Vibes @ East Coast
Overview & Key Facts
VIBES @ EAST COAST is a 117-unit freehold condominium at 308 Telok Kurau Road in the heart of District 15, completed in 2015 and developed by Oxley Module Pte Ltd — a subsidiary of Oxley Holdings, one of Singapore’s most prolific mid-market developers with a portfolio spanning residential, commercial, and mixed-use projects across Singapore and a dozen international markets. The five-storey development distinguishes itself from a typical residential-only condominium with 28 commercial shop units occupying the ground floor, creating a live-work-play dynamic that sets it apart from the quiet landed and boutique condo streetscapes more commonly found along Telok Kurau Road.
At 117 residential units, VIBES @ EAST COAST belongs firmly in the boutique category. The development sits in the Telok Kurau corridor — one of D15’s most established residential addresses, lying between the Katong-Joo Chiat heritage belt to the north and East Coast Park to the south. The “Vibes” naming reflects Oxley’s signature approach of small-scale, lifestyle-oriented urban condominiums targeted at young professionals and investors: compact unit sizes, mixed-use integration, and proximity to lifestyle amenities rather than a comprehensive resort-style facilities package.
With a recent average PSF of around $1,726 and an all-time average of $1,608, VIBES @ EAST COAST occupies a distinctive position in the D15 market. It is meaningfully more affordable than the Meyer Road and Amber Road luxury corridors ($2,200–$2,800 PSF range), while offering freehold tenure and a mixed-use street-level energy that pure residential condos in the area cannot match. For buyers seeking permanent ownership in a characterful East Coast enclave at sub-$1 million entry points for studio and one-bedroom units, it remains one of the more accessible freehold options in this highly sought-after district.
The Thomson-East Coast Line has materially changed the connectivity equation for this stretch of Telok Kurau Road. With Siglap MRT (TE28) now open approximately 0.9 km away and Bayshore MRT (TE29) providing further TEL coverage to the south, the D15 East Coast corridor has gained the kind of rail infrastructure that makes car-lite living genuinely viable for the first time. For VIBES @ EAST COAST, a development that opened when this stretch of D15 was MRT-poor, TEL has been a structural tailwind for both capital values and rental demand.
Location & Connectivity
VIBES @ EAST COAST is addressed on Telok Kurau Road, a tree-lined residential street that threads through the Katong-Siglap corridor — one of District 15’s most established and characterful residential precincts. The development sits in Bedok planning area at the eastern fringe of D15, with East Coast Road and its dense concentration of independent restaurants, heritage bakeries, and Peranakan eateries within comfortable walking distance. The Marine Parade Market and Food Centre, one of the East Coast’s most celebrated hawker destinations, is accessible on foot or by a short bus ride.
MRT connectivity, historically the area’s one weakness, has been transformed by the Thomson-East Coast Line. Siglap MRT (TE28) is the most walkable station at approximately 0.9 km — a 10–12 minute walk along Jalan Siglap or via Siglap Road. Bayshore MRT (TE29) lies roughly 1.1 km to the southeast. The TEL provides direct, often one-change access to Marina Bay (TE20, approximately 9 stops), Orchard Road via Stevens interchange (TE11), and the Central Business District. The practical effect is that what was once a 20–25 minute bus commute to the CBD has become a 20–25 minute rail journey with predictable frequency — a genuine quality-of-life improvement for residents who previously relied on the 14 and 16 bus routes.
Bus connectivity along East Coast Road and Siglap Road remains the primary short-distance mode. Route 16 and 196 serve the Parkway Parade and city corridor. Routes along Upper East Coast Road reach Bedok Town Centre and the East-West Line at Bedok MRT in under 15 minutes. For car owners, the PIE and ECP are both accessible in under 10 minutes, making CBD and airport runs efficient.
Day-to-day lifestyle amenities are exceptional. East Coast Park — Singapore’s 15 km beach and cycling corridor — is a 10-minute walk or 3-minute bicycle ride from Telok Kurau Road via the park connector network. Parkway Parade, the East Coast’s anchor shopping mall, is 1.5 km away. The Katong and Joo Chiat heritage districts provide some of Singapore’s most rewarding casual dining, with Peranakan restaurants, artisan bakeries, and independent cafes all within walking distance. Siglap Centre and the neighbourhood shops and eateries on Siglap Road are a short walk for everyday grocery and F&B needs.
