Coastal Cabana EC Review: Pasir Ris, District 17, 748 Units
Coastal Cabana EC in Pasir Ris: 99-year leasehold, 748 units. Location, unit mix, prices, plans and how it sold.
Coastal Cabana, a 748-home executive condominium (EC) in Pasir Ris, sold 498 homes, or 67%, in its launch weekend of 17 and 18 January 2026, at an average of S$1,734 psf, EdgeProp reported. The starting price at the preview was from S$1,639 psf for a 990 sq ft 4-bedroom, and S$1,438,000 for an 872 sq ft 3-bedroom, according to the developers’ press release. That is about 28% above the middle value of the resale prices of the older ECs around it. An EC is a different product from a private condo: only eligible Singapore citizen households can buy a new one, and they must live in it for the minimum occupation period (MOP).
Latest updates
6 months after launch (June 2026)
As at June 2026, URA developer sales show 617 of the 748 homes put on sale sold (82%), from 504 (67%) in January 2026. The median psf of the month’s new sales was S$1,836, against S$1,790 in January 2026. That leaves 131 of the 748 homes in the project unsold.
3 months after launch (March 2026)
As at March 2026, URA developer sales show 596 of the 748 homes put on sale sold (80%), from 504 (67%) in January 2026. The median psf of the month’s new sales was S$1,801, against S$1,790 in January 2026. A median moves with the mix of homes sold in the month, so it is not a price index. That leaves 152 of the 748 homes in the project unsold.
1 month after launch (January 2026)
URA developer sales for January 2026, the launch month, show 504 of the 748 homes put on sale had sold (67%), at a median of S$1,790 psf for the month’s new sales.
Coastal Cabana at a glance
| Fact | Detail |
|---|---|
| Developer | Qingjian Realty, Forsea Holdings, ZACD Group and Jianan Capital (joint venture) (legal developer: Pasir Ris Development Pte. Ltd.) |
| Address | 10 Jalan Loyang Besar, District 17 (Pasir Ris), Executive condominium. The sales gallery is at Eunos Avenue 3 |
| Tenure | 99 years from 2024 |
| Homes | 748 in 16 towers, from 3-bedroom deluxe (872 sq ft) to 5-bedroom premium (1,421 sq ft) |
| Site | 305,757 sq ft |
| Land | Government land sale site for S$557 million, about S$728 psf ppr |
| Guide price | From S$1,639 psf. Example home: 4-bedroom, 990 sq ft, from S$1.623 million |
| Dates | Preview from 6 December 2025, sales launch 17 January 2026 |
| Expected TOP | First quarter of 2029 (vacant possession 31 March 2029) |
Sources: Qingjian Realty and Forsea Holdings press release (Yahoo News Singapore), EdgeProp, URA developer sales and Stacked Homes. The lead image, the other artist’s impressions and the plans are from Qingjian Realty, Forsea Holdings, ZACD Group and Jianan Capital (joint venture)’s press release pages.
Where it is: by the coast, 260 m from Downtown East
Coastal Cabana is at 10 Jalan Loyang Besar in the Pasir Ris planning area (District 17), beside Downtown East and a short walk from the beach, according to EdgeProp. The developers say Pasir Ris MRT is within walking distance. Stacked Homes puts the East-West Line station about 1.2 km away, with shuttle buses to Downtown East. In a straight line from the site point the station is about 990 m away, Downtown East about 260 m and White Sands about 960 m. The site point comes from OneMap, and walking and driving routes are longer.
- Coastal Cabana
- MRT station
- Hospital
- Mall
- School
Source: planning-area boundaries from URA via data.gov.sg, stations from LTA via data.gov.sg, places found with OneMap. Drawn by Propwise; not to survey accuracy.
The Cross Island Line is the main change ahead. The developers say Pasir Ris MRT will become an interchange between the East-West Line and the Cross Island Line, and Stacked Homes adds that the line will have a Pasir Ris East station. Neither source gives an opening date. EdgeProp noted that this is the first EC on Jalan Loyang Besar since Sea Horizon in 2013.
Schools: two primary schools within 1 km
The developers name Casuarina Primary School and Pasir Ris Primary School within 1 km. In a straight line from the site, Casuarina Primary is about 460 m away and Pasir Ris Primary about 770 m. Elias Park Primary School is about 1,380 m away. The Ministry of Education measures distance for Primary 1 registration in its own way, so check each school’s band on the MOE school locator.
| Place | Type | Straight-line distance |
|---|---|---|
| Casuarina Primary School | School | about 460 m |
| Pasir Ris Primary School | School | about 770 m |
| Elias Park Primary School | School | about 1,380 m |
Source: places found with OneMap (Singapore Land Authority), stations from LTA via data.gov.sg, Propwise calculation.
