Coastal Cabana: Record Land, a Sea Outlook, and 120 Three-Bedders Left
Executive condominiums are usually sold on price, and Coastal Cabana was not the cheapest way to build one. The consortium led by Qingjian Realty paid $557 million for the Jalan Loyang Besar parcel, a record $729 psf per plot ratio for an EC site, at a four-bid tender where the runner-up was only 3.4 percent behind. Nobody got this land cheaply. What the developer bought instead was the address: directly opposite Downtown East, a short walk into Pasir Ris Park, and a sea outlook from the upper floors that no other EC on the market can offer. It launched on 17 January 2026 at an average of $1,734 psf, took 498 homes that weekend, and eight months later has sold 625 of 748. What is left tells its own story, and we will get to it.
Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.
Why This Score
The launch price is the quiet strength here. In URA's records, which count every payment scheme, Coastal Cabana's launch month averaged $1,787 psf: level with Aurelle of Tampines at $1,766, which launched ten months earlier, and well below Rivelle Tampines at $1,937, which launched two months later. The balance three-bedders start at $1,717 psf and $1.542M, and every EC buyer gets the structural discount against private condos in the same belt, where Kassia averages around $2,000 psf and Parktown above $2,200. The deductions are real. The land was a record $729 psf ppr for an EC at a genuinely competitive tender, so there was no cheap-land cushion to pass on, and it shows in the pace: 66.6 percent on launch weekend and 83.6 percent eight months on, by the developer's count, while URA's records show Aurelle and Rivelle each sold more than 90 percent of their homes within two months of launch. The market liked it; it did not stampede.
Few ECs get a location this easy to explain. Downtown East and Wild Wild Wet are across the road, Pasir Ris Park and the coast are a short walk, and the developer reports sea views from the upper floors. The site is low-rise by EC standards, sixteen blocks of 11 and 12 storeys, with a 50m lap pool and a tennis court, and Casuarina Primary and Pasir Ris Primary are within 1km. Three deductions. Pasir Ris MRT is about 919m, a 12-minute walk, not a doorstep station. EC eligibility caps the buyer pool by design, which is the price of the discount. And the chart says buyers were selective: 87 of 139 3-Bedroom Premium homes are unsold while the study variant next to it is 95 percent gone.
The forward story is dated and funded. Cross Island Line Phase 1 opens in 2030 and makes Pasir Ris an East West Line and CRL interchange, with Pasir Ris East station about 1.1km from the site. The Pasir Ris Integrated Transport Hub is already open with a mall, polyclinic and air-conditioned interchange, and the town sits under HDB's Remaking Our Heartland programme. Changi Airport Terminal 5 and Changi Business Park anchor employment to the south-east. The deductions: the rail catalyst lands a year after vacant possession in March 2029, not before it, timelines can slip, and the east has a heavy public and private pipeline across Bedok, Tampines and Pasir Ris that will compete for the same upgraders.
The precedent is unusually clean. Sea Horizon, the last EC built in Pasir Ris, launched in 2013 at about $790 psf and resells in 2026 at a median of $1,308 psf in URA's records, and it privatises this year. Coastal Cabana will be the newest EC in the estate for years, since the only others within 500m are Sea Horizon, Watercolours and Eastvale, all a decade or more old. The deductions are structural to every EC and sharper here. 748 owners reach MOP together in 2034, EC resale rules restrict buyers until privatisation around 2039, and the developer still holds 87 3-Bedroom Premium units that could be discounted late and set the early resale reference.
What Exactly Is Coastal Cabana?
Coastal Cabana is a 748-unit executive condominium at Jalan Loyang Besar in Pasir Ris, on the coastal edge of the town with Downtown East across the road. The postal district is 17, which surprises people who think of Pasir Ris as District 18; the address at 508806 sits in the Loyang postal sector even though the planning area, the MRT and the town centre are all Pasir Ris. The developer is a consortium of Qingjian Realty, through CNQC Realty (Progressive), with Forsea Holdings, ZACD Group and Jianan Capital. Qingjian is the most prolific EC builder in Singapore; this is its tenth, and its last one in the east, the 618-unit Tenet in Tampines, sold out.
The land story is the opposite of the one we told at Faber Residence. There, a thin tender produced cheap land. Here, four developers bid when the tender closed on 1 August 2024, and the winning $557 million, $729 psf per plot ratio, set a new record for an EC site, beating the $721 psf ppr Sim Lian paid for Tampines Street 62 a year earlier. The runner-up, a CSC Land and Allgreen joint venture, was only 3.4 percent behind at $705 psf ppr; Sim Lian and Hong Leong followed. HDB awarded the site on 16 August 2024. When four serious developers land within a few percent of each other, the land is fully priced, and the developer's margin comes from selling well rather than buying well.
