | $1,395 |
| KASSIA | Freehold | 2024 | 276 | $2,032 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 2014 | 501 | $1,153 |
| PARC KOMO | Freehold | 2021 | 276 | $1,628 |
Lease Decay Analysis
The 99-year lease runs from 1937, meaning approximately 89 years have already been consumed. Roughly 10 years remain.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~10 years | CPF restrictions may apply |
| 2036 | Expiry | Lease reverts to state |
ShiokNest Scores
Our proprietary scoring system evaluates THE SHOREFRONT across multiple dimensions.
What Residents Say
Formal resident review volume on PropertyGuru and EdgeProp is limited, which is typical for developments at this scale and recency — 23 units is simply too small a cohort to generate the review density seen at mega-condos. What commentary exists emphasises three themes consistently.
First, the park and beach proximity is the headline draw and lives up to expectations — residents cite morning coastal walks, cycling to Changi Beach, and evening park access as lived daily benefits, not marketing abstractions. Second, the boutique scale translates into genuine neighbour familiarity — something owners downsizing from landed properties particularly appreciate. Third, the MRT distance is the most-cited friction; residents without cars describe weekly errands to Tampines or the CBD as deliberate trips rather than casual ones.
Management for a 23-unit development is inherently different from a mega-condo: MCST decisions are more personal, sinking fund planning for roof and rooftop-pool maintenance is a line item owners are actively engaged with, and any one non-paying unit has an outsized effect on cashflow. Prospective buyers should request recent AGM minutes before committing.
Strengths & Weaknesses
- 999-year tenure from 1937 — effectively freehold for investment horizons
- Direct frontage onto Pasir Ris Park and Pasir Ris Beach
- Boutique 23-unit scale creates semi-private amenity access
- 2023 TOP — latest-generation finishes and Smart Home integration
- Sky Pool, Sky Gym and rooftop lifestyle programme with sea views
- Under 10 minutes to Changi Airport by car
- ECP and TPE access for drivers; CBD ~25 minutes off-peak
- Park Connector Network links to Changi Beach and East Coast
- Stamford American International School within 1.23 km
- Lower psf than district freehold comparables like Kassia
- Pasir Ris MRT is 1.37 km — not walkable, bus or car required
- Walkability score of 28/100 — among the lowest in the district
- No primary or secondary schools within the 1 km P1 radius
- Zero rental transaction history — investment underwriting risk
- Investment score of 46/100 reflects MRT and rental gap
- Only 23 units — facility programme is narrow vs mega-condos
- Boutique MCST dynamics — sinking fund sensitivity to any one unit
- ShiokNest composite score of 38/100 below District 17 median
- Premium over older leasehold D17 competitors (~40% vs Hedges Park)
Verdict
The Shorefront is a specific answer to a specific question. If you want a near-freehold, low-density property with direct beach and park frontage, a 2023 finish, and you’re prepared to drive or bus to the MRT, there are very few developments in Singapore that tick all those boxes — and fewer still at sub-S$2,000 psf. For own-stay buyers whose daily life doesn’t depend on rail commuting, this profile is genuinely compelling.
The investment calculus is harder to sign off. Walkability scores in the high-20s and an investment score in the mid-40s are the data speaking plainly: this is a lifestyle asset, not a yield play. The absence of rental transaction history is a real gap in the underwriting story. And while 999-year tenure is effectively freehold, the practical resale pool for an OCR boutique at ~S$1,900 psf skews heavily local owner-occupier — a narrower demand funnel than comparable properties closer to MRT.
Against direct competitors: The Shorefront is pricier than Hedges Park and Coastal Cabana but newer, denser-free, and with the beachfront edge. It’s cheaper than Kassia but lacks Kassia’s freehold designation and larger scheme. Parc Komo offers more facilities and freehold status in the same district but without the coastal frontage. None of these are wrong choices — they’re just different answers to different priorities.