Type

Units

Min Area

Price Range

4 BR

1184 sqft

S$2.5M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$500K on this acquisition.
Located 8 min (680 m) from TE28 Siglap MRT Station.

Price Trends & Rental Yield

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77 @ East Coast: Premium Condominium Living on Upper East Coast Road

77 @ East Coast represents a distinguished residential address in one of Singapore's most coveted seaside neighbourhoods. Positioned along Upper East Coast Road, this condominium development benefits from a mature, leafy setting that has long attracted families, professionals, and discerning property buyers seeking the balance of urban convenience and tranquil surroundings. The project occupies a strategic pocket of the East Coast district, where heritage greenery meets contemporary living standards.

The proximity to Siglap MRT Station—a mere 680 metres or roughly eight minutes on foot—anchors this development within Singapore's expanding rapid transit network. The station sits on the Thomson–East Coast Line, a critical artery connecting the eastern coast to the Central Business District and beyond, making commutes to workplaces across the island seamless and efficient. This accessibility has historically underpinned strong capital value retention and rental demand in the immediate precinct.

Unit Composition and Living Spaces

The development offers a curated range of unit configurations tailored to different lifestyle needs. From intimate two-bedroom residences suited to young professionals and downsizers, through to substantial four-bedroom penthouses designed for established families, each layout maximises usable floor area within thoughtfully planned floor plans. Unit sizes typically span the lower-to-mid thousands of square feet, providing ample room for comfortable daily living whilst maintaining manageable maintenance footprints.

Interior specifications reflect contemporary standards expected in the East Coast market segment. Units feature bright, naturally lit living and dining areas, separated kitchens with serviceable dimensions for household needs, and bedrooms positioned to capture prevailing breezes and morning light. Bathrooms are proportioned to serve multiple occupants without congestion, and storage integration is a hallmark of the design approach across the portfolio.

Location and Neighbourhood Character

Upper East Coast Road has established itself as a premier residential corridor, characterised by low-rise and mid-rise developments interspersed with mature private estates. The immediate environs retain a village-like quality despite proximity to the city, with tree-lined streets, local dining establishments, and independent retail outlets creating a distinctive community flavour. The coastal hinterland—including recreational spaces and waterfront access points—remains within easy reach, enhancing the lifestyle appeal for active households.

Schools, medical facilities, and grocery amenities cluster throughout the wider East Coast district, making the neighbourhood particularly attractive to young families planning multi-year residency. The area's demographic stability and relatively constrained new supply pipeline have historically supported steady capital appreciation, distinguishing it from newer suburban precincts subject to greater cyclical volatility.

Market Position and Investment Merit

Properties in this development appeal across multiple buyer cohorts. Owner-occupiers upgrading from smaller homes or relocating to the East Coast benefit from established infrastructure and a settled community. Investors seeking rental yield find responsive tenant demand for Upper East Coast addresses, driven by the MRT connectivity and neighbourhood quality. First-time buyers with sufficient financial capacity appreciate the balance of location prestige and relative affordability compared to central-core alternatives.

The MRT station's role as a major transport node ensures sustained demand for residential units in the catchment, supporting both rental uptake and resale prospects. Unlike greenfield developments on the urban periphery, 77 @ East Coast occupies an area where transport infrastructure is already mature, mitigating future delivery risk and ensuring immediate end-user appeal.

Financing and Buyer Considerations

Prospective purchasers should factor relevant costs into their acquisition calculus. Singapore Citizens acquiring a second residential property will incur Additional Buyer's Stamp Duty at the current rate of 20%, materially increasing the total purchase outlay. First-time owner-occupiers purchasing their primary residence benefit from exemption from this duty, making the development particularly attractive to this segment.

Mortgage serviceability for units in this price band typically sits comfortably within acceptable Debt-to-Service Ratio parameters for employed buyers with standard income profiles, assuming conventional bank financing at prevailing rates. The development's established location and rental market depth provide lenders with confidence in lending decisions, generally resulting in competitive loan terms and streamlined approval processes.

