Coastal Cabana
748 Executive Condominium homes beside Downtown East and Pasir Ris Park — the first EC in Pasir Ris in 12 years. 66.6% sold over launch weekend at S$1,734 psf, and grandfathered under the lighter 5-year MOP rules.
The numbers, on one page.
- Developer
- Qingjian Realty, Forsea Holdings, ZACD Group & Jianan CapitalSource: EdgeProp & The Edge launch reporting
- Type / tenure
- Executive Condominium · 99-year leasehold
- Total units
- 748 across 16 blocks (11–12 storeys)Source: two-source corroborated, Jun 2026
- Home sizes
- 3 to 5 bedrooms · 872 – 1,421 sqftSource: developer-reported, launch coverage
- District
- D18 / Pasir Ris — near Pasir Ris MRT
- Address
- Jalan Loyang Besar
- Land cost
- S$557M for ~305,757 sqft / 28,406 sqm (S$729 psf ppr — a record EC land rate when awarded)Source: GLS tender result, Aug 2024
- Plot ratio
- 2.5
- Preview
- 6 December 2025 (4,000+ visitors)
- Launched
- 17 January 2026
- Launch weekend sales
- 498 of 748 units (66.6%) at S$1,734 psf avgSource: EdgeProp developer-side reporting
- Status
- ~250 balance units after launch weekend
- Income ceiling
- Household ≤ S$16,000 (EC eligibility)
- Completion / TOP
- Expected 31 March 2029 (Est. Q1 2029)Source: two-source corroborated, Jun 2026
- Nearest MRT
- Pasir Ris (EW1) · ~0.7–0.9 km, a short walk · future Pasir Ris East (CR4, Cross Island Line)Source: distance verified on OneMap
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
83% sold to date
Pasir Ris waited 12 years for a new EC. This is it.
An Executive Condominium is Singapore's subsidised middle path: private-style facilities and finishes, but sold only to Singaporean families under an income ceiling, with ownership locked down for the first decade. That gate is precisely why ECs price well below the private condos around them — and why they tend to clear fast when supply in a town is thin.
In Pasir Ris, supply had been non-existent. Coastal Cabana is the first Executive Condominium in the estate in more than 12 years — the last was Sea Horizon in 2013. A decade-plus of pent-up upgrader demand, much of it from families already living in Pasir Ris, met a single 748-unit launch. Over the 17 January 2026 weekend the Qingjian-led project booked 498 units — 66.6% — at an average S$1,734 psf, drawing more than 4,000 visitors over the December preview first.
The setting is the hook. Coastal Cabana sits beside Downtown East and the E!Hub, roughly a kilometre from Pasir Ris Park, its beach and mangrove boardwalks — a genuinely resort-adjacent EC, which is why more than 90% of its sea-facing units sold on launch day. Pasir Ris MRT on the East-West Line is about 0.7–0.9 km away, a short walk, and the precinct is being reshaped: Pasir Ris Mall opened in 2024, a new Pasir Ris East station on the Cross Island Line is under construction, and Pasir Ris becomes a Cross Island Line interchange when CRL Phase 1 opens around 2030.
There's a timing angle too. Coastal Cabana's land was tendered in August 2024, so it's grandfathered under the old, lighter EC regime — a 5-year minimum occupation period, full privatisation at 10 years, and the Deferred Payment Scheme still on the table, which about 85% of buyers used. EC sites tendered after 8 May 2026 face a longer 10-year MOP, full privatisation after 15 years and no DPS. Coastal Cabana, in other words, is one of the last ECs sold under the friendlier rules.
S$1,734 psf — mid-band, despite a record land cost.