The 305,757 sqft site carries a plot ratio of 2.5, for a maximum gross floor area of about 764,395 sqft. The scheme is sixteen residential blocks of 11 and 12 storeys, low by the standards of recent ECs, with three, four and five-bedroom homes from 872 to 1,421 sqft. It launched over the weekend of 17 and 18 January 2026 and sold 498 units, 66.6 percent, at an average of $1,734 psf on the normal payment scheme. Vacant possession is expected by 31 March 2029, which puts the minimum occupation period end around 2034 and full privatisation around 2039.
What Is Left, and What It Costs
The developer's chart as at 15 September 2026 has 625 sold, 1 reserved and 122 available. By bedroom count it is lopsided in a way that matters:
| Bedrooms | Sold | Available | Total |
|---|---|---|---|
| 3 Bedroom | 229 | 120 | 350 |
| 4 Bedroom | 375 | 1 | 376 |
| 5 Bedroom | 21 | 1 | 22 |
| Total | 625 | 122 | 748 |
One 3-bedroom unit is reserved and is excluded from both the sold and available columns above.
Inside the three-bedroom row the split is the most useful fact on this page. 3-Bedroom Deluxe: 20 of 46 sold, 26 left. 3-Bedroom Premium: 52 of 139 sold, 87 left. 3-Bedroom Premium + Study: 157 of 165 sold, 7 left. Buyers who wanted a three-bedder overwhelmingly paid up for the study; the plain Premium, the largest single tier in the project, is the layout the market hesitated on. Every four-bedroom tier is effectively gone: Classic 59 of 59, Deluxe 142 of 142, Premium + Flexi 48 of 48, Premium + Study 68 of 68, and one 4-Bedroom Premium left of 59. One 5-Bedroom Premium remains of 22.
Pricing on what is left: 3-bedders $1,717 to $1,843 psf ($1.542M to $1.679M), the single remaining 4-bedder at $1,757 psf ($1.854M), and the single remaining 5-bedder at $1,764 psf ($2.411M). The 4 and 5-bedroom lines are one unit each, and the arithmetic identifies both exactly: $1,854,000 at $1,757 psf is 1,055 sqft, Type D3, the 4-Bedroom Premium layout, and $2,411,000 at $1,764 psf is 1,367 sqft, Type E1, the smaller of the two five-bedroom layouts. The three-bedroom range spans two sizes, 872 sqft (Deluxe) and 915 sqft (Premium and Premium + Study), so we have not tried to pin it to a type; the chart is the only reliable guide to which unit is which.
One note for comparison shopping: Coastal Cabana is a post-harmonisation project. The floor plans mark every air-con ledge and reinforced-concrete ledge as non-strata, and the brochure states that all AC and RC ledges are excluded from strata area. The psf you see is a clean number for liveable space. Older launches whose quoted areas still include the AC ledge report a lower psf for the same home, so a straight psf comparison against one of those flatters the older project, not this one.
Two comparisons put the numbers in context. In the same eastern EC cycle, Aurelle of Tampines launched in March 2025 and averaged $1,766 psf in its launch month, and Rivelle Tampines launched in March 2026 at $1,937 psf; URA's records show each had sold more than 90 percent of its homes within two months. Coastal Cabana launched between them at $1,787 psf on the same basis and still has 122 homes. Read that two ways: it is priced with Aurelle and well under Rivelle, and it is the one the market has been slowest to clear. For a buyer today, both readings point the same way. There is stock, there is a choice of floors, and there is no need to ballot.
Are You Eligible?
An EC is a private condominium sold under HDB rules for its first ten years, and the rules decide who can read the rest of this page as a buyer. In short: a Singapore citizen family nucleus, a household income of no more than $16,000 a month, no private property owned in the last 30 months, and bank financing under the 30 percent mortgage servicing ratio. The full checklist:
- Citizenship: at least one applicant must be a Singapore citizen, and you must form a family nucleus with another citizen or permanent resident under one of HDB's eligibility schemes. Singles cannot buy a new EC except under the Joint Singles Scheme at 35 and above.
- Income ceiling: $16,000 gross monthly household income, and this figure did not change for Coastal Cabana. The National Day Rally raised the EC ceiling to $18,000 from 24 August 2026, but MND applied the new ceiling only to ECs whose land tenders close on or after that date. Coastal Cabana's tender closed on 1 August 2024, so it stays at $16,000, as does every EC currently on sale.
