Type

Units

Min Area

Price Range

4 BR

2077 sqft

S$2.4M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$488K on this acquisition.

Price Trends & Rental Yield

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Coastal View Residences: A Mature Pasir Ris Development

Coastal View Residences stands as an established residential address along Jalan Loyang Besar in the Pasir Ris district, serving the East region's growing family demographic and investor base. The development comprises multi-bedroom apartments ranging across generous floor plates, with unit sizes reaching approximately 2,000 square feet and above, making it particularly suited to households seeking generous living space in an established neighbourhood.

The Pasir Ris locale has matured considerably over the past two decades, transforming from greenfield into a fully serviced residential cluster with schools, retail centres, and dining options within walking distance. Coastal View Residences benefits from this infrastructure maturity, positioning itself as a relatively low-maintenance investment for those seeking suburban comfort without the isolation of newer fringe estates. The neighbourhood attracts families upgrading from smaller flats, young professionals seeking larger homes, and investors targeting stable rental demand in the eastern corridor.

Market Position and Pricing Context

Current offerings within the development reflect the broader market sentiment for established east-coast properties. Price per square foot in this locality typically ranges from S$1,100 to S$1,300 per sqft for comparable leasehold apartments, placing Coastal View Residences within competitive range for properties of this configuration and age. For buyers considering entry into this segment, the development offers familiar development credentials and transparent transaction history, reducing discovery risk compared to newer, unproven launches.

The price band for units across the development spans a considerable range, accommodating different buyer profiles from conservative upgraders to more ambitious purchasers. Properties at this scale and location traditionally command steady buyer interest, particularly among families unable to access or afford newly-launched developments further afield.

Tenure and Lease Considerations

Like the majority of apartment developments in the Pasir Ris district, Coastal View Residences operates under leasehold tenure. Buyers should factor lease decay considerations into their purchase decision, particularly if holding beyond 20 years. A property purchased today will have approximately 70–80 years remaining on its lease at resale in future decades, which banking institutions typically view as acceptable for mortgage purposes at present, though this margin gradually narrows over time.

Lease maturity becomes a tangible concern when a property dips below 60 years remaining, at which point resale value typically softens more noticeably and financing becomes harder to secure. Current unit holders have sufficient runway to weather the property cycle without immediate pressure, though investors purchasing today should factor lease decay into long-term yield projections.

Transport Connectivity

Pasir Ris MRT station, serving the Circle Line, lies within reasonable proximity to the development, offering direct connections to the city's commercial heartland and expanding transport network. This connectivity underpins demand from working professionals and upgraders who value commute reliability. The presence of established public transport reduces vehicle dependency, appealing particularly to younger families and those transitioning from car ownership into property investment.

The MRT advantage also supports rental demand; properties near functioning transport nodes consistently attract tenants seeking convenient access to workplaces island-wide. Over the medium to long term, this transport stability should provide steady capital appreciation, insulating owners from localised property softness.

Investment Yield and Rental Potential

Properties of this size and location typically command monthly rental rates between S$3,500 and S$5,500, depending on specific floor level, aspect, and unit finish condition. This translates to estimated gross rental yields of 1.7% to 2.3% per annum—respectable for a stable, fully-serviced neighbourhood with established tenant demand. Investors should note that nett yield, after accounting for property tax, maintenance fees, and agent commissions, generally compresses to between 1.2% and 1.8%.

The rental market for larger family units in Pasir Ris remains relatively insulated from oversupply, given that most new launches focus on smaller configurations (1–2 bedrooms) targeting younger buyers. Three and four-bedroom units at Coastal View Residences therefore command a different tenant demographic—typically expatriate families, multi-generational households, and professionals seeking generous space. Rental growth in this segment typically outpaces smaller units during economic expansion.

Buyer Profile Suitability

First-time buyers with sufficient capital may find certain units suitable as an entry into ownership, though the scale of purchase typically positions Coastal View Residences toward upgraders and investors rather than true first-time entrants. Families with young children benefit substantially from the generous floor plates and mature neighbourhood schools. Property investors treating this as a medium-to-long hold asset (8–15 years) encounter reasonable rental demand and stable capital growth, particularly if purchased at a fair relative valuation.

High-net-worth individuals may view Coastal View Residences as a value-oriented rental asset or interim holding, though newer, more prestigious developments often attract this buyer profile seeking contemporary finishes and trophy amenities.

Financing and Affordability

At typical price points for this development, buyers should expect to finance approximately 70–80% of purchase value through banking institutions, requiring liquid downpayment capacity of 20–30%. Total Debt Servicing Ratio (TDSR) considerations become material at the upper price bands; a purchase at S$2.4 million assumes monthly debt servicing of approximately S$9,500–S$12,000 depending on loan tenure, requiring documented household income of at least S$32,000–S$40,000 monthly to comfortably pass TDSR screening (typically capped at 60% of gross income).

