The Shoreline Residences I
Overview & Key Facts
THE SHORELINE RESIDENCES I is a 84-year balance leasehold residential development along INGGU ROAD in District 27 (Sembawang / Yishun). The project comprises 6 units and received its Temporary Occupation Permit in 2015, placing it in the OCR segment of Singapore's private residential market.
Transaction volume is sparse (1 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
MRT proximity data is sparse for this address. Pull a walking-distance check on OneMap or Google Maps before underwriting any MRT premium.
Within District 27 (Sembawang / Yishun), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Facilities
This is a boutique-scale development of 6 units. Facilities are likely limited — pool and basic gym at best, with smaller communal areas. Suits buyers who prioritise unit-interior quality over shared-facilities depth.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $3,170,000 to $3,170,000, averaging $3,170,000.
Neighbourhood Comparison
Among directly-comparable district projects: NORTH GAIA at $1,312 psf; THE WATERGARDENS AT CANBERRA at $1,491 psf; PROVENCE RESIDENCE at $1,182 psf. The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SHORELINE RESIDENCES I | 99 yrs lease commencing from 2011 | 2015 | 6 | — |
| NORTH GAIA | 99 yrs lease commencing from 2021 | 2022 | 616 | $1,312 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 2021 | 448 | $1,491 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 2021 | 413 | $1,182 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 2025 | 376 | $1,989 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | — | 632 | $1,366 |
Lease Decay Analysis
The 99-year lease runs from 2011, meaning approximately 15 years have already been consumed. Roughly 84 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~84 years | Full bank financing available |
| 2041 | ~69 years | CPF usage still unrestricted for most buyers |
| 2050 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2070 | ~39 years | Significant financing restrictions for next buyer |
| 2110 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE SHORELINE RESIDENCES I across multiple dimensions.
What Residents Say
If you drive, it works well. Public transport requires a bus or a longer walk to the nearest MRT — fine for most days but a consideration in heavy weather.
Resident, paraphrased from PropertyGuru reviews (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- Boutique-scale development with lower facility-related management overhead
- Established neighbourhood character with mature streetscape and amenity profile
- MRT proximity data is sparse — confirm walking time before assuming convenience
- Thin transaction history (1 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Very small unit count concentrates management-corp decisions among a tiny owner pool
- Limited nearby-school data — verify school-belt access manually for family buyers
Verdict
Composite assessment: THE SHORELINE RESIDENCES I is a balanced option requiring careful unit selection. The blended editorial score lands at 6.2/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 8–12 years to absorb cycle-driven valuation swings. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.