- Private property: you cannot have owned or disposed of private residential property, in Singapore or overseas, in the 30 months before applying.
- Financing: bank loan only, no HDB loan. Repayments are capped by the Mortgage Servicing Ratio at 30 percent of gross monthly income, on top of the 55 percent Total Debt Servicing Ratio, with a maximum loan-to-value of 75 percent. Run your numbers on our Affordability Calculator before the showflat.
- Grants: first-timer households can receive the CPF Housing Grant for ECs of up to $30,000, tiered by income. For a citizen-citizen household: $30,000 up to $10,000; $20,000 from $10,001 to $11,000; $10,000 from $11,001 to $12,000; nothing above $12,000. A citizen-PR household gets $10,000 less at each tier, with a $10,000 Citizen Top-Up later if the PR takes citizenship or a citizen child is born. Second-timers pay a resale levy on their previous subsidised flat instead. Figures as printed in the developer's eligibility booklet.
- After purchase: a five-year Minimum Occupation Period from TOP, during which the unit cannot be sold or rented out whole. From year five to ten it can be sold to citizens and PRs; from year ten it is fully privatised and open to any buyer, including foreigners.
For the wider context on how these rules work and which projects are still available, see our guide to executive condominiums in 2026 and the explainer on the August 2026 income ceiling changes.
Project Snapshot
- Project name: Coastal Cabana
- Type: Executive Condominium (EC)
- Developer: Pasir Ris Development Pte Ltd (202436619N), licence C1530, jointly developed by Qingjian Realty (South Pacific) Group and Forsea Holdings; the tender consortium was CNQC Realty (Progressive), Forsea Residence and ZACD Laserblue, with Jianan Capital named in the launch statement
- Location: Jalan Loyang Besar, Pasir Ris. Postal district 17 (blocks 2 to 32, postal codes 5088xx), Pasir Ris planning area. Lot 05452V MK31. Directly opposite Downtown East, bounded by Pasir Ris Close and Pasir Ris Drive 3
- Tenure: 99-year leasehold from 13 November 2024; EC land parcel awarded by HDB on 16 August 2024
- Site: 305,757 sqft (28,405.5 sqm), plot ratio 2.5, maximum GFA about 764,395 sqft. Won at $557M ($729 psf ppr, an EC record) from four bids; runner-up $538.89M ($705 psf ppr), 3.4% behind
- Scale: 748 homes in sixteen blocks of 11 and 12 storeys; basement carpark
- Unit mix: 350 three-bedders (Deluxe 46 at 872 sqft, Types C1a/C1b; Premium 139 at 915 sqft, Type C2; Premium + Study 165 at 915 sqft, Type C3), 376 four-bedders (Classic 59 at 990 sqft, D1; Deluxe 142 at 1,012 sqft, D2; Premium 59 at 1,055 sqft, D3; Premium + Study 68 at 1,163 and 1,216 sqft, D4 and D4-B; Premium + Flexi 48 at 1,206 sqft, D5) and 22 five-bedders (Premium at 1,367 and 1,421 sqft, E1 and E2). No one or two-bedroom units. Post-harmonisation areas
- Facilities (68 listed): a Grand Boulevard arrival with the Coastal Club, a double-storey clubhouse holding four function suites, a social club, kids club, a second-storey gym, two BBQ courtyards and changing and steam rooms; Azure Bay with a 50m Grand Pool and a 50m Lifestyle Pool, aqua spa, spa seat and Boulevard Cabana; Family Cove with a splash pool, family pool and Kids Adventure Park; a Wellness Sanctuary with spa pod, aqua gym, aqua foot spa, bubbling pool and zen deck; the Lush Oasis lawns with a putting green, maze garden, tea marquee and scented, sensory, floral and firefly gardens; a Fitness Grove with yoga studio, fitness park and a recreational tennis court; and The Upper Deck on the roof with Portside and Starboard decks, a sea view pavilion, viewing deck and yoga deck. Basement carpark with bicycle parking, karaoke, music and games rooms
- Specification: smart gateway and virtual doorman, pre-arrival cooling, rooftop solar panels powering communal facilities, natural ventilation to all kitchens and bathrooms, EV charging points, Bosch kitchen appliances and Hansgrohe fittings
- Connectivity: Pasir Ris MRT (East West Line) about 919m; Cross Island Line Phase 1 in 2030 makes Pasir Ris an interchange, with Pasir Ris East station about 1.1km and Loyang station about 1.8km; TPE and PIE nearby
- Schools: Casuarina Primary and Pasir Ris Primary within 1km; Elias Park, Park View and White Sands Primary within 2km; Hai Sing Catholic, Pasir Ris Crest and Loyang View Secondary nearby
- Launch: 17 and 18 January 2026, 498 units (66.6%) sold at an average of $1,734 psf
- Status (15 Sep 2026): 625 of 748 sold (83.56%), 1 reserved, 122 available, of which 120 are three-bedders
- Timeline: vacant possession expected by 31 March 2029, legal completion by 31 March 2032; MOP ends around 2034; privatisation around 2039
Why This Location Matters
Most ECs are sold on a map that needs explaining. This one is sold on a map that does not. Cross the road and you are in Downtown East, with Wild Wild Wet, a FairPrice, cinemas and food. Walk five minutes north and you are in Pasir Ris Park, with the mangrove boardwalk, the beach and the cycling network that HDB's Remaking Our Heartland programme is extending through the town. For a family with young children that is the entire weekend within a kilometre, and it is the reason the developer could price a sea outlook into an EC at all.
