Coastal Cabana EC Review: A Unique EC With Sea Views Priced From $1.438M

Project:	Coastal Cabana EC
District:	17
Address:	Jalan Loyang Besar
Tenure:	99-year Leasehold
No. of Units:	748 Units
Site Area:	~305,757 sq ft
Developer:	Qingjian Realty, Foursea Holdings, ZACD Group, Jianan Capital
GFA Harmonised?	Yes
TOP:	Est. Q1 2029

Most Executive Condos in Singapore lean heavily on practicality. They are priced for upgraders, designed for families, and built around a familiar formula.

As such, the upcoming Coastal Cabana stands out because it does a little more than that. Its location beside Downtown East, the short walk to Pasir Ris Beach, and the general ease of accessing daily conveniences give it a unique lifestyle angle. You don’t often see an EC launch where sea views are part of the conversation, yet here they genuinely are for some of the higher-floor stacks. For this segment, that alone puts Coastal Cabana in a slightly different category.

But that distinction also comes with questions. The MRT isn’t exactly nearby, and this stretch of Pasir Ris Drive 3 already has its fair share of ECs and condos. On top of that, Coastal Cabana sits on a plot that once set the record for Singapore’s highest EC land bid, and buyers will naturally expect a stronger value story to justify it.

In any case, Coastal Cabana leans into what has always defined this neighbourhood: the family-centric amenities, the greenery, the coastline, and a slower, more relaxed pace (compared to most other parts of Singapore, anyway).

The real question is whether it delivers enough in its layouts, liveability, and long-term positioning to justify its place as the newest (and priciest) new Executive condo in Pasir Ris.

Let’s take a closer look.

Coastal Cabana Insider Tour 

One of Pasir Ris’ long-standing charms is how close everyday life sits to the beach. Not many neighbourhoods in Singapore can boast of that, and this would be a unique proposition for buyers.

The coastal-themed names make more sense once you realise the park entrance is only a short walk away, and a few higher-floor stacks may even pick up unblocked sea views. In that sense, the branding isn’t a stretch, and it reflects what the site already offers.

While the showflat isn’t on the actual site, I did pass by E!Hub recently and took a look at the plot. It used to be an open-air car park across from the mall, but it’s now fully boarded up. The area still feels fairly peaceful on weekdays, though traffic does pick up on weekends when families head to Downtown East (which also says a lot about who this project will likely appeal to).

The surroundings are already pretty established, with older condos, Hai Sing Catholic School, and neighbouring HDB blocks all within the immediate radius. It’s a mainly residential pocket, and a not-so-surprisingly green one, so the lifestyle here leans more towards the slow, seaside pace that Pasir Ris is known for.

You’ll also notice a few reserve sites nearby, along with a sizeable Business 2 zone further up in Loyang. So while the area is mature, there’s still room for future shifts. So nothing drastic yet, but enough to keep an eye on.

If you’re popping by the site, it’s worth taking a short walk to get a feel for the day-to-day environment, like the general flow of people, the amenities, and the kind of pace this part of Pasir Ris carries.

And if you’re curious how living here actually feels, we’ve done resident interviews at nearby Seastrand and Casa Pasir Ris that give a good sense of the neighbourhood from the ground up.

The show flat itself is located near Paya Lebar, close to Kassia’s show flat, so it isn’t representative of the actual surroundings. 

So, if you haven’t been to Pasir Ris in a while, it’s worth making a separate trip to the site to see how much the area has changed, seeing that the neighbourhood has evolved quite a bit in recent years.

From the main entrance along Jalan Loyang Besar (a relatively quiet stretch for now), you get a good sense of how the entire project is laid out.

Coastal Cabana is made up of 16 blocks, all planned in a point-block configuration to maximise airflow, spacing, and the overall use of the site. Most blocks rise to 12 storeys, except for Blocks 2, 4, 6, and 8, which top out at 11 storeys. These blocks are intentionally kept lower because this side faces Pasir Ris Beach. 

Each block would also have two lifts servicing each floor, which is good enough considering there are four units on each level. 

Depending on the orientation, units above the fourth floor (facing the terrace houses) or the eighth floor (facing Casa Al Mare) could enjoy unblocked sea views, which is something you don’t often see in an EC.

The developers have also set aside the highest floors of Blocks 2 and 4 for common facilities (more on that later), giving residents a chance to enjoy those views even if their own stacks do not. It’s a small move, but it does show that they are trying to make the coastal views accessible to more residents and not just the premium stacks.