Future Outlook and Market Dynamics

The East Coast district faces natural constraints on new development density, given existing land use patterns, conservation overlays, and infrastructural limitations. This supply-constrained environment has historically supported gradual capital appreciation for existing stock, as demand growth outpaces new completions. While the wider Singapore property market remains cyclical, the fundamental scarcity of additional East Coast supply relative to demographic demand suggests structural long-term stability for established addresses within the precinct.

The Thomson–East Coast Line's full operationalisation has catalysed visitor flow and commercial activity across stations on its route, with Siglap MRT positioned to benefit from ongoing orbital development and intensification of use. This infrastructural maturation typically translates into sustained demand for nearby residential units, underpinning investor confidence and owner-occupier satisfaction across multi-year holding periods.

77 @ East Coast encapsulates the enduring appeal of Upper East Coast Road—a neighbourhood that seamlessly blends heritage character, transport connectivity, and investment fundamentals into a coherent residential proposition.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 77 @ East Coast as an investment property?

East Coast residential properties, particularly those proximate to the Siglap MRT Station, typically attract solid rental demand from both expatriate tenants and local renters seeking established neighbourhood credentials. Based on recent market transactions in the Upper East Coast Road precinct, gross rental yields generally range between 3% and 4.5% annually, depending on unit configuration, floor level, and specific layout features. The development's MRT accessibility substantially supports tenant appeal, particularly among working professionals and small families valuating commuting efficiency. Conservative investors should model yields at the lower end of this range, whilst those acquiring larger units with premium positioning may realise performance at the upper boundary. The underlying rental market depth in East Coast neighbourhoods provides confidence that units achieve consistent occupancy, reducing the vacancy risk premium typically applied to peripheral or newly launched developments.

How does pricing per square foot at 77 @ East Coast compare to recent transactions in the immediate area?

Properties along Upper East Coast Road have demonstrated pricing stability in the S$4,000 to S$5,500 per square foot range across recent brokered transactions, depending on unit size, condition, and specific address micro-location. 77 @ East Coast, benefitting from established development status and MRT proximity, typically trades within the upper-middle quadrant of this spectrum—a positioning reflective of both location credentials and the development's perceived desirability. Smaller two-bedroom units may command slightly lower per-square-foot prices due to buyer preference for larger family configurations in this district, whilst premium penthouses or corner units command appreciable premiums. Comparative analysis of neighbouring addresses such as other developments clustered between Siglap MRT and the coastal fringe reveals that 77 @ East Coast's pricing reflects fair market calibration, neither commanding scarcity premiums nor trading at discount to comparable transactions. Prospective buyers should benchmark any specific unit offering against recent arm's-length sales of comparable properties within the same 500-metre radius to validate pricing logic.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens acquiring a second or subsequent residential property incur Additional Buyer's Stamp Duty at the current statutory rate of 20%, levied on the purchase price above the first S$180,000 of consideration. For a unit priced at S$2.5 million, this equates to approximately S$464,000 in ABSD liability, materially impacting total acquisition cost and capital deployment. This duty is payable upfront at settlement, requiring buyers to factor the expense into financing arrangements and cash reserve planning. First-time owner-occupiers purchasing their primary residence remain fully exempt from ABSD, making the development particularly economical for this buyer cohort. Investors and upgraders should run detailed pro forma calculations incorporating the 20% ABSD rate to establish true cost of acquisition, ensuring that projected rental yields or capital appreciation justify the elevated entry cost. The duty effectively moderates demand among second-property purchasers, which historically has supported relatively stable valuations for existing stock by limiting speculative over-bidding.

What lease tenure does 77 @ East Coast carry, and how might lease decay affect future resale value?

77 @ East Coast holds a 99-year leasehold tenure from the date of original grant, a standard duration for condominium developments in Singapore completed within the last few decades. Whilst 99-year leases provide multiple generations of residential utility, property valuations become increasingly sensitive to remaining lease length as the tenure approaches the 80-year mark, typically triggering discounting mechanisms applied by appraisers and lenders. Current valuations do not yet reflect material lease decay since the development remains relatively youthful; however, owners should anticipate gradual depreciation acceleration in approximately 20 to 30 years absent en-bloc redevelopment or strata title conversion. The development's location on prime East Coast land theoretically enhances the probability of successful collective sale initiatives, should majority owners eventually pursue en-bloc termination and redevelopment. Prospective long-term residents should nonetheless factor lease duration into their investment horizon and exit planning, particularly if holding beyond 2050. Investors with shorter intended holding periods (5 to 15 years) face minimal lease-related risk, as meaningful depreciation effects typically emerge only in the final decades of the 99-year term.

