Price analysis: Comparing Coastal Cabana with older ECs and private condos in District 18

Coastal Cabana opens for e-applications from 6 to 21 December 2025, marking the first EC launch in Pasir Ris in more than a decade. If you’re thinking about making a move for this new coastal project, it helps to understand who it naturally appeals to and how it fits into the wider property landscape in the East. Here are a few insights that can guide your decision as you weigh your options.

Prefer to talk directly to our New Launch Concierge?

Project overview

Project Name	Coastal Cabana
Developer	Qingjian Realty, Forsea Holdings, ZACD Group, Jianan Capital
Location	Jalan Loyang Besar (D18)
Tenure	99 years (from 6 Aug 2024)
Site Area	305,757 sqft
No. of Units	748
No. of Blocks	16
Unit Types	3 to 5 bedrooms
Expected TOP	2029
Public Preview	6 December 2025
E-application	6 to 21 December 2025
Sales Launch	17 January 2026
Starting Price	From S$1.438 million (S$1,649 psf)

Make sure you know everything Coastal Cabana has to offer — Read our full new launch review here

Price comparison with older ECs in District 18

Coastal Cabana sits on what became the priciest EC plot in District 18, and for a period, the most expensive EC site in Singapore. Qingjian Realty and Forsea Holdings secured the land in August 2024 for S$557 million, or about S$729 psf ppr. The price set a new benchmark for GLS EC plots in the district, nudging past the previous S$721 psf ppr that Sim Lian paid for the Tampines Street 62 (Parcel B) site in late 2023, now known as Aurelle of Tampines.

The competition for this Jalan Loyang Besar EC plot also says a lot about developer expectations for the area. The gap between the top and second bid came in at just 3.35%, a sign that most bidders had a very similar view of the site’s value.

Land rates and EC launch pricing trends in District 18

Project	Area	GFA Harmonised?	Launch Year	Land PSF PPR (S$)	Avg. Launch PSF (S$)	Multiplier
Belysa	Pasir Ris	No	2011	263	659	2.5×
Watercolours	Pasir Ris	No	2012	291	713	2.5×
Arc @ Tampines	Tampines	No	2012	302	735	2.4×
The Tampines Trilliant	Tampines	No	2012	392	743	1.9×
CityLife @ Tampines	Tampines	No	2013	373	799	2.1×
Sea Horizon	Pasir Ris	No	2013	331	819	2.5×
Parc Central Residences	Tampines	No	2021	578	1163	2.0×
Tenet	Tampines	No	2022	659	1397	2.1×
Aurelle of Tampines	Tampines	Yes	2025	721	1787	2.5×
Coastal Cabana	Pasir Ris	Yes	2025	729	TBD	–

This table offers a quick view of how District 18 developers have historically priced their launches relative to land cost. If we look specifically at the Pasir Ris EC cluster, we see the multipliers settle at 2.5 times the land rate.

The only one from Tampines with a similar multiplier is Aurelle of Tampines, which launched earlier this year in March. Unlike older projects, both Coastal Cabana and Aurelle of Tampines are post-harmonisation developments.

Understanding harmonised GFA and how it affects the price

Once you account for GFA harmonisation, the differences in PSF and multiplier become clearer. Older projects included non-usable areas inside the official size. Because of that, the PSF looked lower, and the multiplier looked more modest. The numbers were not wrong; they simply reflected a different measurement rule that inflated reported usable unit size.

New launches must follow tighter reporting standards. Developers cannot tuck in excess ledges or planter boxes inside the stated floor area. Unit sizes show the actual internal efficiency more directly, which makes them appear smaller on paper. As a result, PSF looks higher, and multipliers look higher too, even when the true usable space and cost structure remain comparable to older projects.

For Coastal Cabana, the average launch PSF will only become clear after the sales booking starts. However, the previous table helps show where it sits relative to the long GLS history of Tampines and Pasir Ris.

When we apply historic multipliers that have held steady for more than a decade, a lower-end 2.1× scenario suggests launch prices somewhere in the mid-S$1,500s psf. The typical District 18 cluster sits closer to the high-S$1,600s to low-S$1,700s. A top-end pricing strategy could push figures into the high-S$1,700s to high-S$1,800s range.

These bands offer a useful reference frame. They help you see whether a new launch falls into the lower, middle, or upper zone of District 18’s long-term behaviour.

