The Shorefront
The Shorefront is a 23-unit boutique condominium on a 999-year tenure (lease from 1937) at 165 Jalan Loyang Besar in Pasir Ris (District 17), developed by Jinmac and KY Group through the joint-venture entity 165@Loyang Pte Ltd. It is a single five-storey block on a roughly 15,922 sqft site facing Pasir Ris Park and the Sungei Api Api waterway, with TOP estimated for December 2026. It went on sale in September 2023 - the only project launched that Hungry Ghost month - selling three units that month at a median of about $1,902 psf. As of June 2026 it is best treated as a thin, slow-moving boutique market: URA has recorded only single-digit caveats since launch, so this is a low-liquidity niche project rather than a sold-out one.
The numbers, on one page.
- Developer
- Jinmac Pte Ltd and KY Group (JV entity 165@Loyang Pte Ltd)Source: 99.co; EdgeProp; PropertyGuru
- District
- D17 (Pasir Ris)Source: EdgeProp; 99.co
- Address
- 165 Jalan Loyang Besar, Singapore 509420
- Tenure
- 999-year leasehold (lease from 1937)Source: EdgeProp; 99.co; PropertyGuru
- Total units
- 23 unitsSource: Stacked Homes; 99.co; EdgeProp; PropertyGuru
- Built form
- 1 block, 5 storeys (boutique); site ~15,922 sqft (~1,479 sqm)Source: Stacked Homes; 99.co; EdgeProp
- Facilities
- Rooftop/sky facilities: Sky Pool, Sky Gym, Sky Bar, Sky Dining, Sky Jacuzzi, Aqua Deck, Beach DeckSource: 99.co; EdgeProp; Stacked Homes
- Architect
- Studioshen (listing-level attribution; not confirmed by a major editorial outlet)Source: 99.co; newlaunches.sg
- Est. TOP
- Estimated December 2026Source: EdgeProp; 99.co; Stacked Homes
- On sale from
- September 2023 (3 units sold that month at median ~$1,902 psf)Source: EdgeProp (developer-sales roundup); PropertyGuru
- Earliest transacted PSF
- ~$1,767 psf (Oct 2023, 883 sqft) - lowest recorded URA caveatSource: EdgeProp; PropertyGuru (URA caveats)
- Recent transacted PSF (last 12 mo)
- $1,956-$1,979 psf (avg ~$1,968); highest $1,979 psf (Sep 2025, 775 sqft)Source: EdgeProp (URA caveats)
- Current listing range
- ~$1.5m (2-BR) to ~$2.88m (penthouse); listed PSF ~$1,748-$1,995Source: PropertyGuru; Stacked Homes (from $1,748 psf)
- Frontage
- Faces Pasir Ris Park; Sungei Api Api adjacent; Pasir Ris Beach a short walkSource: 99.co; Stacked Homes
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
65% sold to date
A 999-year boutique fronting Pasir Ris Park.
Two things make The Shorefront unusual for its corner of Pasir Ris. First, the tenure: a 999-year lease (running from 1937) in a sub-market dominated by 99-year stock such as the neighbouring Coastal Cabana EC, a genuinely scarce attribute this far east. Second, the scale: at 23 units in one five-storey block, it is among the smallest private projects in District 17, which means low monthly maintenance contributions and a compact, rooftop-style facilities set (Sky Pool, Sky Gym, Sky Bar, Aqua Deck, Beach Deck) rather than a sprawling resort-condo deck, plus very thin resale liquidity. URA has recorded only single-digit caveats since launch, so price discovery here is shallow. It matters mainly to a buyer who values the near-freehold tenure and the park frontage over the deeper amenity stack and exit liquidity of a large project.
Transacted ~S$1,770-S$1,980 psf — 999-year tenure.
