Multiple viewings later, none of the condos you’ve seen excite you. There’s just something…drab about them. It’s a common phenomenon, and we know a possible cure: try viewing a condo with a sea view instead. This is one of the most underrated aesthetic factors – you may not think it matters too much, until you’ve experienced sitting on your couch and looking out at the ships at Marina Bay or another beautiful place.
As a nice plus, any place with a good sea view probably gets a good breeze too; and it may be a short trip to the beach/riverside. Of course, the common downside of sea view condos would be the not-so-nice salt air corrosion.
So while these properties can get higher in the price range, there are still options below $1.5 million; at least for two-bedders or below (sometimes bigger if you get lucky!)
A shortlist filtered by price, size or tenure is a useful way to narrow your options, but it won't tell you which property is the best fit for your finances, lifestyle or long-term plans.
That's where the real evaluation begins: comparing the trade-offs between each option to decide which one makes the most sense for your situation.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
1. Costa Del Sol
Address: Bayshore Road (District 16)
Developer: Japura Development Pte. Ltd.
Lease: 99-years from 1997
Completion: 2004
Number of units: 906
The indicative price range is between $893 to $1,450 psf, with an average of $1,256 psf.
These are the most recent transactions below $1.5 million:
| Date | Unit Size | Price PSF | Quantum |
| 22 Oct 2020 | 1,238 sq. ft. | $1,147 | $1,420,000 |
| 13 Aug 2020 | 947 sq. ft. | $1,372 | $1,300,000 |
| 6 Aug 2020 | 1,313 sq. ft. | $1,123 | $948,888 |
| 9 Nov 2020 | 1,475 sq. ft. | $1,302 | $1,475,000 |
| 1 Apr 2020 | 1,238 sq. ft. | $1,171 | $1,450,000 |
There have been 883 profitable transactions, and 83 unprofitable transactions so far.
The range of two-bedders (947 sq. ft.) has seen the same asking prices throughout this year; these are likely from the same seller:
| Date | Unit Size | Price PSF | Quantum |
| 22 Oct 2020 | 947 sq. ft. | $1,518 | $1,438,000 |
| 12 Aug 2020 | 947 sq. ft.. | $1,518 | $1,438,000 |
| 7 Aug 2020 | 947 sq. ft.. | $1,518 | $1,438,000 |
| 26 Jun 2020 | 947 sq. ft.. | $1,518 | $1,438,000 |
| 25 Jun 2020 | 947 sq. ft.. | $1,518 | $1,438,000 |
Profile of this sea view condo:
(We have the full review of Costa Del Sol on Stacked.)
Costa Del Sol is situated in a cluster with two other sea view condos along Bayshore Road. These include Bayshore Park and The Bayshore.
This development is noted for its layout, which ensures that every block has a clear view of East Coast beach. As far as sea view condos go, this one is quite good. Living room units have floor to ceiling picture windows, which maximise the sea view. There’s also an underpass with resident access only; through here, you can get to the beach in under five minutes.
As a bonus, this opens up to the part of East Coast Beach which is around a 10-minute walk to the Food Village, and is immediately at one of the BBQ pit areas.
Costa Del Sol, with its two nearby counterparts, has recently drawn attention due to the construction of the Bayshore MRT station. This will alleviate the main problem faced by all three sea view condos, which is the generally inaccessible location; there’s currently no public transport node nearby. The upcoming station, however, is likely priced in if you buy at this point.
One of the other drawbacks is that both neighbouring condos have over 1,000 units, while Costa Del Sol itself is quite large at 906 units. Investors typically don’t like that kind of competition, though homeowners won’t find it an issue; the three sea view condos form a quiet niche near the beach.
2. Mandarin Gardens
Address: Siglap Road (District 15)
Developer: Mandarin Gardens Pte. Ltd.
Lease: 99-years from 1982
Completion: 1986
Number of units: 1,006
The indicative price range is between $815 to $1,200 psf, with an average of $1,021 psf.