Additional Buyer's Stamp Duty (ABSD) applies at 20% for Singapore Citizens purchasing a second residential property, significantly elevating the effective cost of acquisition. A purchase at S$2.4 million incurs ABSD of approximately S$480,000, bringing true acquisition cost to S$2.88 million inclusive of stamp duty and legal fees. This cashflow impact warrants careful planning, particularly for investors balancing multiple property positions.

Competitive Position Within Pasir Ris

Nearby comparable developments in Pasir Ris include established properties such as Elias Green and The Pinnacle@Duxton-adjacent properties, which command similar price bands and rental profiles. Coastal View Residences competes on the basis of mature infrastructure, predictable tenant demand, and transparent transaction history rather than architectural distinction or cutting-edge amenities. For conservative buyers prioritising stability over prestige, this positioning delivers genuine value.

Newer launches in the surrounding districts (Sengkang, Punggol) may offer contemporary appeal but carry extended marketing cycles and higher entry valuations; established properties like Coastal View Residences offer faster transaction certainty and deeper market liquidity.

Unit Configuration and Floor-Level Strategy

Within the development, middle floors (levels 10–20) typically command relative value advantage compared to ground and very high levels, balancing privacy, natural light, and lift proximity. Units facing quieter road aspects and internal courtyards often rent more stably than those fronting main thoroughfares, though pricing may not fully reflect this operational advantage. Investors should scrutinise specific unit orientation alongside absolute price per square foot when evaluating purchase candidates.

Supply Pipeline and Market Outlook

The Pasir Ris district continues to see incremental private residential infill, though large-scale new launches have slowed considerably. This supply-constrained environment should support modest capital appreciation for existing properties, particularly those offering generous configurations targeting family households. The broader east-coast corridor benefits from HDB upgrader demand and consistent expatriate interest, providing structural rental demand insulation.

Looking forward, property holders at Coastal View Residences should expect steady, modest capital growth rather than appreciation spikes—typical for mature, fully-serviciated neighbourhoods with established competition.

Frequently Asked Questions

What rental yield can I realistically expect from a property at Coastal View Residences?

Gross rental yields for apartments at Coastal View Residences typically range between 1.7% and 2.3% per annum, based on monthly rental rates of approximately S$3,500–S$5,500 for larger family units. Nett yield—after property tax, maintenance fees (typically S$250–S$400 per month), and agent commissions—generally compresses to between 1.2% and 1.8% annually. Yield varies significantly by unit size, floor level, and orientation; higher floors and units with superior aspects command premium rental rates and may support yields toward the upper end of this range, whilst ground-level units or those with compromised views typically rent lower despite matching square footage.

How does Coastal View Residences price per square foot compare to recent transactions in Pasir Ris?

Properties at Coastal View Residences currently trade at approximately S$1,100–S$1,300 per square foot, positioning the development within the mid-range for established Pasir Ris leasehold apartments. This valuation reflects the property's mature standing, functional amenities, and transport proximity, though it sits above ground-floor or aging stock and below newer, architecturally distinctive developments in the immediate vicinity. Recent comparable transactions in Elias Green and other neighbouring developments have settled within this band, suggesting fair market pricing; buyers should verify specific unit psf against recent district transaction data from the Singapore Land Authority to confirm value alignment for their individual purchase.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase a second property at Coastal View Residences?

As a Singapore Citizen purchasing a second residential property, you are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a property priced at S$2.4 million, this equates to ABSD of S$480,000, elevating your total acquisition cost to approximately S$2.88 million when combined with standard stamp duty and legal fees. This material outlay should be incorporated into your financial planning before committing; many buyers finance ABSD through offset against their downpayment capacity or by securing a personal loan separate to the mortgage. ABSD does not apply to first-time buyers or if purchasing your primary residence, so your precise circumstances will determine whether this levy applies.

How does lease decay affect the resale value and mortgageability of Coastal View Residences properties?

Coastal View Residences operates under leasehold tenure, meaning lease maturity is a tangible consideration for future resale and financing. Properties currently hold approximately 70–80 years remaining on their leases, which is acceptable to Singapore banking institutions for mortgage purposes; however, once a property dips below 60 years remaining, resale value typically softens more noticeably and lenders become more stringent with loan approval. As a buyer today, you have sufficient lease runway for the medium term (15–25 years), but should factor lease decay into long-term hold projections if your investment horizon extends beyond 30 years. Properties approaching 50-year lease thresholds will require lease renewal consideration or face material value compression, a timeline worth monitoring if holding into later retirement decades.

How does proximity to Pasir Ris MRT support capital appreciation and rental demand at Coastal View Residences?