Coastal Cabana sits on a gentle rise facing the landed homes and Casa Al Mare, which helps open up the views for many of the stacks. 

It also means Sea Horizon next door ends up slightly higher than this site, so the developers have planted a fairly thick landscape buffer along that edge.

At first glance, the model might make Coastal Cabana look quite packed, but it is in keeping with the rest of its EC competitors nearby. On a 305,757 sq ft site with 748 units, it works out to about 409 sq ft of common space per unit. That puts it a touch above Aurelle of Tampines (around 397 sq ft per unit) and just under Tenet (roughly 415 sq ft per unit).

Because of the way the blocks are arranged, about 75 per cent of the units here face the internal landscaping. The obvious question, then, is whether the block-to-block distance feels too tight (nobody wants to be peering into someone else’s living room, or vice versa!)

At Coastal Cabana, the separation ranges from roughly 20 to 22 metres. 

It isn’t exceptionally wide, but it’s within the norm for new ECs. Depending on where you land, you also get slightly different outlooks. Some stacks face the greenery, others towards the pool or HDB blocks, so there’s still a bit of variation for buyers to pick from.

The landscaping here leans into a “coastal retreat” theme, which again, isn’t surprising given how close the project sits to the beach.

The architecture itself, though, plays things safe. Clean lines, muted tones, and a look that won’t offend anyone but also won’t turn any heads. It feels very much like what you’d expect from a modern EC in 2025: practical, presentable, and a conventional design.

As mentioned earlier, ingress and egress are along Jalan Loyang Besar, and the first thing you see when you enter the project is the Boulevard Lounge. 

It’s meant to be a comfortable spot to wait for your ride or pick-up, and it gives Coastal Cabana a slightly more polished, premium feel right from the entrance. It is also yet another reminder of how the line between ECs and private condos is slowly blurring. I had a similar impression with Tenet EC. At first glance, you’d be hard-pressed to tell it apart from a mid-tier private condo in terms of amenities.

The sheltered drop-off is clean and well-framed, and the moment you step in, your eye is drawn straight down the central axis of the development. 

It’s a long, open boulevard that cuts through the site and gives you a sense of its scale and also hints at how the wind will move through the grounds. Pasir Ris tends to catch a decent breeze, and with this layout, you can imagine the common areas feeling airy most days.

Parking is tucked away in the basement, with a 1:1 ratio of lots to units. There are eight EV lots and six accessible lots. Considering the nearest MRT Station is quite a distance away, this provision is good , but expected.  

There will also be the provision of 125 bicycle lots. Given how close the park and beach are, it makes sense; this is the kind of place where residents are more likely to be motivated to go out for a cycle. 

There’s only one ingress, but you do get a separate egress further down the same road. Both sit along Jalan Loyang Besar, and while it isn’t a high-traffic stretch today, having two exit points should help ease the flow during peak hours or weekend runs to Downtown East.

Since the facilities are organised in three distinct rows, let’s start with the one closest to the drop-off.

The first row of amenities is less “facility” and more a sweep of green. It plays into the “lush oasis” theme, and for many buyers, that may be the main appeal, which is a quieter outlook of lawns and planting instead of a busy pool deck.

You get a grand lawn, a boutique lawn, a meadow lawn, and a series of open landscaped pockets. Some will argue these aren’t true facilities, and that’s fair, but given the density of the project, leaving this stretch open rather than cramming in another pavilion or water feature might actually be the wiser move. For units facing inward, the payoff is simple: a softer, greener view.

As mentioned earlier, distances here are decent. Blocks 2 and 4 sit about 22 metres from Blocks 14 and 16, while Blocks 6 and 8 are roughly 20 metres from Blocks 10 and 12. 

The next row is where things get a little unexpected for an EC. Coastal Cabana has not one, but two 50-metre lap pools, each with its own sun deck. (Tenet EC’s 66m infinity lap pool might be another case that is similar to this). 

In terms of views, stacks facing this row will likely enjoy a quieter outlook. These are the “serious swimming” pools rather than the family play zones, so the ambience should be calmer throughout most of the day.

As for separation between blocks, the distances are fairly standard for a project of this scale: about 21 metres from Blocks 14/16 to 18/20, and 20 metres from Blocks 10/12 to 22/24.