These are the most recent transactions below $1.5 million:
| Date | Unit Size | Price PSF | Quantum |
| 23 Nov 2020 | 1,001 sq. ft. | $1,109 | $1,110,000 |
| 19 Oct 2020 | 732 sq. ft. | $970 | $710,000 |
| 8 Oct 2020 | 1,001 sq. ft. | $1,129 | $1,130,000 |
| 26 Aug 2020 | 929 sq. ft. | $953 | $790,000 |
| 25 Aug 2020 | 829 sq. ft. | $1,026 | $850,000 |
There have been 532 profitable transactions, and 158 unprofitable transactions so far.
These are the last seen asking prices below $1.5 million:
| Date | Unit Size | Price PSF | Quantum |
| 4 Nov 2020 | 1,001 sq. ft. | $1,133 | $1,133,754 |
| 13 Oct 2020 | 732 sq. ft.. | $1,230 | $900,000 |
| 11 Oct 2020 | 732 sq. ft.. | $1,172 | $858,000 |
| 8 Oct 2020 | 732 sq. ft.. | $1,268 | $928,000 |
| 6 Oct 2020 | 732 sq. ft.. | $1,298 | $950,000 |
Profile of this sea view condo:
(We have the full review of Mandarin Gardens on Stacked).
Mandarin Gardens is best known these days for its failed en-bloc attempt in 2019. At the time, the offer made for the development – $2.927 billion – was the largest on record. However, the residents ultimately failed to get the common consensus. The high price is due to the sheer size of its land plot; at around one million square feet, this is a throwback to the days when sea view condos were enormous.
While Mandarin Gardens is an old property, it’s not hard to see why there is still interest in it. Almost every stack offers a good view of East Coast beach; and a lot of the condo’s surroundings are characterised by low-density, landed homes. The entire stretch from Mandarin Gardens down to Marine Parade is quite gentrified, with a lot of well-known cafes, wine bars, etc.
This sea view condo is also just six to seven minutes from Victoria School and Victoria Junior College.
However, Mandarin Gardens isn’t particularly convenient for those who want MRT access; there isn’t any train station within walking distance. And while Mandarin Gardens is well maintained, the façade and facilities are definitely dated.
3. Tanjong Ria
Address: Tanjong Rhu Road (District 15)
Developer: Kingswood Development Pte. Ltd.
Lease: 99-years from 1993
Completion: 1997
Number of units: 168
The indicative price range is between $1,115 to $1,255 psf, with an average of $1,193 psf.
These are the most recent transactions below $1.5 million:
| Date | Unit Size | Price PSF | Quantum |
| 6 Nov 2020 | 614 sq. ft. | $1,239 | $760,000 |
| 30 Oct 2020 | 807 sq. ft. | $1,115 | $900,000 |
| 18 Aug 2020 | 807 sq. ft. | $1,167 | $942,000 |
| 21 Jul 2020 | 614 sq. ft. | $1,255 | $770,000 |
There have been 114 profitable transactions, and 31 unprofitable transactions so far.
Listings currently have mainly been for larger units, and so there have only been two listings under $1.5 million so far.
| Date | Unit Size | Price PSF | Quantum |
| 5 Nov 2020 | 614 sq. ft. | $1,303 | $800,000 |
| 1 Nov 2020 | 1,206 sq. ft. | $1,202 | $1,450,000 |
Profile of this sea view condo:
Tanjong Ria is a good sea view condo for those who want privacy, and distance from Singapore’s urban crowding. Besides a good view of the Tanjong Rhu riverside, this condo is also set to benefit from the opening of Tanjong Rhu MRT station. Once it’s complete in 2023, Tanjong Ria will be the closest condo in the area to the MRT.
On a more immediate note, the Singapore Sports Hub – with its attendant Kallang Wave Mall – is just 550 metres from Tanjong Ria (around seven minutes walk). This was a much-needed change, as prior to the Sports Hub the area was considered underdeveloped.