Two things are true at once. Coastal Cabana's land was bought at a record S$729 psf ppr — the highest EC land rate when it was awarded in 2024 — which puts a firm floor under the price. And yet its S$1,734 psf launch average came in below the two most directly comparable mature-town ECs:
- Coastal Cabana (EC, Jan 2026): S$1,734 psf — from S$1,639 psf
- Rivelle Tampines (EC, Mar 2026): S$1,893 psf — highest recent EC
- Aurelle of Tampines (EC, 2025): S$1,766 psf — same district
- Otto Place (EC, 2025): S$1,700 psf — Tengah
- Novo Place (EC, 2024): S$1,654 psf — Tengah
The record land rate is the reason the price has little room to fall. The mid-band positioning is why it still reads as value against the pricier Tampines ECs.
| Project | Area | Units | Launched | Launch PSF & take-up |
|---|---|---|---|---|
| Coastal Cabanasubject | Pasir Ris · D18 | 748 | Jan 2026 | S$1,734 avg · 66.6% (498) launch wkd |
| Rivelle Tampines | Tampines · D18 | 572 | Mar 2026 | S$1,893 avg · 92.5% wkd → 100% |
| Aurelle of Tampines | Tampines · D18 | 760 | Mar 2025 | S$1,766 avg · 90% launch wkd |
| Otto Place | Tengah · D24 | 600 | Jul 2025 | S$1,700 avg · 58.5% day one |
| Novo Place | Tengah · D24 | 504 | Nov 2024 | S$1,654 avg · 57% day one |
| Tenet | Tampines · D18 | 618 | Dec 2022 | ~S$1,360 avg · 72.3% launch wkd (93% by Jan 2023) |
| North Gaia | Yishun · D27 | 616 | Apr 2022 | S$1,302 avg · 26.6% launch wkd |
Launch PSF and take-up are developer-reported, from each project's own launch (EdgeProp / launch coverage). All rows are Executive Condominiums. Coastal Cabana's full URA caveat range will be added here as transactions emerge.
The rules that define the deal.
An EC isn't just a cheaper condo — it comes with eligibility and ownership rules that shape both the price and the timeline to liquidity. Coastal Cabana sits under the old, lighter regime because its land was tendered before the May 2026 tightening. Here's the framework that applies.
Because Coastal Cabana's land was tendered in August 2024, it keeps the old rules: a 5-year MOP, full privatisation at 10 years, and the Deferred Payment Scheme — taken up by about 85% of buyers. EC land tendered after 8 May 2026 moves to a 10-year MOP, full privatisation after 15 years and no DPS. That makes Coastal Cabana materially more flexible than the ECs that follow it.
All family-sized — no shoeboxes.
ECs are built for families, and Coastal Cabana's mix shows it: every unit is a 3, 4 or 5-bedder across 16 blocks. The four-bedroom is the volume layout at roughly half the project; the 3-bedders are the entry point from about S$1.438 million, and the 23 five-bedders — all sold on launch day — top out the range. The smallest home is an 872 sqft 3-bedroom, so the minimum outlay is high for an EC.
| Type | Units | Size (sqft) | Launch pricing |
|---|---|---|---|
| 3-bedroom | 350 (47%) | 872 – 915 | from S$1.438M (S$1,649 psf) |
| 4-bedroom | 375 (50%) | 990 – 1,216 | from S$1.623M (S$1,639 psf) |
| 5-bedroom | 23 (~3%) | 1,367 – 1,421 | all sold launch day |
Bedroom-band counts and sizes are developer-reported (launch coverage); the per-type breakdown behind these bands is from a single source and is being verified against the official e-brochure. About 250 units remained after launch weekend — ask for the live balance.
Jalan Loyang Besar — beside Downtown East, near the coast.
Coastal Cabana sits on Jalan Loyang Besar in Pasir Ris, right beside Downtown East and the E!Hub (about 110 m). Pasir Ris MRT on the East-West Line is roughly 0.7–0.9 km from the site by OneMap straight-line measures — a short walk, which is why it's marketed as walking distance.
The coast is the differentiator. Pasir Ris Park, its beach and mangrove boardwalks sit about 1.1–1.2 km away, and Pasir Ris Mall and the town centre are around 900 m. A future Pasir Ris East station (CR4) on the Cross Island Line is under construction about 1.1 km away, with Pasir Ris becoming a CRL interchange when Phase 1 opens around 2030.
