Type

Units

Min Area

Price Range

3 BR

915 sqft

S$1.6M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$320K on this acquisition.
Located 12 min (1.03 km) from EW1 Pasir Ris MRT Station.

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Coastal Cabana: Executive Condominium Living at Jalan Loyang Besar, Pasir Ris

Coastal Cabana represents a modern residential offering situated at 22 Jalan Loyang Besar in the Pasir Ris precinct, bringing executive condominium living to one of Singapore's most accessible eastern corridors. The development captures the essence of contemporary urban dwelling, combining practical floor plans with proximity to essential amenities and transport infrastructure. This location sits within a thriving neighbourhood characterised by steady residential growth and strong community infrastructure, making it an appealing choice for both owner-occupiers and investors seeking exposure to the eastern market.

Location and Connectivity

The development enjoys a strategic position approximately 12 minutes' walk (1.03 kilometres) from Pasir Ris MRT Station on the East-West Line, positioning residents within easy reach of the broader transport network. This walkable distance to a major MRT node significantly enhances daily commute flexibility, allowing residents to access employment centres across Singapore's eastern, central, and western corridors without reliance on private transport. The East-West Line provides direct connections to key business districts, shopping precincts, and educational institutions, reinforcing the area's appeal to working professionals and families alike.

Unit Design and Space Efficiency

Units at Coastal Cabana are thoughtfully designed to maximise functionality within a compact footprint, with layouts spanning approximately 915 square feet. The development prioritises efficient space planning, allowing residents to enjoy flexible living configurations suitable for young professionals, growing families, and downsizers seeking contemporary accommodation without excess square meterage. Each unit incorporates multiple bedrooms and bathrooms, facilitating comfortable household arrangements whilst maintaining the affordability advantages inherent to the executive condominium model. The careful balance between usable space and layout pragmatism reflects current market expectations for housing in Singapore's mature residential estates.

Executive Condominium Category and Affordability

As an executive condominium, Coastal Cabana occupies a distinctive market segment positioned between HDB public housing and private residential developments. This category delivers a compelling value proposition, offering condominium-quality finishes, security, and amenities at more accessible entry points than comparable private residential properties in the East Coast region. Buyers benefit from the professional management standards, recreational facilities, and architectural quality typically associated with private condominiums, whilst enjoying pricing that remains substantially more attainable than freehold or 999-year leasehold counterparts in proximity. For first-time property buyers and upgraders seeking to transition into the private residential market, executive condominiums like Coastal Cabana provide a pragmatic stepping stone with genuine long-term capital appreciation potential.

Neighbourhood Character and Amenities

The Pasir Ris precinct has evolved into a well-rounded residential and leisure destination, supported by established shopping centres, dining establishments, and recreational facilities. Proximity to Loyang's waterfront and parks offers residents lifestyle enrichment beyond the immediate development, with access to coastal walking paths, fishing spots, and nature reserves that define the area's distinctive character. The neighbourhood also benefits from mature infrastructure including primary and secondary schools, medical clinics, and retail options, creating a largely self-contained living environment. This comprehensive local ecosystem reduces dependency on travel to access daily services and recreational opportunities, enhancing the overall quality of life for residents.

Investment Potential and Rental Dynamics

Properties within the Pasir Ris precinct have demonstrated consistent rental activity, driven by strong demand from working professionals and expatriate communities seeking accessible East Coast locations. The development's proximity to transport infrastructure and proximity to several employment clusters positions units attractively for the rental market, where demand typically remains robust across multiple demographic segments. The executive condominium category itself carries established investor recognition, with stable occupancy patterns and predictable tenant profiles supporting investment returns. Capital appreciation within this market segment historically tracks broader Singapore residential market trends, benefiting from long-term housing supply constraints and sustained demand for accessible suburban residential locations.

Leasehold Tenure and Long-Term Ownership Considerations

Units at Coastal Cabana carry a leasehold tenure, a standard feature of executive condominium developments across Singapore. The leasehold structure provides clear ownership rights and security of tenure, with lease management falling under established regulatory frameworks. Prospective buyers should evaluate the lease duration and any specific conditions related to lease extension eligibility, as these factors influence long-term resale value and financing accessibility. Financial institutions typically accommodate leasehold executive condominiums within standard mortgage lending criteria, supporting accessibility for owner-occupiers and investors seeking financing solutions.

Practical Considerations for Different Buyer Profiles

First-time property buyers benefit from Coastal Cabana's accessible price positioning, established neighbourhood infrastructure, and simplified maintenance requirements inherent to condominium living. Upgraders transitioning from HDB flats to private residential housing find the executive condominium model particularly suitable, offering condominium amenities and finishes without the premium pricing of traditional private condominiums. Investors seeking rental income and capital appreciation discover an established market with consistent tenant demand and reasonable entry valuations. Owner-occupiers prioritising commute efficiency and lifestyle convenience appreciate the proximity to Pasir Ris MRT, neighbourhood maturity, and the straightforward condominium service charge model.