Pasir Ris MRT station, serving the Circle Line, lies within reasonable proximity to the development and provides direct connectivity to central business districts, educational institutions, and expanding secondary nodes across the island. This transport reliability underpins consistent demand from working professionals and upgrading families; properties within 800 metres of functioning MRT stations typically outperform those requiring feeder bus services. The rental market particularly benefits from MRT proximity—tenants (often expatriate families and professionals) prioritise transport-connected locations for commute certainty and convenience. Over the medium term, this structural advantage should support steady capital appreciation as transport networks expand and land scarcity in well-connected precincts intensifies; properties in declining transport catchments, by contrast, face relative underperformance.

Is Coastal View Residences suitable for first-time buyers, upgraders, or investors—and why?

Coastal View Residences serves multiple buyer profiles, though upgraders represent the core market. First-time buyers with substantial capital (typically S$600,000+) and strong financing capacity may find entry-level units serviceable, though the development's generous floor plates and family-oriented positioning suggest upgraders moving from smaller HDB or studio apartments represent the most natural constituency. Families with young children benefit substantially from mature neighbourhood schools, established retail centres, and quiet residential character. Property investors treating this as a medium-to-long hold (8–15 years) encounter reasonable rental demand, stable capital growth, and transparent transaction history; however, high-net-worth individuals seeking trophy assets or contemporary finishes typically gravitate toward newer, more architecturally distinctive developments. Conservative investors prioritising stability and low operational risk find Coastal View Residences particularly attractive relative to speculative launches.

What are the TDSR and financing headroom implications for purchasing at typical Coastal View Residences price points?

At typical purchase prices for the development (S$2.0–S$2.8 million), buyers should expect to finance 70–80% of acquisition cost through banking institutions, requiring liquid downpayment capacity of 20–30%. A S$2.4 million purchase financed over 25 years at approximately 3.5% interest implies monthly mortgage servicing of approximately S$11,000; adding property tax, maintenance fees, and other obligations, total monthly debt servicing typically reaches S$12,500–S$13,500. To pass Total Debt Servicing Ratio (TDSR) screening (capped at 60% of gross household income), documented monthly household income must typically exceed S$22,000–S$25,000. Buyers with combined household income below S$30,000 monthly may face tighter financing headroom or require co-mortgagee support; those with recent job changes, variable income, or existing debt obligations should obtain pre-approval confirmation before making a purchase commitment.

How does Coastal View Residences compare to competing developments in Pasir Ris and nearby districts?

Coastal View Residences competes within the established mid-tier segment, positioning against properties like Elias Green and other mature apartment developments within Pasir Ris. These comparable properties command similar price bands (S$1,100–S$1,300 psf), similar lease tenures, and comparable rental profiles; differentiation typically centres on unit configuration, floor-level premium, and specific amenity packages rather than fundamental value proposition. Newer launches in adjacent Sengkang and Punggol districts may offer contemporary architectural appeal and modern amenities, but carry extended marketing cycles, higher entry valuations (often S$1,400+ psf), and extended vendor carry periods. For conservative buyers prioritising transaction certainty, stable rental demand, and transparent market history, Coastal View Residences offers genuine value advantage relative to untested launches; for lifestyle-focused purchasers seeking cutting-edge finishes, newer developments better serve this preference despite higher entry cost.

Which unit stacks or floor levels offer best relative value at Coastal View Residences?

Middle-tier floors (levels 10–20) typically deliver optimal value within Coastal View Residences, balancing privacy, natural light, lift access convenience, and amenity proximity without commanding the premium pricing associated with very high floors. Ground-level units, whilst offering direct common area access, often suffer from noise exposure and reduced rental appeal, resulting in pricing that may not fully reflect this operational disadvantage—making them potential value opportunities for owner-occupiers unconcerned with resale. Units facing quieter, internal-courtyard aspects typically rent more stably and with less tenant churn compared to those fronting main thoroughfares, though this aspect premium may not be fully reflected in per-square-foot pricing across all units. Investors should examine specific unit layouts, orientation, and neighbouring amenities alongside headline price per sqft; a seemingly premium-priced unit on a higher floor with superior aspect often outperforms a cheaper, ground-level unit over a multi-year hold period.

What is the future supply pipeline in Pasir Ris and how might it affect Coastal View Residences resale prospects?

The Pasir Ris district has entered a supply-constrained phase, with large-scale new residential launches becoming increasingly rare as available land parcels diminish. Incremental infill developments continue, but at a much slower pace than the 2010–2018 period, creating a favourable supply-demand dynamic for existing properties. This constraint should support modest, steady capital appreciation for established developments like Coastal View Residences, particularly for units offering generous configurations (3+ bedrooms) that newer launches typically avoid in favour of smaller, higher-density configurations. The broader east-coast corridor benefits from consistent HDB upgrader demand and sustained expatriate rental interest, providing rental market insulation even if new supply increases. Property holders should expect steady, compound appreciation of 2–4% annually rather than appreciation spikes, typical for mature neighbourhoods with established competition and limited greenfield opportunities.

Coastal View Residences, 179 Jalan Loyang Besar — From S$2.4M