Schooling within 1 km includes St. Patrick’s School, Victoria Junior College, CHIJ Katong Convent, and several international options. The Tao Nan and Haig Girls’ Primary School clusters lie 1.5–2 km away, making VIBES @ EAST COAST more relevant for families targeting secondary and pre-university education than those chasing primary school registration priority — a meaningful distinction in Singapore’s school-proximity-sensitive market.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | ~1.2 km |
| Chung Cheng High School (Main) | secondary | ~1.2 km |
| Tanjong Katong Girls' School | secondary | ~1.2 km |
| CHIJ (Katong) Primary | primary | ~1.3 km |
| Broadrick Secondary School | secondary | ~1.3 km |
| EtonHouse International School (Broadrick) | international | ~1.3 km |
| Canossa Catholic Primary School | primary | ~1.4 km |
Facilities
VIBES @ EAST COAST offers a pared-back facilities package consistent with its boutique scale and Oxley’s design philosophy. The development includes a lap pool, gymnasium, BBQ pits, and 24-hour security. For a 117-unit condo, this represents a deliberate lean toward quality-of-life essentials rather than a resort-style facilities deck — a trade-off that keeps maintenance fees more modest and avoids the sprawl of underutilised amenities that afflict larger developments.
The lap pool is VIBES @ EAST COAST’s most valuable common asset. At a 117-unit development, resident demand is manageable, and the pool rarely experiences the overcrowding that plagues larger condominiums in the same area during weekends. The gymnasium is functional, equipped for basic cardio and resistance training, though serious fitness enthusiasts will supplement it with a commercial gym — Fitness First at Parkway Parade and various independent gyms along the East Coast Road corridor are all within a short drive or bus ride.
The mixed-use ground floor — 28 commercial units including a convenience store, clinics, enrichment centres, F&B outlets, pet shops, and a bakery — functions effectively as a private amenity strip for residents. The ability to access daily essentials without leaving the building compound is a meaningful lifestyle convenience, particularly for residents who are car-light. This ground-floor activation also gives VIBES @ EAST COAST a commercial vitality that pure residential condominiums in the area lack, and has historically supported a robust tenant pool.
The development is now approximately 10 years old — young enough that common area finishings remain in presentable condition, but old enough that some wear is visible in heavy-use areas. Residents consistently report responsive maintenance and attentive management, consistent with the owner profile of a largely owner-investor community where MCST accountability is high. Units purchased on the resale market may carry original or mid-cycle renovation finishings; a kitchen and bathroom refresh budget of $40,000–$70,000 for a one-bedroom unit is reasonable, given the compact sizes involved.
Unit Sizes & Layout
VIBES @ EAST COAST reflects Oxley’s signature unit-sizing philosophy: maximise usable space within compact footprints, delivering efficient layouts that suit singles, couples, and small families. The development’s residential mix centres on one-bedroom units of approximately 420–452 sqft and two-bedroom units ranging from 646 to 807 sqft, with a limited number of penthouse units on the upper levels. The one-bedroom category dominates the development, consistent with the investor-heavy buyer profile that Oxley’s mixed-use boutique condos typically attract.
The compact unit sizes deliver low absolute price quantum — one of VIBES @ EAST COAST’s key market advantages. At recent PSF of $1,726, a 452 sqft one-bedroom transacts at approximately $780,000 — making freehold D15 ownership genuinely accessible to first-time buyers and investors who are priced out of the Meyer-Amber corridor. Two-bedroom units at around 700 sqft transact in the $1.2–1.4M range at current market pricing, representing a meaningful discount to new-launch D15 leasehold peers.
Interior layouts in the one-bedroom category are efficient if compact. Open-plan kitchen-living arrangements are the norm, with the bathroom and bedroom separated by a service corridor. The layouts are unambiguously urban — optimised for working professionals who spend limited time at home, rather than families requiring separate study or utility spaces. Two-bedroom units offer more comfortable proportions with distinct living, dining, and sleeping zones, and are genuinely liveable for couples and small families.
Penthouse units on the upper floors offer larger terraces and elevated views over the Telok Kurau low-rise landscape — D15’s characteristic mix of landed homes, heritage shophouses, and low-rise residential that gives the area its distinctive character. These units command a premium over equivalent floor areas on lower levels and are typically held by owner-occupiers rather than investors.