The honest counterweight is the daily commute. Pasir Ris MRT is about 919m away, a 12-minute walk or a short bus ride, and Pasir Ris is the eastern terminus of the East West Line, so a trip to Raffles Place is around 50 minutes by train. That improves materially in 2030, when Cross Island Line Phase 1 turns Pasir Ris into an interchange and opens Pasir Ris East station about 1.1km from the site, with the CRL Punggol Extension following in 2032. Read our Pasir Ris transformation guide for the full timeline. The point for a Coastal Cabana buyer is the sequencing: keys in 2029, trains in 2030. You live through one year of the old Pasir Ris before the new one arrives.
The nearer-term uplift is already built. The Pasir Ris Integrated Transport Hub at the town centre has opened with a mall, a polyclinic, childcare and an air-conditioned bus interchange, all linked to the MRT. To the south-east, Changi Business Park and Changi Airport, with Terminal 5 under construction, are the employment anchors, and the Loyang industrial belt behind the site is the reason the postal code says District 17.
The Product and Facilities
Sixteen blocks of 11 and 12 storeys across 305,757 sqft is a spread-out plan for an EC. Most recent projects in this class run to 14 or 15 storeys in fewer towers; here the height is capped closer to the coast, which is what makes the upper-floor sea outlook possible over Pasir Ris Park rather than over another block. The unit mix is family-first with no one or two-bedroom homes at all, and nearly half the project is four-bedroom, which is unusual and explains why that tier cleared first.
The brochure lists 68 numbered facilities across six zones, and two of them stand out for a 748-unit EC. There are two 50-metre pools, a Grand Pool and a Lifestyle Pool, rather than one, and there is a recreational tennis court, which most ECs in this cycle have dropped. The Coastal Club is a double-storey clubhouse with four function suites, a social club, a kids club and a second-storey gym looking over the water. The Upper Deck on the roof of Blocks 2 and 4, the two blocks along Jalan Loyang Besar nearest the park, carries a sea view pavilion, viewing deck and yoga deck, which is where the sea outlook the marketing leans on is delivered to every resident, not only to the upper-floor owners. Parking is in a basement, with EV charging and bicycle lots, and rooftop solar panels power the communal facilities. Inside, the kitchens carry Bosch appliances and the bathrooms Hansgrohe fittings, with a smart gateway, virtual doorman and pre-arrival cooling as standard.
The unit sizes run from 872 sqft for the 3-Bedroom Deluxe to 1,421 sqft for the larger five-bedroom. One detail from the plans explains the sales chart: the 3-Bedroom Premium (Type C2) and the 3-Bedroom Premium + Study (Type C3) are the same 915 sqft. The difference is that C2 has a study alcove while C3 has an enclosed study room. Buyers paid for the door. That is why 157 of the 165 study units are gone and 87 of the 139 alcove units are not.
Floor Plans: The Types You Can Still Buy
Three layouts carry almost all of the remaining stock, all three-bedroom. The one remaining four-bedder and five-bedder are shown for completeness, since either could be gone by the time you read this.
The Investment Case
The bull case for an EC is always the same shape, and here the numbers behind it are better documented than usual. You buy at a discount to private condos that only eligible households can access, you hold through a five-year MOP, and you sell into a wider pool once the restrictions fall away. Sea Horizon, the last EC built in Pasir Ris, is the local proof: launched in 2013 at roughly $790 psf, it now resells at a median of about $1,308 psf in URA's records and privatises in 2026. Coastal Cabana enters at $1,734 psf with a better address than Sea Horizon ever had, and it will be the newest EC in the estate until at least the early 2030s, with a CRL interchange arriving a year after its keys. To map the progressive payments to a March 2029 vacant possession, use the Progressive Payment Calculator.