Coastal Cabana’s indicative launch prices

With all that context, the next question is where Coastal Cabana is likely to land. According to the latest info from the developer, here is the indicative pricing for Coastal Cabana EC:

Unit Type	Area (sqft)	Starting Price	Starting PSF
3-bedroom	872 – 915	From S$1.438M	From S$1,649
4-bedroom	990 – 1,206	From S$1.623M	From S$1,639
5-bedroom	1,367 – 1,421	TBA	TBA

Find out Coastal Cabana’s detailed pricing and available units!

These numbers signal that the developer has positioned the project at a sensible midpoint rather than at the upper edge of District 18 behaviour.

For comparison, Aurelle of Tampines started from S$1.417 million (S$1,687 psf) for a 3-bedder, S$1.689 million (S$1,651 psf) for a 4-bedder and S$2.258 million (S$1,665 psf) for a 5-bedder. It eventually sold out within a month at an average of S$1,766 psf, placing it near the top end of the district’s EC price trend.

Older ECs near Coastal Cabana, including Watercolours and Sea Horizon, offer another point of reference. Their recent resale prices hover in the upper end of the S$1,200 psf range, even though both developments are more than ten years older compared to the newest EC. That shows Pasir Ris ECs benefit from a stable upgrader market that remains willing to pay a firm premium for sizeable units near the sea.

Against this backdrop, Coastal Cabana’s indicative pricing feels aligned with long-term buyer expectations. It does not push into the extreme upper band, nor does it undercut the market. Instead, it sits comfortably in the middle of District 18’s historical patterns, which tends to be the zone where most EC launches achieve strong and steady take-up.

Interested in New Launches? Calculate your payments with 99.co’s Progressive Payments Calculator

Comparison with resale private condos in Pasir Ris

Resale condos in Pasir Ris often appear cheaper on a psf basis, but those numbers come from a very different part of the property cycle. Older private condos, typically between 10 and 20 years old, tend to stabilise in the S$1,100 to S$1,350 psf range. Their pricing reflects age, dated layouts, facility depreciation and the natural slowdown that happens once projects move out of their growth phase.

New launches behave very differently. Recent Pasir Ris projects — Parc Komo, Casa Al Mare, The Jovell, and Pasir Ris 8 — already hover around S$1,450 psf to over S$2,000 psf. On average, these newer stacks (TOP-ed at least in 2021) are transacting at around S$1,800 in 2025.

This is the more accurate reference point for Coastal Cabana because both operate under the realities of today’s land cost, construction cost, and buyer expectations. Comparing a new EC to a 15-year-old condo on PSF alone mismatches two entirely separate generations of product.

ECs also come with structural advantages that older resale condos do not. Buyers are purchasing new stock built under current standards. Facilities, design language, and site planning also follow modern requirements. On top of this, ECs enjoy a 10-year runway before full privatisation, and it is typically during this period that prices begin converging with private condo benchmarks — something older resale condos have already passed.

Quantum price matters just as much as psf when families compare a new EC with resale private options. A resale condo may show a lower psf than a new launch EC, but if the layout is less efficient, the actual difference in total price may not be as meaningful.

Buyers looking for newer layouts, family-sized units and long-term holding potential usually find the value proposition leaning towards an EC. Buyers who prioritise immediate move-in and are comfortable with older designs may find value in resale private stock.

99.co New Launch Concierge will help you further with the comparison analysis!

Understanding Coastal Cabana’s investment upside

Coastal Cabana is not designed as a speculative product, yet its structure offers owners a form of built-in resilience that many investors quietly value. The appeal comes less from chasing short-term gains and more from how the EC model creates a clearer, more predictable growth path over time.

One of the strongest pillars of that stability is the entry discount relative to new private condos in District 18. Pasir Ris and Tampines launches over the past few years have already moved into the S$1,300 to S$1,500 psf range and, in some cases, beyond.

ECs, however, continue to enter the market at noticeably lower price points because of eligibility rules, the MOP framework, and the fact that developers cannot price them as freely as private condominiums. This price gap acts as a protective buffer: Buyers aren’t paying full private-market premiums upfront, yet they still receive a product that transitions into the private market over time.

A second feature that strengthens the long-term profile of ECs is the way demand naturally expands. Once the Minimum Occupation Period ends, owners can sell their flats in the open market to SC and PR buyers. At the ten-year mark, the project becomes fully privatised, opening the doors to all buyers, including foreigners.

This structured widening of eligibility has historically supported stable resale performance in ECs, particularly in mature districts with strong upgrader demand. District 18 itself reinforces this behaviour. Tampines and Pasir Ris are dominated by family households that favour larger, practical layouts. That underlying demographic consistency helps smooth volatility and supports values through different market cycles.