The Shorefront went on sale in September 2023 - the only new project launched that Hungry Ghost month - and sold three units that month at a median of about $1,902 psf (EdgeProp developer-sales roundup). The earliest verifiable URA caveat is about $1,767 psf in October 2023 for an 883 sqft unit (EdgeProp, PropertyGuru); Stacked Homes records early Sep-Oct 2023 caveats around $1,862-$1,918 psf and a headline "from $1,748 psf," so the launch band sat in the high-$1,700s to high-$1,800s rather than at any single advertised number. Since then the transacted trend has drifted up: EdgeProp's last-12-month caveat band is $1,956-$1,979 psf (average about $1,968), with the highest print $1,979 psf in September 2025 for a 775 sqft unit. Transaction counts are very low (URA shows only single-digit caveats), so each one moves the average meaningfully. Current listings run from roughly $1.5m for a 2-bedroom to about $2.88m for a penthouse, with listed PSF around $1,748-$1,995 (PropertyGuru, Stacked Homes). This is not a sold-out project, but buyers should treat the price list as thin rather than competitive.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| The Shorefrontsubject | D17 · Pasir Ris | 23 | 999-yr | TOP ~2026 | ~S$1,770-1,980 transacted (boutique) |
| Coastal Cabana (EC) | D17 | 748 | 99-year leasehold | VP est. 31 Mar 2029 | Launch weekend (17-18 Jan 2026): 498/748 units (~67%) at avg ~$1,734 psf. Launch developer consortium: Qingjian Realty, Forsea Holdings, ZACD Group and Jianan Capital (the GLS tender site was won by Qingjian, China Communications Construction and ZACD) - The Edge, EdgeProp, 99.co |
| Kassia | D17 | 276 | Freehold | TOP est. Nov 2027 | Launch weekend (20 Jul 2024): 144 units (~52% of 276) sold at $1,821-$2,177 psf. By Hong Leong Holdings, CDL and TID (Yahoo SG, Hong Leong, Home & Decor) |
| Parc Komo (mixed) | D17 | 276 | Freehold | Completed 2023 | Freehold mixed development (1-5 BR plus retail), launched 2019, by CEL Development / Chip Eng Seng on the former Changi Garden site. Resale PSF varies; treat any single figure as indicative (99.co, SRX) |
References are EdgeProp/URA-reported. Comparables are eastern D17/D18 launches; the near-freehold 999-year tenure and the Pasir Ris Park frontage are the differentiators.
Twenty-three homes with a rooftop deck.
The Shorefront is a single five-storey block of 23 homes — 2- and 3-bedroom apartments plus penthouses — over a rooftop amenity deck (sky pool, gym, jacuzzi and dining). It trades on a 999-year tenure and the park frontage rather than facilities scale; the full per-type count was not published by a whitelist source.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 2-Bedroom (+ Utility) | part of 23 total | ~780 sqft | From ~$1.5m |
| 3-Bedroom (+ Study/Utility) | part of 23 total | ~780-829 sqft | n/a |
| 4-Bedroom / Penthouse | part of 23 total | ~838 sqft and up (penthouses larger) | Up to ~$2.88m |
Sizes from the developer's mix and EdgeProp/URA caveats; boutique 23-unit development.
Jalan Loyang Besar — against Pasir Ris Park.
The Shorefront sits at the eastern edge of Pasir Ris on Jalan Loyang Besar, directly facing Pasir Ris Park and the Sungei Api Api, with Pasir Ris Beach a short walk away (99.co, Stacked Homes). The trade-off is connectivity: this is the far end of Pasir Ris, and the existing Pasir Ris MRT (East-West Line) is not within walking distance, so the location leans on bus links and private transport. The picture should improve later this decade: the Cross Island Line is adding a Pasir Ris CRL interchange at the existing station plus new CRL Phase 1 stations including Pasir Ris East and Loyang, all targeted for passenger service around 2030 (LTA). Everyday retail is reachable at Downtown East/E!Hub, White Sands and the newer Pasir Ris Mall, with Loyang Point closer by. Schools in the wider catchment include Pasir Ris Primary, Casuarina Primary, Hai Sing Catholic and Pasir Ris Crest Secondary. The draw is the green-and-water frontage and the quiet; the cost is that this is a drive-or-bus-first address today, not an MRT-doorstep one.