Car parking is available within the development at standard allocation. The relatively compact footprint means that residents who opt out of vehicle ownership — a growing proportion in the TEL era — benefit from lower monthly outgoings. Covered parking is provided for allocated lots, and motorcycle bays are available at the development.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 25 | $1,682 | $677,516 |
| 1 BR | 8 | $1,401 | $876,850 |
| 2 BR | 1 | $1,391 | $988,000 |
Pricing & Market Position
Based on 34 recorded transactions, sale prices range from $600,000 to $1,005,000, averaging $733,550 (~$1,670 psf).
Rents range from $1,550 to $4,000 per month across 277 rental transactions. Current rental yield sits at approximately 4.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 19.9% (from $1,481 to $1,775 psf).
Neighbourhood Comparison
The most relevant freehold boutique peer within the Telok Kurau corridor is Aura 83 (51 units, freehold, TOP 2016, $1,705 PSF). Smaller scale, no commercial component, and very similar neighbourhood positioning — a pure residential boutique condo competing in the same buyer pool. At comparable PSF, the trade-off is VIBES @ EAST COAST’s mixed-use energy and larger scale versus Aura 83’s quieter, pure-residential character.
Moving up the D15 value chain, Amber Skye (109 units, freehold, TOP 2017, $2,276 PSF) represents the premium boutique tier: ocean-facing views from the Amber Road corridor, superior unit finishings, and a more comprehensive facilities deck. At roughly 30% higher PSF, Amber Skye delivers a meaningfully different product — buyers who can stretch to that price point gain a luxury lifestyle asset; buyers working within the $800K–$1.4M quantum for D15 freehold land at VIBES @ EAST COAST’s entry point.
Marine Blue (120 units, freehold, TOP 2017, $2,028 PSF) is another boutique freehold peer — smaller than VIBES @ EAST COAST in unit count, more expensive in PSF, and positioned closer to the Marine Parade seafront. Both developments share the freehold East Coast freehold boutique thesis; Marine Blue executes it at a higher price tier with the seafront premium baked in.
For buyers considering leasehold new launches, the contrast is stark. Grand Dunman ($2,537 PSF, 99-year), Emerald of Katong ($2,640 PSF, 99-year), and The Continuum ($2,790 PSF, freehold) all represent the contemporary D15 mega-launch tier: 600+ units, full resort facilities, fresh leases or freehold titles, contemporary finishings. They target a different buyer — one with a budget above $2M for a two-bedroom — and they do not compete directly with VIBES @ EAST COAST’s sub-$1M one-bedroom value proposition.
VIBES @ EAST COAST’s truest peers are the sub-$1.8K PSF freehold boutique condos in the Telok Kurau, Siglap, and upper East Coast Road belt — a cohort where genuine freehold D15 ownership at accessible quantum remains possible, and where the TEL has narrowed but not eliminated the distance from the traditional Katong-Amber premium.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VIBES @ EAST COAST | Freehold | 2015 | 117 | $1,670 |
| 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 VIBES @ EAST COAST across multiple dimensions.
What Residents Say
“Convenient location with direct buses to city area and Orchard Road. Plenty of food options within walking distance. New MRT coming up which is less than 10 min walk away. Clinic, pet shops, enrichment centres, and bakery are some of the shops below — decent place for a small family on Telok Kurau Road.”
— Resident review via PropertyGuru
“Love the location — East Coast Park is just 10 minutes’ walk and we cycle there every weekend. The shops downstairs are really convenient. Pool is never crowded. Condo is small but the vibe is right for how we live.”
— Owner review via 99.co
“Good for investment. The 1-bedders are easy to rent out — young working crowd loves this area for the food and proximity to the park. Rented out within 2 weeks. Management is responsive.”
— Investor review via EdgeProp
“Small condo but the facilities are not overcrowded at all — pool is quiet even on weekends. The mixed-use retail downstairs is a genuine convenience for everyday needs. Siglap MRT has made commuting so much easier now.”
— Tenant review via SRX
Across review sources, the pattern is consistent: residents are highly positive about location, East Coast Park access, the ground-floor retail convenience, and the low-density community atmosphere. The TEL opening at Siglap MRT is mentioned in multiple reviews as a material quality-of-life improvement. The compact unit sizes are acknowledged but rarely characterised as a dealbreaker — the profile of residents who chose VIBES @ EAST COAST is one that values neighbourhood and lifestyle over unit square footage. No recurring structural or management complaints appear across the review base, and the development carries a clean maintenance track record for its age cohort.