How does proximity to Siglap MRT Station impact demand, capital appreciation, and tenant quality at this development?

Siglap MRT Station's integration into the Thomson–East Coast Line has catalysed substantial property value appreciation across the surrounding 800-metre catchment, positioning 77 @ East Coast as a primary beneficiary of MRT-driven uplift. The eight-minute walk to the station eliminates transport friction for commuting occupants, rendering the development highly attractive to working professionals and families valuing time efficiency. This accessibility has historically supported both capital value growth and rental demand resilience, as tenant pools expand significantly when commuting times to central business districts compress to sub-30 minutes. Properties without equivalent MRT access within the immediate precinct typically trade at material discounts reflecting longer commuting horizons, underscoring the value premium embedded within 77 @ East Coast's location credentials. The station's future role as an orbital interchange point—as the Thomson–East Coast Line's planned extensions mature—suggests additional demand stimulus beyond current baseline conditions. Empirical data from other East Coast MRT-proximate developments demonstrates that properties within sub-10-minute walk times retain value more resilience during market downturns and capture appreciation more rapidly during upswings, validating the strategic location advantage.

Which buyer profiles are best suited to 77 @ East Coast—and which cohorts should look elsewhere?

Established families seeking durable, well-serviced neighbourhoods with mature schools and community infrastructure represent the primary ideal occupier profile for this development. Upgraders transitioning from smaller starter properties or relocating from other districts benefit from the area's demographic stability and long-term value prospects, making 77 @ East Coast a logical stepping-stone within multi-decade residential ownership journeys. High-net-worth individuals valuing privacy, established setting, and heritage neighbourhood character find the East Coast precinct appealing, particularly when coupled with the development's constrained supply environment. Owner-occupiers planning 10+ year residencies maximise lifestyle satisfaction and minimise transaction costs, given the meaningful stamp duty and agency fee outlays required to acquire and later dispose of properties in this price band. Conversely, short-term speculators or ultra-mobile professionals unlikely to maintain residency beyond 2-3 years may find transaction costs uneconomical relative to anticipated appreciation. First-time buyers without sufficient deposit capital to absorb ABSD should prioritise acquiring primary-residence status before considering East Coast expansion. Investors seeking maximum gross rental yield may find higher-yielding assets in suburban precincts, though East Coast properties offer superior capital stability and tenant quality assurance.

What Debt-to-Service Ratio headroom exists for typical buyers at 77 @ East Coast price points, and how does financing approvals process typically flow?

Buyer profiles targeting units in the S$2.5 million price range typically deploy 20% to 30% equity (S$500,000 to S$750,000) and finance the balance through bank mortgages of S$1.75 million to S$2 million across 25 to 30-year tenures. At prevailing mortgage rates (approximately 4.5% to 5.5% base rate), monthly servicing costs typically run S$8,000 to S$10,000, translating to a monthly TDSR requirement of approximately S$11,000 to S$14,000 gross household income before accounting for existing debts. Professional couples or single high-earners with combined household income exceeding S$18,000 monthly typically obtain comfort within acceptable TDSR parameters (conventionally 60% maximum debt service relative to gross income), providing material financing headroom. Banks apply relatively streamlined approval processes to established addresses like 77 @ East Coast, given the development's track record, location pedigree, and rental market depth—factors reducing perceived lending risk relative to newer or peripheral developments. Applicants with full-time employment, clean credit histories, and stable income documentation commonly receive mortgage approval within 4 to 6 weeks. However, self-employed individuals, gig workers, or those with recent employment transitions may face extended underwriting periods or stringent income verification requirements, potentially extending loan processing timelines significantly.

How does 77 @ East Coast compare to neighbouring competing developments in the East Coast/Siglap area?