Market Position Within the East Coast Residential Landscape

Coastal Cabana occupies a competitive position within Pasir Ris and the broader East Coast residential market. The development differentiates itself through practical design, strategic MRT proximity, and executive condominium affordability relative to private condominium alternatives in comparable locations. Recent residential transactions across Pasir Ris and Loyang have demonstrated sustained price resilience across condominium and executive condominium categories, reflecting the area's enduring appeal to owner-occupiers and investors. The supply pipeline for new residential units in this precinct remains measured, supporting pricing discipline and demand sustainability for existing developments.

Lifestyle Integration and Community Experience

Residents at Coastal Cabana enjoy access to condominium facilities typically encompassing recreational spaces, security infrastructure, and communal areas that foster neighbourhood community. The development's setting within an established residential precinct facilitates natural social integration, with existing schools, worship places, and community centres supporting family-oriented living. The proximity to Loyang's leisure offerings, combined with Pasir Ris' retail and dining ecosystem, creates a balanced lifestyle environment accommodating both work and recreation demands. This holistic neighbourhood character enhances long-term resident satisfaction and contributes to the development's appeal across diverse household types and life stages.

Frequently Asked Questions

What rental yield can investors reasonably expect from purchasing a unit at Coastal Cabana?

Pasir Ris executive condominiums typically generate gross rental yields ranging from 2.5% to 3.5% annually, depending on unit configuration, lease length, and market rental rates at the time of letting. The proximity to Pasir Ris MRT and the established rental demand from working professionals in the precinct support consistent tenant acquisition and retention. Investors should factor in annual service charges (typically S$400–S$600 per month for executive condominiums in this region), property tax, and maintenance reserve contributions when calculating net yield and cash-on-cash returns. Rental enquiry remains robust across executive condominium developments in accessible locations, suggesting reliable income generation potential over a medium to long-term holding period.

How does the pricing at Coastal Cabana compare to recent per-square-foot transactions in the Pasir Ris area?

Recent condominium and executive condominium transactions in Pasir Ris have traded within the S$1,700–S$2,200 per square foot range, depending on building age, lease tenure, and specific unit location. Coastal Cabana's pricing positioning reflects current market benchmarks for executive condominiums in this locality, offering competitive entry valuations relative to nearby private residential alternatives. The per-square-foot metric provides a useful comparison tool; buyers should cross-reference multiple recent transactions to establish fair-market positioning. Factors including lease tenure, facility quality, MRT proximity, and building maturity all influence per-square-foot pricing, and Coastal Cabana's position within established infrastructure suggests market-appropriate valuation.

What are the Additional Buyer's Stamp Duty (ABSD) implications for Singapore Citizens purchasing a second residential property here?

Singapore Citizen buyers acquiring a second residential property at Coastal Cabana face a 20% Additional Buyer's Stamp Duty charge, calculated on the purchase price or market value, whichever is higher. This 20% ABSD applies in addition to standard Buyer's Stamp Duty (BSD) and represents a significant acquisition cost that must be factored into overall purchase budgeting and financing requirements. For example, a S$1.6 million purchase would incur approximately S$320,000 in ABSD, substantially increasing total cash outlay at completion. Prospective investors should engage legal and tax advisors to confirm ABSD applicability to their specific circumstances, as exemptions and concessions may apply in limited scenarios (such as certain family transfers), and may wish to factor ABSD into their investment return calculations and financing capacity assessments.

How does the leasehold tenure at Coastal Cabana affect long-term resale value and financing accessibility?

Executive condominium leasehold properties are subject to lease decay over time, with resale value typically declining as the remaining lease tenure contracts below 80 years, and more sharply below 60 years. Financial institutions adjust loan-to-value ratios as lease tenure diminishes, potentially constraining financing availability and affordability for future purchasers, which can suppress capital appreciation in the later lease periods. Coastal Cabana units carry a leasehold tenure structure typical of executive condominiums, and prospective buyers should verify the specific lease length and any eligibility for lease extension under current Housing and Development Board regulations. Long-term ownership planning should account for the trajectory of lease value and potential refinancing challenges or resale limitations that may emerge as the lease matures, typically becoming relevant concerns beyond the 60–70 year remaining lease mark.

How does proximity to Pasir Ris MRT Station influence demand and capital appreciation for properties at this development?