Park, beach and the eastern retail belt.
The Shorefront fronts Pasir Ris Park and the Sungei Api Api, with Pasir Ris and Casuarina Primary in the wider catchment, the White Sands / Pasir Ris Mall / Downtown East retail belt and Pasir Ris MRT (an East-West Line and, from ~2030, Cross Island Line interchange) a short drive west, and the eastern beaches at the door. It is a car-leaning, recreation-led pocket rather than a transit-on-the-doorstep buy.
- Pasir Ris Primary School~810 m · within 1 km tier
- Casuarina Primary School~820 m · within 1 km tier
- Hai Sing Catholic Schoolwithin ~1 km (OneMap)
- Pasir Ris Crest Secondary Schoolnearby (OneMap)
- Pasir Ris MRT (EW1 / CR5)~1.4 km
- White Sands~1.4 km (OneMap, approx.)
- Pasir Ris Mall~1.4 km (OneMap, approx.)
- Downtown East~150-300 m (a short walk)
- Loyang Point~1.4 km (OneMap, approx.)
- Elias Mall~2.0 km
- Pasir Ris Parkfronts the development (direct frontage)
- Sungei Api Apiadjacent waterway
A tenure-and-park boutique for a specific buyer.
The Shorefront is a scarcity-and-lifestyle buy, not a facilities or transit one. Here's the honest split.
Near-freehold tenure by the park.
The investor pitch rests on the 999-year tenure and a parkside, low-density address bought at a sub-$2,000 psf entry while the wider Pasir Ris/Changi precinct matures (Cross Island Line Phase 1 stations targeted around 2030, Changi transformation). But the case is constrained: 23 units means very thin resale volume - URA shows only single-digit caveats since 2023 - so exit timing is hard and rental demand is unproven this far from an operating MRT.
Owner-occupiers wanting the coast.
This suits an owner-occupier who specifically wants quiet, near-freehold, park-and-water frontage and a compact set of rooftop facilities (Sky Pool, Sky Gym, Aqua Deck), and who is comfortable being car- or bus-reliant for now. Low unit count means modest maintenance and high privacy; the lack of a sprawling resort-condo deck and the distance to Pasir Ris MRT are the accepted trade-offs.
MRT-dependent and central-commute buyers.
Steer away if you need MRT-at-your-door convenience today, a large resort-style facilities stack, or confident resale liquidity. Large-project buyers wanting an active market should compare Kassia (freehold, 276 units) or the neighbouring Coastal Cabana EC instead.
What the brochure won't tell you.
At 23 units, resale liquidity is structurally thin - URA shows only single-digit caveats since the 2023 launch, so each transaction swings the average price and an exit can take time.
The existing Pasir Ris MRT (East-West Line) is not within walking distance; this is a bus-or-drive-first address despite the Pasir Ris name. New Cross Island Line Phase 1 stations nearby are targeted for ~2030, not today.
The 999-year tenure (from 1937) is the standout feature in a sub-market otherwise dominated by 99-year stock like Coastal Cabana EC.
A boutique block means a compact, rooftop-style facilities set (Sky Pool, Sky Gym, Sky Bar, Aqua Deck, Beach Deck) rather than a large ground-level resort deck; you are buying tenure, privacy and park frontage first.
What's still available at The Shorefront.
The Shorefront is a slow-moving boutique — with only single-digit caveats lodged across three years, the balance shifts a unit at a time. We'll confirm exactly what's available, the pricing and floor plans, and the 999-year position — tell us the layout you're after.
What buyers keep asking.