For schools, Casuarina Primary (~435 m) is the only primary inside the 1 km Primary 1 priority tier, with Pasir Ris Primary just beyond at ~811 m — a meaningful anchor for the young families an EC attracts.
A mature town, with a coast attached.
Pasir Ris is a complete, established town — Pasir Ris Mall, the town centre, the MRT and a deep school cluster are all in place — and Coastal Cabana adds the rare extra of being a short stroll from the beach, Downtown East and the park. Here's what sits within easy reach.
- Casuarina Primary School~435 m · within 1 km P1 tier
- Pasir Ris Primary School~811 m · within 1 km P1 tier
- White Sands Primary School~1.29 km · 1–2 km tier
- Elias Park Primary School~1.30 km · 1–2 km tier
- Pasir Ris MRT (EW1)~0.7–0.9 km · East-West Line
- Pasir Ris East MRT (CR4)~1.1 km · CRL · ~2030
- Cross Island Line interchangefuture · at Pasir Ris
- TPE / Pasir Ris Driveexpressway access
- E!Hub @ Downtown East~110 m · next door
- Downtown East~190 m · lifestyle hub
- Pasir Ris Mall~925 m · opened 2024
- Pasir Ris town centre~900 m · retail + market
- Pasir Ris Park & beach~1.1–1.2 km · beach + mangrove
- Nautical @ Pasir Ris Park~1.1 km · waterfront F&B
- Wild Wild Wetat Downtown East · water park
- Mangrove boardwalksPasir Ris Park · nature
Distances are straight-line from the site centre (OneMap); walking routes are longer. Coast and park photo: Beach at Pasir Ris Park, by Wzhkevin, CC BY-SA 4.0 via Wikimedia Commons.
Two buyers it fits — and one it never could.
Coastal Cabana still has balance units, so this is a live decision, not a post-mortem. The question is whether the EC structure and the Pasir Ris setting fit your situation.
A subsidised home in your own town.
For an eligible Pasir Ris family under the S$16,000 ceiling, Coastal Cabana is the first new EC in their estate in 12 years — a 3-bedder from about S$1.438 million, with up to S$30,000 in CPF grant, the beach and Downtown East on the doorstep, and Casuarina Primary inside the 1 km tier. Staying in the neighbourhood while upgrading is the whole pitch.
Buy subsidised, privatise at year 10.
ECs convert to fully private at 10 years. Coastal Cabana's grandfathered 5-year MOP and Deferred Payment Scheme make that long game more financeable — pay ~20% now, the balance at TOP around 2029 — than it will be for ECs tendered after May 2026. Past EC gains aren't a promise, and a record land cost limits the “cheap entry” cushion here, but the structure is the draw.
Non-eligible buyers and anyone needing fast liquidity.
An EC is closed to foreigners, most singles under 35, PR-only families and households over the S$16,000 ceiling — for them a private launch is the only door. And even for eligible buyers, an EC locks your capital: you can't sell for 5 years, can only sell to citizens and PRs until year 10, and can't rent the whole unit during the MOP. Add a far-east Pasir Ris commute to the CBD and a high entry quantum — the smallest home is a 3-bedroom — and the structure works against anyone who might need to exit quickly.
The case against Coastal Cabana.
66.6% is not a sell-out. Roughly 250 units remained after launch weekend — more competing same-project inventory than the Tampines ECs (Aurelle, Rivelle) that cleared 90%+. As the largest EC in the cohort at 748 units, it has the most stock to absorb, and a wave of units will hit the resale market together once the MOP clears around 2034.
EC eligibility and lock-in.The S$16,000 income ceiling caps the buyer pool; the 5-year MOP means no whole-unit rental and no open-market sale before then, and foreigners can only buy after 10-year privatisation. The EC discount is real, but it's paid for in eligibility and liquidity.
Far-east commute. Pasir Ris is the eastern terminus of the East-West Line — a long haul to the CBD. The Cross Island Line will help cross-island trips from around 2030, but the town is geographically peripheral, and that suits some buyers far better than others.