MRT proximity is a primary value driver for residential properties across Singapore, and Coastal Cabana's 12-minute walk to Pasir Ris Station positions it competitively within the accessibility hierarchy. Properties within 10–15 minutes' walk of major MRT stations typically command pricing premiums of 10–15% relative to comparable units further from transport nodes, reflecting reduced transport costs and commute time for residents. The East-West Line's connectivity to central business districts, eastern employment clusters, and cross-island transport links enhances demand durability, supporting sustained capital appreciation and rental activity. As Singapore's transport infrastructure matures and MRT accessibility becomes increasingly valued, properties in proximity to stations tend to outperform more remote residential locations over medium and long-term horizons, suggesting structural support for Coastal Cabana's appreciation potential.

Which buyer profiles are best suited to Coastal Cabana, and why?

First-time property buyers benefit from Coastal Cabana's accessible entry valuation, established neighbourhood infrastructure, and condominium simplicity relative to landed property ownership complexities. Young working professionals and expatriates prioritise MRT proximity and commute efficiency, making the 12-minute walk to Pasir Ris Station particularly attractive for this demographic segment. Upgraders transitioning from HDB housing to private residential accommodation find executive condominiums ideally positioned, offering condominium amenities and professional management at substantially lower cost than comparable private developments. Owner-occupiers seeking stable, mature neighbourhoods with established schools, retail, and leisure facilities appreciate Pasir Ris' comprehensive ecosystem. Investors targeting rental income and moderate capital appreciation recognise Coastal Cabana's balanced risk-return profile, consistent tenant demand, and reasonable valuation entry points relative to alternative East Coast locations.

What TDSR and financing headroom should buyers anticipate at typical Coastal Cabana price points?

At a typical purchase price of approximately S$1.6 million, buyers require gross household monthly income of roughly S$18,000–S$24,000 to satisfy Singapore's Total Debt Servicing Ratio (TDSR) threshold of 60%, assuming 80% loan-to-value financing and a 30-year mortgage at prevailing interest rates (typically 3–4% for fixed or floating-rate packages). TDSR calculations account for all existing debt obligations including car loans, personal loans, and credit facilities, and buyers with substantial pre-existing obligations may find headroom constrained. Most financial institutions offer pre-qualification services enabling buyers to establish their borrowing capacity before commencing property searches. Prospective purchasers should engage banks early to confirm financing availability and secure in-principle approval, ensuring purchase offers remain grounded in realistic financing realities and avoiding disappointment after offer acceptance.

How does Coastal Cabana compare to nearby competing executive condominium and private condominium developments?

Pasir Ris and adjacent Loyang precincts host several established residential developments, including both executive condominiums and private condominiums, creating a competitive landscape where Coastal Cabana must differentiate through pricing, location, or amenity offerings. Comparable nearby developments often command similar per-square-foot valuations, reflecting the precinct's market consensus pricing; buyers should conduct comparative inspections and financial analysis across multiple options to identify best value. Coastal Cabana's specific differentiation emerges through its particular MRT walk distance, building age and maintenance condition, facility quality, and lease tenure positioning. Recent market activity in the area typically shows strong competition among residential options, suggesting buyer choice and pricing discipline; prospective purchasers benefit from conducting thorough comparative analysis before committing to offer.

Are particular unit stacks, floor levels, or orientations at Coastal Cabana likely to offer superior value or rental appeal?

Mid-level units (typically floors 10–20) often represent optimal value propositions, balancing privacy and light access against the premium pricing commanded by high-floor units and the reduced desirability of low-floor units near ground-level noise and security concerns. North and east-facing units often attract premium pricing due to reduced afternoon heat exposure, whilst mid-floor corner units may offer improved ventilation and light without the substantial premium attached to very high floors. Ground-floor units occasionally attract buyers prioritising accessibility for young children or elderly household members, though rental demand for ground-floor properties can be lower due to privacy and security perceptions. Prospective purchasers and investors should physically inspect representative unit stacks across different levels and orientations, as building-specific architectural factors, balcony configurations, and view qualities significantly influence desirability beyond generic floor-level generalisations.

What is the residential supply pipeline for the Pasir Ris and East Coast precincts, and how might future development impact Coastal Cabana's value?

The Singapore residential supply pipeline remains measured across most mature precincts including Pasir Ris and East Coast, with limited greenfield development opportunities and development predominantly concentrated in designated growth corridors like Jurong Lake District and Yishun. Pasir Ris has largely completed its primary residential development cycle, suggesting relatively stable future supply within the immediate precinct and reduced pressure from wholesale new unit flooding. However, strategic masterplan updates or future leisure and mixed-use development in the Loyang waterfront area could influence longer-term demand dynamics and property values. Investors should monitor Singapore Urban Redevelopment Authority announcements regarding district-level plans and monitor broader housing supply data released by the Housing and Development Board; measured new supply typically supports existing residential valuations by sustaining demand-supply equilibrium, whereas oversupply scenarios can exert pricing pressure on mature developments.

[For Sale] Coastal Cabana — From S$1.6M