This sea view condo is also just an 800 metres (about 10 minutes) walk to Singapore Swimming Club, if you’re a member. Dunman High School is across the road from the club.
That said, Tanjong Ria is getting on in years; and it may still be considered out-of-the-way by some; wait for the MRT station to come up and that may change.
4. Cote D’Azur
Address: Marine Parade Road (District 15)
Developer: Frasers Centrepoint Homes
Lease: 99-years from 2001
Completion: 2004
Number of units: 612
The indicative price range is between $1,315 to $1,488 psf, with an average of $1,385 psf.
There were only two transactions this year below $1.5 million:
| Date | Unit Size | Price PSF | Quantum |
| 7 Oct 2020 | 1,109 sq. ft. | $1,335 | $1,480,000 |
| 14 July 2020 | 840 sq. ft. | $1,358 | $1,140,000 |
However, there were two transactions this year that were exactly at $1.5 million:
| Date | Unit Size | Price PSF | Quantum |
| 8 Oct 2020 | 1,141 sq. ft. | $1,315 | $1,500,000 |
| 28 Aug 2020 | 1,109 sq. ft. | $1,353 | $1,500,000 |
There have been 84 profitable transactions, and four unprofitable transactions.
The following asking prices below $1.5 million were spotted this year:
| Date | Unit Size | Price PSF | Quantum |
| 3 Nov 2020 | 914 sq. ft. | $1,411 | $1,290,000 |
| 30 Oct 2020 | 904 sq. ft. | $1,416 | $1,280,000 |
| 16 Oct 2020 | 840 sq. ft. | $1,607 | $1,350,000 |
Profile of this sea view condo:
Cote D’Azur is better known to East-siders as “that condo next to Parkway Parade”. Despite having gone under the radar for most of its years, attention has come back thanks to the new Marine Parade MRT station.
Once the new train station opens in 2023 (across from Parkway Parade mall), it will remedy the longstanding accessibility issues of this area. At that point, Cote D’Azur will have the complete package: it’s next to a major neighbourhood mall, It’s around five minutes walk to the Katong lifestyle/foodie hub, and it will have MRT access too.
This sea view condo is about 1.3 kilometres from the beach on foot, in case you’re wondering; and you’d emerge around where the Road Safety Park is located. While every stack has a sea view, units in some of them may have slight obstructions to the view (do drop us a message, and we can give you more details on the better stacks).
You might also want to spend some time in the entryway, and see if the noise is bearable for you. The road outside is quite busy, as the condo is next to a large mall; we have received conflicting opinions on whether the traffic is truly disruptive. If it is, you may want a unit further from the road and near the sea.
5. Seaside Residences
Address: Siglap Link (District 15)
Developer: East Vue Pte. Ltd.
Lease: 99-year leasehold
Completion: Under Development
Number of units: 841 units
Seaside Residences is currently in the final phase of sales (the first phase launch was in 2017). As such, we are showing the developer price movement instead:
As of November 2020, the median price was at $1,755 psf, with the lowest recorded price at $1,703 psf. The highest recorded price was $2,099 psf.
As of November 2020, the cumulative take-up rate was 98.5 per cent; this final phase of sales is expected to clear all remaining units.
There have been three transactions this year that were below $1.5 million:
| Date | Unit Size | Price PSF | Quantum |
| 17 Nov 2020 | 678 sq. ft. | $1,983 | $1,345,000 |
| 15 Oct 2020 | 678 sq. ft. | $2,032 | $1,378,000 |
| 4 Oct 2020 | 592 sq. ft. | $2,035 | $1,205,000 |
These were the last five asking prices at below $1.5 million:
| Date | Unit Size | Price PSF | Quantum |
| 7 Nov 2020 | 506 sq. ft. | $2,096 | $1,060,360 |
| 6 Nov 2020 | 506 sq. ft. | $2,005 | $1,014,620 |
| 4 Nov 2020 | 592 sq. ft. | $1,742 | $1,031,000 |
| 4 Nov 2020 | 506 sq. ft. | $2,008 | $1,015,800 |
| 4 Nov 2020 | 592 sq. ft. | $2,119 | $1,254,210 |
Profile of this sea view condo:
Seaside Residences was launched in 2017, and this is the final sales phase.