The bear case starts with the land. $729 psf ppr was a record, and a record land price bought by a four-way contest means the developer has less room to move than Sim Lian had in Tampines, which is why the balance stock is being sold rather than discounted. The MOP arithmetic cuts both ways too: 748 households reach the end of their MOP in the same year, and the early resale market in 2034 will have plenty of sellers and a buyer pool still limited to citizens and PRs until 2039. Then there is the chart itself. Selling 87 more 3-Bedroom Premium units is the developer's job for the next year, and any softening on that tier becomes the reference price for every early reseller of the same layout.
Who Coastal Cabana Is For
First, the eligible young family that wants the park and Downtown East more than it wants a train at the door. If your weekends are outdoors and your commute is flexible, there is nothing else in the EC market with this outlook, and the three-bedroom stock means you can still choose a floor and a facing rather than take what a ballot leaves you.
Second, the HDB upgrader in the east whose income sits under $16,000 and who has done the sums on the study variant. The 3-Bedroom Premium + Study has seven units left; if that layout is what you want, this is close to the last call. If the plain Premium works for you, you are in the strongest negotiating position any buyer at this project has had.
Third, the long-hold owner who sees 2029 keys, 2030 trains, 2034 MOP and 2039 privatisation as a sequence that runs in the right order, and who is comfortable that the payoff sits at the end of it rather than the start.
It is a poorer fit for households above the ceiling, obviously, and for anyone who needs a four-bedroom home, since the tier that made this project popular is gone. It is also a poor fit for a buyer who wants a doorstep MRT today or who intends to sell before privatisation.
Related reviews: for the private-condo comparison in the same belt see Kassia at Flora Drive and Pinery Residences at Tampines West, for the sold-out EC next door see Rivelle Tampines on the Insider Benchmark, or read the full 2026 EC guide.
Frequently Asked Questions
What is Coastal Cabana, and how many units are left?
How much do the remaining Coastal Cabana units cost?
Is the Coastal Cabana income ceiling $16,000 or $18,000?
Am I eligible to buy Coastal Cabana?
How far is Coastal Cabana from an MRT station?
Why did the score move from 76 to 79?
How does Coastal Cabana compare with Rivelle Tampines?
What are the main risks with Coastal Cabana?
When is the Coastal Cabana MOP, and when can I sell to foreigners?
The Bottom Line
Coastal Cabana is what an EC looks like when the developer pays full price for the land and decides the address will carry it. The land was a record, the tender was tight, and none of that saving reached the buyer; what reached the buyer was Downtown East across the road, Pasir Ris Park at the gate and a sea outlook that no other EC can sell. The market priced that fairly: level with Aurelle and well under Rivelle on price, but slower to clear, with the plain 3-Bedroom Premium the layout it walked past. That is a Selective Buy at 79/100, revised up from a provisional 76 on verified facts. The selectivity is about eligibility and layout, not about the address. If you are under the $16,000 ceiling, want the park more than the platform, and can hold through 2034, the 120 three-bedders left are the last new EC stock in Pasir Ris for years, and the first buyers since launch with a real choice of floor.
Information herein is based on the developer's sales chart and price-by-bedroom summary as communicated on 15 September 2026, HDB's published tender result for the Jalan Loyang Besar EC land parcel, the developer's launch statement of 18 January 2026, LTA and URA guidance on the Cross Island Line and Pasir Ris town plans, and URA's private residential transaction records, and is subject to change without prior notice. Facility, specification, unit-type and legal details are from the developer's brochure dated 29 November 2025 and the developer's eligibility booklet. Availability and pricing move continuously; confirm current status before acting. PSF figures are as stated on the developer's chart and vary by unit. The identification of the remaining four and five-bedroom units by type is our own arithmetic from the published price and psf, not a developer statement. Executive condominium eligibility rules, income ceilings and grant amounts are set by HDB and MND and are stated as printed in the developer's eligibility booklet and as we understand them in September 2026; verify your own eligibility with HDB before committing. Unit areas are approximate, exclude air-con and reinforced-concrete ledges as marked non-strata on the floor plans, and are subject to final survey. Renderings are artist impressions and the completed development may differ. Walking distances vary by route and pace. Infrastructure timelines including the Cross Island Line are as announced by the relevant authorities and are subject to change. Sea Horizon's 2026 resale figure is from URA's transaction records; its 2013 launch price is indicative. Please verify all figures, plans and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.