A record land cost feeds the price. The S$729 psf ppr land rate — a record EC rate when awarded — underpins the S$1,734 psf average, limiting headroom for discounting. Buyers pay near full record-land economics, so future appreciation has to do more of the work than in older ECs that launched below S$1,500 psf.
No small units, and TOP is ~2029.The smallest home is an 872 sqft 3-bedroom from about S$1.438 million, so the minimum outlay is high for an EC. And it's a roughly three-year wait to vacant possession (31 March 2029), with Deferred Payment Scheme buyers carrying the deferral premium in exchange for the easier cash flow.
Availability, floor plans & eligibility check.
About 250 units remained after launch weekend (January 2026), and the live balance moves week to week. Tell us your eligibility, household budget and preferred stack, and our partner agent will send the current availability, floor plans and DPS pricing — plus a quick read on whether you clear the EC income ceiling.
What buyers keep asking.
- Is Coastal Cabana still available? +
- Coastal Cabana is partly available: it sold 66.6% — 498 of 748 units — at an average S$1,734 psf over its 17 January 2026 launch weekend, leaving roughly 250 balance units. As the largest EC in the recent cohort by unit count, it has more inventory to work through than the smaller Tampines ECs that cleared 90%+. The live balance changes week to week — leave your details below and our partner agent will send the current availability and floor plans.
- Who can buy an Executive Condominium like Coastal Cabana? +
- Executive Condominiums like Coastal Cabana are for Singaporean family nuclei — you need at least one Singapore Citizen, with the second applicant a Citizen or PR — and your household must meet the income ceiling. Singles below 35, foreigners, and PR-only families generally cannot buy a new EC from the developer. That eligibility gate is exactly why ECs price below comparable private condos.
- What's the income ceiling for Coastal Cabana? +
- Coastal Cabana's income ceiling is a household monthly income of S$16,000 or below. That ceiling, plus the ownership restrictions, is what makes an EC a subsidised path into private-style housing for the Singaporean 'sandwich' class — and it caps the buyer pool to eligible families only.
- What was the launch PSF for Coastal Cabana? +
- Coastal Cabana averaged S$1,734 psf over its January 2026 launch weekend, on the Normal Payment Scheme. Entry pricing started from S$1,639 psf (a 4-bedroom Classic) and S$1,649 psf for the smallest 3-bedroom, from about S$1.438 million. That average sits in the middle of the current EC band — cheaper per square foot than the 2025–26 Tampines ECs, dearer than the Tengah ECs and the 2022 vintages.
- What's the MOP, and when can I sell? +
- Coastal Cabana's Minimum Occupation Period is 5 years from key collection, during which you must live in the unit and cannot sell it or rent out the whole flat. After 5 years you can sell, but only to Singaporeans or PRs. At 10 years after completion the EC fully privatises and can be sold to anyone, including foreigners and companies.
- Why does Coastal Cabana have the lighter, old EC rules? +
- Coastal Cabana keeps the lighter, old EC rules because its land was tendered in August 2024 — before the 8 May 2026 tightening. It is grandfathered under the old regime: a 5-year MOP, full privatisation at 10 years, and the Deferred Payment Scheme still available (about 85% of Coastal Cabana's buyers used DPS). EC sites tendered after that date face a 10-year MOP, full privatisation after 15 years and no DPS. That makes Coastal Cabana one of the last ECs sold under the friendlier rules.
- What's the Deferred Payment Scheme, and could Coastal Cabana buyers use it? +
- The Deferred Payment Scheme lets a Coastal Cabana buyer pay roughly 20% upfront and defer the balance until the project is built and keys are issued — around 2029. It eases cash flow during construction at a modest price premium. Coastal Cabana launched under the old rules where DPS is permitted, and about 85% of buyers took it up; ECs on land tendered after 8 May 2026 will not offer it.