This is another East Coast area condo about to have its transport issues remedied by the Thomson-East Coast Line (TEL). This station, which is expected to open in 2023, will be about 400 metres from Seaside Residences (roughly four to five minutes walk). The condo’s estimated TOP date is April 2021 though, so home buyers may have to bear two years without access to the Thomson-East Coast Line.
This condo is also next to Victoria School (less than two minutes away); families might appreciate the convenience of this, along with having East Coast Park nearby. The development has four blocks that are 27 storeys high, so the majority of units boast unimpeded and breathtaking sea views.
Overall, there are a few drawbacks given the location and low price point (for a seafront condo). Just be aware that there’s no Thomson-East Coast Line station within walking distance as yet.
The Main Benefits of Living in a Sea View Condo
Many people prefer to live in a sea view condo - in Marina Bay, close to the East Coast Park or other beautiful locations than in a central business district. Here are some reasons why!
A Sea View Condo Can Be Good for Your Mental Health
Note that vacation plans often include staying near the sea or ocean - it's because a sea view helps us to relax, ease our minds, and forget about our problems. There has even been scientific research confirming that living next to a body of water can improve your mental health.
No wonder sea view residences are in such demand then. Staying in a place where you can admire the sea view, breathe in its smell, listen to the sound of waves and feel the sun on your skin will allow you to feel as if you were on vacation every time you come back from work.
A Sea View Condo May Motivate You to Engage in Physical Activities
Living in coastal view residences may make you more willing to spend your time outdoors and engage in some physical activities. You can, for example, take a walk or run along the seashore or cycle in East Coast Park, admiring the sea view from a short distance. What is more, you can go swimming whenever the weather is nice, or call some friends to have a beach volleyball match.
As a result, living in a sea view condo may affect both your mental and physical health (provided that you will really go outside and get your body moving, not only admire the sea view from your window!)
A Sea View Condo Gives You the Luxury You've Always Dreamt Of
Having a sea view condo near stunning places, like East Coast Park or the Tanjong Rhu riverside, is considered very luxurious - and that is for a reason! Living in such a place will make you feel like your dreams come true, and will make you proud of your home. It is a location you will surely be willing to show your family and friends, and they will certainly be happy to visit you in such an amazing place where they can enjoy the sea view and admire breathtaking landscapes.
The Bottom Line
Besides the right development, a sea view is also about picking the right specific unit
It’s entirely possible that 99 percent of units have a great sea view, but you end up picking one of the few that’s impeded. This can happen quite unexpectedly – such as if a new sea view condo is built on the empty plot across from your condo. As such, do check the URA Master Plan, to ensure your unit’s facing is not at risk from future residential / office blocks.
Getting the right height is also important – that’s a thick green belt between any sea view condo and East Coast beach, and you want to ensure your unit looks above the treeline. The loose rule of thumb is to go for any unit from the 10th storey up, but this is just a saying rather than a verified fact. Do check out the specific unit in question to be sure; if you can’t physically view the unit yet, contact us and we’ll find out more for you.
In the meantime, follow us on Stacked, as we keep you updated on the latest offerings in the Singapore private property market. We’ll update these lists as new coastal view developments appear, too.
A shortlist sorted by one variable is a fast way to narrow your options, but the pick that's cheapest, biggest, or most convenient isn't always the one that fits your situation best.
If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.
2 Comments
Am I imagining thing, or are there just SOME obvious condos that you are purposely not mentioning? Singapore’s sea view is kinda overrated, but i guess a view is better than nothing. None of the sea view east coast condos are appealing due to the ECP noise, btw. I’d rather have quiet forest view, but that’s just me.
Hi Caseyaff, not at all, there are definitely other condos that are within the criteria that isn’t mentioned here as well.