The land: S$728 psf ppr
The developers, a joint venture of Qingjian Realty, Forsea Holdings, ZACD Group and Jianan Capital, paid S$557 million for the site in a government land sale, about S$728 psf ppr, according to Stacked Homes. Psf ppr is the price per sq ft of potential gross floor area. The site is 305,757 sq ft. Stacked Homes said the site held the EC land-rate record until a Woodlands Drive 17 site passed it at S$782 psf ppr.
Who can buy: the rules of an executive condominium
HDB sets the rules for buying a new EC from a developer, and they are tighter than for a private condo. The buyers’ household must be a family, a couple or an engaged couple, orphaned siblings, or two or more singles who are at least 35. At least one applicant must be a Singapore citizen and another must be a citizen or a permanent resident, and every applicant must be at least 21. For a site whose tender was awarded before 24 August 2026, as this one was, monthly household income must not exceed S$16,000, and HDB sets S$18,000 for sites that close on or after that date. Applicants must not own, or have sold in the past 30 months, any private home, and a household that owns an HDB flat must dispose of it within six months of completing the purchase. These rules are on HDB’s eligibility page.
After the purchase, the owner must live in the unit for the MOP, which HDB says is five years for projects other than those whose land tender closed on or after 8 May 2026. It counts from the temporary occupation permit (TOP), and the expected TOP is the first quarter of 2029, according to Stacked Homes, so the five years would end around early 2034, a Propwise calculation. Owners may rent out rooms during the MOP if they register it with HDB, but may rent out the whole unit only after it. They may buy other private residential property only after it as well, according to HDB’s page on the conditions after buying.
Homes and layouts: 748 homes with three to five bedrooms
Stacked Homes lists 350 three-bedroom homes (872 to 915 sq ft), 376 four-bedroom homes (990 to 1,206 sq ft; the brochure also has a 1,216 sq ft type) and 22 five-bedroom homes (1,367 to 1,421 sq ft). There are no 1- or 2-bedroom homes. The 16 blocks are four of 11 storeys and twelve of 12 storeys, and the developers say all units face north or south, with kitchens and bathrooms that are naturally ventilated. EdgeProp reported that some stacks have sea views.
| Type | Size (sq ft) | Homes | Levels | From (S$) |
|---|---|---|---|---|
| 3-bedroom deluxe (C1a) | 872 | 22 | – | 1,438,000 |
| 3-bedroom deluxe (C1b) | 872 | 24 | – | 1,438,000 |
| 3-bedroom premium (C2) | 915 | 139 | – | – |
| 3-bedroom premium + study (C3) | 915 | 165 | – | – |
| 4-bedroom classic (D1) | 990 | 59 | – | 1,623,000 |
| 4-bedroom deluxe (D2) | 1,012 | 142 | – | – |
| 4-bedroom premium (D3) | 1,055 | 59 | – | – |
| 4-bedroom premium + study (D4) | 1,163 | 56 | – | – |
| 4-bedroom premium + study (D4-B) | 1,216 | 12 | – | – |
| 4-bedroom premium + flexi (D5) | 1,206 | 48 | – | – |
| 5-bedroom premium (E1) | 1,367 | 10 | – | – |
| 5-bedroom premium (E2) | 1,421 | 12 | – | – |
Sources: Coastal Cabana e-brochure, Stacked Homes and Qingjian Realty and Forsea Holdings press release (Yahoo News Singapore).
The brochure names 12 types: C1a and C1b for the 3-bedroom deluxe, C2 for the 3-bedroom premium, C3 for the 3-bedroom premium with study, D1 for the 4-bedroom classic, D2 for the 4-bedroom deluxe, D3 for the 4-bedroom premium, D4 and D4-B for the 4-bedroom premium with study, D5 for the 4-bedroom premium flexi, and E1 and E2 for the 5-bedroom premium. The number of homes of each type in the table is a Propwise count of the cells in the brochure’s distribution chart, which shows the type of every home on every level. The totals match Stacked Homes’.