Coastal Cabana, like all ECs, is not positioned as a quick-turn investment. But for families who intend to stay through the key milestones — MOP and eventual privatisation — the combination of a protected entry price, expanding buyer pool, and strong family demand in District 18 tends to translate into a steady long-run upside.

Resale outlook for Coastal Cabana

A good way to frame the long-term picture is to look at how earlier projects along the Pasir Ris coastal stretch have performed. Projects like Watercolours, Sea Horizon, and Ripple Bay all moved through more than a decade of ownership and recorded steady gains. This gives useful context for how owners in this area have historically experienced the resale market.

Project	Type	Avg. Holding Period	Median Gain (S$)	Median Gain (%)	Median Annualised (%)
Watercolours	EC	12 Years	~500K	~70%	~5.5–6%
Sea Horizon	EC	11–12 Years	~550K–600K	~60%	~5–6%
Sea Esta	Private	12–13 Years	~500K–600K	~50–60%	~4–5%
Ripple Bay	Private	12–13 Years	~500K–780K	~50–75%	~4–6%
Seastrand	Private	13–14 Years	~300K–430K	~25–35%	~2–3%

These figures come from 2025 transactions, and in each case, the units were sold by their original buyers. Across these five developments, most owners stayed for roughly 10 to 13 years, which aligns with how many family buyers plan their housing journey. Especially for ECs like Watercolours and Sea Horizon, they are likely to exit when the projects have reached privatisation.

Substantial absolute gains

Over these long holds, the median dollar gains typically range between S$400K and S$700K. Watercolours shows many transactions with capital gains in the S$450K to S$550K range, while Sea Horizon often sits between S$500K to S$600K for 11- to 12-year holds. Sea Esta and Ripple Bay — both private condos — tend to edge higher, particularly for larger units that see stronger resale demand.

In percentage terms, most projects fall in the region of 50% to 75% total growth over roughly 12 years, which translates to about 4% to 6% annualised. However, Seastrand shows a noticeably lower percentage gain of around 25% to 35%.

This contrast is useful because it highlights how layout efficiency, unit orientation, entry price, and overall project positioning shape long-term results. It’s a reminder that not all units, and not all projects, perform in the same way, although they share the same locational attributes — and that careful evaluation at the start really matters.

Larger layouts are the most profitable

The resale dataset reveals another common thread: larger layouts tend to achieve stronger median gains. 3- and 4-bedroom units in Watercolours, Sea Horizon, Sea Esta and Ripple Bay show consistently higher medians compared to smaller formats.

Pasir Ris has always drawn steady demand for spacious homes, particularly from HDB upgraders coming from larger flats and from multi-generational households seeking practical family layouts. This matters for Coastal Cabana because its expected unit mix leans heavily towards these larger configurations.

Again, none of this predicts what Coastal Cabana will achieve. Instead, these patterns help illustrate the long-term rhythm of the neighbourhood and the resale landscape that Coastal Cabana will eventually enter, shaped by the same demand drivers and buyer profiles that have influenced this coastal cluster for years.

Who should consider Coastal Cabana EC?

Coastal Cabana will naturally appeal to several key buyer groups that have always driven demand in Pasir Ris. The largest is the upgrader segment — HDB families seeking better facilities and a smoother lifestyle upgrade while staying close to their existing schools, parents or support networks.

The East is one of Singapore’s most populated residential belts, with Tampines, Pasir Ris, Bedok, Hougang and Punggol forming a huge pool of HDB households. Because ECs are designed for this upgrader audience, the density in this region directly feeds into a strong and reliable demand base for Coastal Cabana.

Supply history strengthens this further. District 18 saw no EC launch between 2014 and 2021, and that created years of accumulated demand among families waiting for the right project. The strong response at recent launches like Aurelle of Tampines shows how quickly this pent-up demand resurfaces whenever a new EC becomes available. Coastal Cabana enters the market with this same tailwind behind it.

Pasir Ris also attracts buyers who value space and calm. Families who prefer larger layouts, quieter surroundings, and the convenience of being near schools, parks, and the coastline often gravitate towards this part of the East.

Coastal Cabana, being the newest EC in this coastal belt, is well-positioned to draw these households — including those who missed earlier launches such as Parc Central and Tenet but still want to anchor themselves in this neighbourhood for the long term.

Stay updated with the latest news and insights on Singapore’s new launch market here.