The East Coast MRT precinct hosts several established residential developments offering similar unit counts and target buyer profiles, including properties clustered within the 500 to 1,000-metre radius around Siglap Station. Direct competitors typically occupy similarly prime addresses, command comparable pricing bands, and serve overlapping demographic cohorts. Differentiation factors among competing developments generally centre on unit size heterogeneity, amenity suite breadth, architectural aesthetics, and development age/condition state. Newer launches typically command premiums reflecting contemporary finishes and feature packages, whilst established developments like 77 @ East Coast often attract value-conscious buyers comfortable with mature styling in exchange for proven location credentials and established community character. Relative rental yield performance depends heavily on specific unit configurations and floor positioning rather than development-level attributes; however, micro-location variation across the precinct can meaningfully influence tenant demand. Properties commanding direct coastal sightlines or facing quieter streets typically achieve rental premiums versus those bordering busier transport corridors. Prospective buyers should conduct systematic comparison of available units across competing developments, controlling for unit size, floor level, and orientation rather than defaulting to brand reputation or launch recency, as value opportunities frequently emerge in established addresses overlooked by trend-following cohorts.

Which unit stacks, floor levels, or orientations at 77 @ East Coast provide superior value relative to pricing—and which segments command premiums?

Lower floors (Storeys 3 to 7) typically offer superior value-to-cost ratios, as buyer preference hierarchically favours higher floors and sky views, pushing premium pricing into the 12+ storey band despite identical unit layouts. Lower-floor positioning provides pragmatic advantages including faster lift access, reduced elevator wait times, and lower risk from mechanical failures affecting upper-level residents—benefits not always fully captured in asking prices calibrated to aesthetic preferences for altitude. Mid-stack units (Storeys 8 to 15) represent a compromise positioning, capturing reasonable views and limited prime-floor premium whilst maintaining accessibility and psychological convenience. Conversely, penthouses and corner units commanding unobstructed views or wraparound exposures justifiably command 10% to 20% premiums reflecting enhanced natural light, cross-ventilation, and privacy from neighbours. Units facing away from Upper East Coast Road toward quieter internal courtyards or green spaces achieve consistent rental occupancy advantages versus those bordering the primary thoroughfare, a factor reflected in rental yields and owner satisfaction metrics. Smaller unit configurations (two-bedroom, sub-1,000-sqft) typically achieve higher per-square-foot valuations due to first-time buyer demand, whilst larger penthouses and four-bedroom units trade at modest per-sqft discounts—creating arbitrage opportunities for investors targeting family-size configurations. Systematic survey of available listings by floor, orientation, and amenity proximity reveals material pricing variance independent of official development-wide price guidance.

What future residential supply pipeline exists within the East Coast district that might dampen appreciation prospects at 77 @ East Coast?

The East Coast district faces substantive constraints on new residential development, given mature land utilisation patterns, conservation buffers protecting greenery corridors, and infrastructure saturation limiting additional density supportable by existing MRT and road capacity. Government land sales and URA planning updates over the past five years reveal minimal scheduled new residential launches in the Upper East Coast Road precinct or immediately adjacent areas, contrasting sharply with greenfield suburbs where multiple large-scale projects are completing or in planning. Existing developments have become increasingly difficult to redevelop via collective sale mechanisms, given rising land values, regulatory hurdles, and owner fragmentation—factors reducing likelihood of significant new supply materialising from en-bloc termination of legacy stock. This structural supply scarcity environment historically supports gradual capital appreciation as demand growth (from household formation, immigration of high-income individuals, and asset class reallocation) intersects inelastic supply. New developments within the broader East Coast MRT corridor are predominantly rental-focused or Build-to-Order public housing schemes, not private sale stock directly competing with established developments like 77 @ East Coast. Prospective buyers should therefore anticipate supply conditions favourable to long-term value retention, though broader macroeconomic cycles, interest rate movements, and Singapore's overall residential market sentiment will continue to influence annual appreciation rates. The absence of meaningful supply competition should provide asymmetric downside protection during cyclical downturns, supporting the development's appeal to risk-conscious long-term residents and investors.

Condominium At 77 Upper East Coast Road — From S$2.5M