The brochure draws a plan for every type, with a second version, marked (p), for the first-storey homes of some types. The pictures below show ten of the 12 types: the C1a (the C1b has the same size), the C2 and C3, the four 4-bedroom types from the D1 to the D3 and the D4, the D5 and the two 5-bedroom types. The 915 sq ft C3 has a study room, the 4-bedroom D4 and D5 have a walk-in wardrobe in the master bedroom, and the D3, D4, E1 and E2 have a dry kitchen as well as the main kitchen.
Facilities
The developers count over 65 family-oriented amenities. The four pools include a 50-metre Grand Pool, a 50-metre lifestyle pool, a family pool and a wellness pool with a spa and aqua gym. The two-storey clubhouse has four function rooms, a karaoke room, a music room, a kids club, a yoga studio and a gym, and there is a sky terrace with sea views, a tennis court, BBQ pavilions, an outdoor fitness park and a children’s adventure park. The car park has 748 lots, one for each home.
The brochure’s site plan groups the facilities as the Grand Boulevard (a coastal arrival, a lobby and lounges, a central water stream and a boulevard lawn), the Lush Oasis (a grand lawn, a putting green, a tea marquee and gardens), Azure Bay (the two 50-metre pools, an aqua spa and a boulevard cabana), the Wellness Sanctuary (a spa pod, a zen deck, an aqua foot spa, an aqua gym and a bubbling pool), the Family Cove (a kids adventure park, a splash pool, a family pool and a gathering lounge), the Coastal Club (a social club, a kids club, four function rooms, two BBQ courtyards and changing rooms with steam rooms), the Fitness Grove (a gym, a yoga studio, a fitness park, a recreational tennis court and bicycle parking) and the Upper Deck on the roof (the Portside and Starboard Decks, a sea view pavilion, a chill out pavilion, a viewing deck and a yoga deck). The basement has a karaoke room, a music room and a games club.
How the price compares: with other ECs, not with private condos
The starting price of S$1,639 psf is about 28% above the middle value of the median resale psf of three older ECs nearby (S$1,284 psf): Sea Horizon next door, Watercolours and Belysa. The leases of all three began between 2011 and 2013, so they are a rough guide. The Jovell, a private condo, is in the table for reference only, because its buyers are not restricted in the same way. EdgeProp cited PropNex data that the median new EC price in 2025 was S$1,754 psf, 28% below the S$2,252 psf of new 99-year private homes outside the central region. The tables use URA caveats for the 24 months from Nov 2024 to Oct 2026 (the latest month is a month so far).
| Project | Street | Tenure | Resales | Median psf | Homes under 800 sq ft (resales) |
|---|---|---|---|---|---|
| Coastal Cabana (guide price) | Jalan Loyang Besar | 99-yr from 2024 | – | S$1,639 from | – |
| Sea Horizon (EC) | Pasir Ris Rise | 99-yr from 2013 | 60 | S$1,284 | S$1,249 (5) |
| Watercolours (EC) | Pasir Ris Link | 99-yr from 2012 | 56 | S$1,240 | S$1,208 (5) |
| Belysa (EC) | Pasir Ris Drive 1 | 99-yr from 2011 | 46 | S$1,396 | – |
| The Esparis (EC) | Pasir Ris Drive 4 | 99-yr from 2002 | 21 | S$1,107 | – |
| Eastvale (EC) | Pasir Ris Drive 3 | 99-yr from 1996 | 13 | S$1,062 | – |
| The Jovell (private condo) | Flora Drive | 99-yr from 2018 | 53 | S$1,471 | S$1,471 (29) |
| Project | Street | Tenure | New-sale caveats | Median psf |
|---|
Source: URA (caveats), Propwise calculation. Guide price: Qingjian Realty and Forsea Holdings press release, 18 Nov 2025.
Against other new ECs the starting price was lower. EdgeProp’s preview report said the S$1,639 psf starting price was below the averages of Aurelle of Tampines (S$1,766 psf) and Otto Place (S$1,757 psf).
How it sold: 67% in the launch weekend, 84% by September
The developers previewed Coastal Cabana on 6 December 2025 and took e-applications from 6 to 21 December. EdgeProp reported more than 4,000 visitors by the afternoon of 7 December. Sales opened on 17 January 2026. In the launch weekend 498 of the 748 homes sold at an average of S$1,734 psf, within the S$1,700 to S$1,800 range that analysts had expected, according to EdgeProp. Huttons Asia’s chief executive Mark Yip said that more than 90% of the sea-facing homes sold, that all 22 five-bedroom homes sold and that more than 80% of the four-bedroom homes sold. Huttons estimated that about 85% of buyers chose the deferred payment scheme, which lets a buyer start servicing the loan only after the TOP.