- What CPF housing grants apply? +
- Eligible first-timer families buying Coastal Cabana from the developer can receive a CPF Housing Grant of up to S$30,000. Exact amounts taper with household income — your salesperson can compute your tier.
- When does Coastal Cabana privatise, and when is TOP? +
- Coastal Cabana's vacant possession is expected by 31 March 2029 (marketed as Est. Q1 2029). The 5-year MOP runs from key collection, so resale to Singaporeans and PRs opens around 2034, and full privatisation — sellable to anyone, including foreigners — follows at the 10-year mark.
- Who is the developer? +
- Coastal Cabana is developed by a joint venture of Qingjian Realty, Forsea Holdings, ZACD Group and Jianan Capital. The Jalan Loyang Besar land tender itself was won by a Qingjian Realty, China Communications Construction Co. and ZACD consortium in August 2024, with a top bid of S$557 million (S$729 psf ppr) against four bids.
- What's the nearest MRT? +
- The nearest MRT to Coastal Cabana is Pasir Ris (EW1) on the East-West Line, about 0.7–0.9 km from the site by OneMap straight-line measures — a short walk, which is why agents market it as walking distance. A future Pasir Ris East station (CR4) on the Cross Island Line is under construction about 1.1 km away, and Pasir Ris itself becomes a Cross Island Line interchange when CRL Phase 1 opens around 2030.
- What's the unit mix at Coastal Cabana? +
- Coastal Cabana's unit mix is all family-sized with no shoeboxes: about 350 three-bedroom units (47%, 872–915 sqft), 375 four-bedroom (50%, 990–1,216 sqft), and 23 five-bedroom (3%, 1,367–1,421 sqft) — the 5-bedders all sold on launch day. The four-bedroom is the volume layout; the smallest home is a 3-bedroom at 872 sqft, so the minimum outlay is high for an EC.
- How does it compare to other recent ECs? +
- Coastal Cabana is mid-band on price and the largest recent EC by total size. Its S$1,734 psf is cheaper per square foot than Aurelle of Tampines (S$1,766) and Rivelle Tampines (S$1,893), but dearer than the Tengah ECs (Novo Place S$1,654, Otto Place S$1,700) and the 2022 vintages (Tenet ~S$1,360, North Gaia S$1,302). Its 66.6% weekend take-up trailed the smaller Tampines projects on rate, and at 748 units it is the largest EC in the set by total size, giving it the most inventory still to clear.
Why this launch worked.
498 units in a weekend — a strong absorption for the largest EC in the recent cohort. Here's what buyers were reading.
66.6% sold · 498 of 748 over launch weekend · ~250 balance units remain as of January 2026.
Get availability & floor plans →- 01First EC in Pasir Ris in 12 years.The last was Sea Horizon in 2013. A decade-plus of pent-up upgrader demand in a mature estate met a single launch — much of the buying came from families already living in Pasir Ris.
- 02It caught the old, friendlier EC rules.Land tendered in August 2024 means a 5-year MOP, 10-year privatisation and DPS — all gone for EC sites tendered after 8 May 2026. About 85% of buyers used the Deferred Payment Scheme to ease cash flow until TOP around 2029.
- 03Resort-adjacent, beside Downtown East.About 110 m from the E!Hub and ~1.1–1.2 km from Pasir Ris Park, its beach and mangroves — a rare coastal EC. More than 90% of the sea-facing units sold on launch day.
- 04Mid-band price despite a record land cost.S$1,734 psf came in below Aurelle (S$1,766) and Rivelle (S$1,893) even though the land was bought at a record S$729 psf ppr. From S$1,639 psf, it read as value against the pricier Tampines ECs.
- 05A precinct on the up.Pasir Ris Mall opened in 2024, a new Pasir Ris East station (CR4) on the Cross Island Line is under construction, and Pasir Ris becomes a CRL interchange when Phase 1 opens around 2030.
This page is maintained continuously. Coastal Cabana has balance units after its launch weekend; we'll track the live availability and update the confirmed TOP date as it's published. If there's a question we haven't covered, email hello@whichcondo.sg.