- Is The Shorefront freehold or leasehold? +
- The Shorefront is a 999-year leasehold development, with the lease running from 1937 (EdgeProp, 99.co). Practically near-freehold, this tenure is unusual for Pasir Ris, where most stock - including the adjacent Coastal Cabana EC - is 99-year leasehold. As of June 2026 it remains the project's main differentiator.
- How many units does The Shorefront have? +
- The Shorefront has 23 units in a single five-storey block at 165 Jalan Loyang Besar (Stacked Homes, 99.co, EdgeProp, PropertyGuru). The consistent sourced figure is one block, five storeys, 23 units on a roughly 15,922 sqft site, making it among the smallest private projects in District 17.
- Does The Shorefront have condo facilities? +
- Yes. Despite being a 23-unit boutique block, The Shorefront has a compact rooftop facilities set - Sky Pool, Sky Gym, Sky Bar, Sky Dining, Sky Jacuzzi, Aqua Deck and Beach Deck (99.co, EdgeProp, Stacked Homes). It is scaled to the small unit count rather than a large ground-level resort deck, so expect privacy and low maintenance over an extensive amenity stack.
- What is the price of The Shorefront in 2026? +
- The Shorefront's earliest verifiable URA caveat is about $1,767 psf (October 2023, 883 sqft). As of June 2026, EdgeProp's last-12-month caveats sit at $1,956-$1,979 psf (averaging roughly $1,968), with the highest print $1,979 psf in September 2025. Current listings run from about $1.5m for a 2-bedroom to roughly $2.88m for a penthouse (PropertyGuru).
- Is The Shorefront sold out? +
- No. As of June 2026, The Shorefront is still selling. URA records only single-digit caveats for this 23-unit project, so transaction volume is very low and units may remain.
- How far is The Shorefront from Pasir Ris MRT? +
- The Shorefront is at the eastern end of Pasir Ris, and the existing Pasir Ris MRT (East-West Line) is not within walking distance (99.co); the location relies on bus links and private transport. New Cross Island Line Phase 1 stations nearby - including a Pasir Ris CRL interchange, Pasir Ris East and Loyang - are targeted for passenger service around 2030 (LTA), with Pasir Ris Park directly in front of the development.
- Who is the developer of The Shorefront? +
- The Shorefront is developed by Jinmac Pte Ltd and the KY Group through the joint-venture entity 165@Loyang Pte Ltd (99.co, EdgeProp, PropertyGuru). They are boutique developers; the project's architectural detailing is attributed at listing level to local firm Studioshen, though no major editorial outlet independently confirms that.
Why it sells, quietly.
A 23-unit 999-year block fronting Pasir Ris Park, sold the boutique way — low volume, low carrying cost, no hype. Here's the read.
Still selling as of June 2026 — a thin, slow-moving 23-unit boutique with very low transaction volume (only single-digit URA caveats across three years); the live snapshot above carries the current sold count.
Ask about availability →- 01Scarce tenure for the locationA 999-year lease (from 1937) is genuinely rare in Pasir Ris, where almost all comparable stock is 99-year. That near-freehold status, paired with direct Pasir Ris Park frontage, gave the launch a clear, defensible hook even at the far end of the estate.
- 02Boutique scale, low carrying costWith 23 units and one block, maintenance contributions are modest and privacy is high, while a compact rooftop facilities set (Sky Pool, Sky Gym, Aqua Deck) still gives owners a pool and gym. For buyers who do not want a 700-unit project, the small footprint was a feature, and it kept the 2-bedroom quantum near $1.5m.
- 03Steady, not hyped, take-upFor a 23-unit niche block far from an operating MRT, demand has been slow but positive: it sold three units in its Sep 2023 launch month at a median ~$1,902 psf, and URA caveats have since drifted toward the $1,956-$1,979 psf band by 2025-26 - a gradual climb consistent with thin but firming pricing.
This page is maintained continuously and updated as new pricing, transaction and availability data come through. If there's a question we haven't covered, email hello@whichcondo.sg.