The launch weekend was slower than the sell-through of the EC launches that followed and preceded it. Aurelle of Tampines sold 90% of its homes in its launch weekend in March 2025, and Rivelle Tampines sold 92.5% in March 2026, as EdgeProp reported. The sources give no single reason for the difference, and the comparison is across different sites and months.
URA’s developer-sales file, which counts homes as the developers report them to URA, has 504 of the 748 homes sold by the end of January 2026, with a median of S$1,790 psf for that month’s sales. By September 2026 it shows 626 of 748 homes sold, or 84%. A median is not the average that the developers reported, so the figures are close but are not the same measure.
| Since launch | Month | Homes on sale | Homes sold | Share sold | Median psf of the month’s sales |
|---|---|---|---|---|---|
| Launch month | Jan 2026 | 748 | 504 | 67% | S$1,790 |
| 1 month later | Feb 2026 | 748 | 509 | 68% | S$1,804 |
| 3 months later | Apr 2026 | 748 | 597 | 80% | S$1,841 |
| 6 months later | Jul 2026 | 748 | 617 | 82% | S$1,829 |
| 12 months later | Jan 2027 | not yet | not yet | not yet | not yet |
Source: URA developer sales (homes as the developers report them to URA), Propwise calculation. Data to Sep 2026.
What it costs to buy
Buyer’s stamp duty applies to an EC, and the rates are on the IRAS page. Additional Buyer’s Stamp Duty (ABSD) is fully remitted for a new EC unit when the buyer, or any joint buyer, is a Singapore citizen, and the remission is granted automatically when HDB approves the purchase, according to IRAS. First-time citizen households can get a CPF Housing Grant of up to S$30,000, which falls with income: S$30,000 at a household income of S$10,000 or less, S$20,000 up to S$11,000, S$10,000 up to S$12,000 and nothing above that, according to HDB’s grant page. A second-timer household may have to pay a resale levy when it buys, according to HDB’s eligibility page. Loan limits for ECs are not covered here: check them with a bank or HDB before you book.
Who it suits
Eligible HDB upgraders are the main buyers, according to EdgeProp, particularly families who know Pasir Ris, and Huttons said the deferred payment scheme eases the load for upgraders who still have an HDB loan. ERA Singapore’s Eugene Lim, as EdgeProp reported, described a second group: first-time buyers, often couples or new families who could not take a BTO flat because of the income ceiling or who prefer condo living. Families can look at the 376 four-bedroom homes and the 350 three-bedroom homes, with Casuarina Primary School about 460 m away in a straight line. Buyers who want a sea view should note that EdgeProp and Huttons say the sea-facing homes were the most popular, and more than 90% of them sold in the launch weekend.
It does not suit buyers above the income ceiling or who own private property. It does not suit investors: the household must live in the unit for the MOP, may let only rooms during it, and may not buy other private residential property until it ends. It also does not suit anyone who needs a home soon, since vacant possession is expected by 31 March 2029, according to the developers.
Strengths and trade-offs
Strengths
- Sea views are rare in an EC, and the developers include a sky terrace with sea views, according to the press release and Huttons.
- Downtown East is about 260 m away in a straight line, and the beach is a short walk, according to EdgeProp.
- Two primary schools are within 1 km in a straight line, Casuarina Primary at about 460 m.
- One car lot for each home: 748 lots for 748 homes, according to the developers.
- ABSD is fully remitted for a citizen buyer of a new EC, and first-timer households can get a CPF Housing Grant of up to S$30,000, subject to income.
- The starting price of S$1,639 psf was below the average prices of Aurelle of Tampines and Otto Place, according to EdgeProp.
Trade-offs
- The starting price is about 28% above the middle value of the older ECs’ resale medians.
- Pasir Ris MRT is about 1.2 km away, according to Stacked Homes, and shuttle buses link the project to Downtown East.
- Only eligible Singapore citizen households with income of S$16,000 or less can buy, and they must live in the unit for the five-year MOP from the TOP.
- About 85% of buyers used the deferred payment scheme, according to Huttons, so many owners will start paying the loan only at the TOP.
- Sales were slower than at the neighbouring EC launches: 67% in the launch weekend, and 84% sold by September 2026 on URA’s count.
- There are no 1- or 2-bedroom homes, and vacant possession is expected only by 31 March 2029.