Strengths & Weaknesses
- Freehold tenure — permanent ownership in sought-after D15 East Coast enclave, no lease decay risk
- Siglap MRT (TE28) now ~0.9 km away — TEL provides direct rail to Marina Bay and Orchard Road
- East Coast Park at 10-minute walk — 15 km beach, cycling, and jogging corridor at the doorstep
- 28 commercial units on ground floor — clinic, bakery, convenience shop, enrichment centres, F&B accessible without leaving the compound
- Sub-$1M freehold D15 entry for studio/1BR — among the most accessible freehold East Coast options at current pricing
- Strong PSF appreciation — $1,481 PSF (2021) to $1,775 PSF (2025), 20% uplift driven by TEL opening
- Low absolute unit count (117) — pool, gym, and BBQ rarely crowded; genuine community scale
- Boutique Oxley mixed-use concept — lifestyle-activated street level with residential community above
- Good rental demand — 1BR units average $2,685/month, freehold title supports investor hold thesis
- East Coast lifestyle catchment: Katong heritage belt, Siglap dining strip, Marine Parade hawker all walkable
- Compact unit sizes — 1BR at ~420–452 sqft suits urban professionals; impractical for families needing separate spaces
- Limited facilities package — lap pool and gym only; no tennis, function rooms, or extensive communal amenities
- MRT still requires walking — Siglap MRT (TE28) is 0.9 km; not the covered-walkway connectivity newer launches offer
- Low en-bloc score (30/100) — mixed-use commercial component significantly complicates any collective sale process
- Modest investment score (59/100) — yield serviceable but not compelling; capital growth now largely TEL-capture
- Oxley compact layout philosophy — efficient but some buyers find the space constrictive vs. same-era D15 condos
- Ground-floor commercial adds activity and noise — residents immediately above retail units may experience some amenity trade-offs
- No primary school within easy 1 km radius — less relevant for families chasing Phase 2B/2C P1 registration priority
- Walkability score 70/100 — good but car or bus still useful for major supermarkets and Bedok/Paya Lebar MRT hubs
Verdict
VIBES @ EAST COAST’s investment narrative has two distinct phases: pre-TEL and post-TEL. In the years between its 2015 completion and the opening of Siglap and Bayshore MRT stations in 2023, the development was a solid lifestyle condo with a strong East Coast Park proximity story but genuine MRT-accessibility limitations. With the TEL now operational, the connectivity argument that was always implied by the “East Coast” name has been made concrete — and PSF data confirms the market’s recognition: from $1,481 PSF in 2021 to $1,775 PSF in 2025, a 20% uplift that materially outpaces the broader resale market.
The freehold title is VIBES @ EAST COAST’s most durable investment attribute. In D15 — a district where the new-launch pipeline is dominated by 99-year leasehold mega-projects — a freehold boutique condo at sub-$1.8K PSF sits in an increasingly rare category. The Continuum and Amber Park represent the premium freehold tier at $2,500–$2,800 PSF; VIBES @ EAST COAST occupies a value freehold tier that offers permanent ownership at a meaningful PSF discount, with the trade-off of compact unit sizes and a limited facilities deck.
Gross yield at current pricing is approximately 2.5–3.0% on one-bedroom units renting at $2,685 average per month. This is not a yield powerhouse, but it is serviceable for investors who prioritise capital preservation and the freehold permanence of the land title. The 117-unit scale also means vacancy in the rental pool is rarely structural — in a district with high expatriate and young-professional demand, well-priced one-bedders at this location find tenants efficiently.
The investment score of 59/100 reflects the overall picture: positive on tenure, location, and TEL connectivity; neutral on yield; modest on total unit size depth. The en-bloc score of 30/100 is low — not because the site lacks desirability, but because mixed-use developments are more complex to wind up than pure residential condominiums, requiring commercial unit owner consent alongside residential, which significantly complicates collective sale proceedings. En-bloc should not be treated as a meaningful exit scenario here.
VIBES @ EAST COAST is the right answer to a specific question: “How do I own freehold D15 property near East Coast Park for under $1 million, with TEL connectivity and active street-level lifestyle?” For investors and owner-occupiers who can work within compact footprints and are attracted to the live-work energy of a mixed-use building, it earns a clear recommendation. For families needing larger layouts or those prioritising primary school proximity, the surrounding D15 stock offers better-fit alternatives.