The two 50-metre lap pools isn’t the end though.

Just behind them sits the third row of water features, where things get a little more low-key: one side leans toward a wellness-style soak, the other toward a family cove. Let’s walk through it. 

On one end, you’ll find the family pool deck, which is where most of the kid-friendly action sits — the splash pool, the family pool, and a handful of water play elements to keep things lively for younger children.

As you’d expect, this is likely to be the noisier end of the development, especially on weekends and holidays. If you’re considering a unit here, it’s worth keeping in mind. The block-to-block distance in this section is roughly 20 m. 

On the opposite end of this row is the zen retreat zone, which is a quieter counterbalance to the family pools. Here, you’ll find the aqua foot spa, aqua loungers, and a simple zen deck, so more for unwinding than working through laps.

You’ll likely see a different crowd here: residents looking for a quick soak or a quieter corner of the development. That said, I wouldn’t be surprised if families drift over when the kids’ pools get busy. And lastly, the block-to-block distance here is about 21m. 

Running along the boundary shared with Sea Horizon, the developers have slotted in an entire row of facilities to act as a buffer between the two projects. This stretch houses the cantilevered gym, a yoga studio, and the main clubhouse (called the Coastal Club).

Inside the clubhouse, you’ll find four function rooms, two BBQ courtyards, and a kids’ club. For a project with close to 750 units, this lineup is comparable to what you’d see in many new private condos, and given Pasir Ris’ long-standing association with chalets, gatherings, and big family weekends, I expect these spaces to be well-used.

That said, while it’s great to see the site used so thoroughly, some parts of this strip do feel a little tightly packed. It’s a trade-off: more facilities, but less breathing room between them.

Other recreational facilities include the sole tennis court, flanked by the central pavilion and lantern grove.

The court itself sits slightly sunken, which helps with privacy and keeps some of the noise away from the nearby blocks. Still, with close to 750 units sharing a single court, it’s going to be a busy one. For context, Sea Horizon has 495 units and one court; Watercolours has 416 units and one court. So Coastal Cabana sits on the denser end of that spectrum.

Along the Pasir Ris Drive 3 edge, you’ll find the kids’ adventure park. It’s the main playground zone, and while it’s a decent-sized space for children to run around, its position by the road does mean a bit more traffic noise and dust than the internal facilities.

There isn’t a whole lot more to unpack here. It’s straightforward, functional, and very much what families with young kids would expect. For an EC, the breadth of family facilities stands out. Beyond the usual pool and playgrounds, the clubhouse also includes four function rooms, together with a music room, social room, games room, and karaoke room, which gives families more indoor options for gatherings and downtime.

Close by is the fitness park, a simple open-air corner for anyone who prefers a bit of breeze with their workout. 

Last but not least, we head up to the upper decks of Blocks 2 and 4. The developers have intentionally given up what could have been two premium, sea-facing units so that every resident can enjoy the coastal views. 

Up here, you’ll find the themed Portside and Starboard Decks. The sailing references are a little on the nose, but charming nonetheless, and they tie neatly back to the project’s coastal positioning.

These aren’t really facilities in the usual sense. They’re more like little lookout corners and places where you can sit for a moment, catch the breeze, and just let the view take over. On a clear day, I can see this becoming one of those spots residents come to enjoy the peaceful views of Pasir Ris beach. 

Now, let’s move on to take a look at the show flat tour, starting with the 3-bedder. 

Coastal Cabana EC – 3 Bedroom Premium + Study Type C3 (85 sqm/915 sq ft) Review 

Coastal Cabana has 350 three-bedroom units, making up about 47 per cent of the project. It’s the second-largest unit type here, and it tells you something about the buyer profile the developers are expecting: families who want enough rooms, but who are also conscious of keeping their overall outlay sensible and affordable. 

There are three variations: the 3-Bedroom Deluxe (872 sq ft), and the 3-Bedroom Premium and Premium + Study (both at 915 sq ft). Even with post-GFA harmonisation, these fall on the compact side. 

The interesting bit is that the Premium and Premium plus Study share the exact same size, so it is really the interior planning that sets them apart. The Premium layout gets a larger common bathroom, a study alcove, and an additional WC near the kitchen. The Premium plus Study trades that arrangement for a fully enclosable study and a more compact bathroom. This gives buyers flexibility depending on how they intend to use the space, whether they prefer a separate study room or the convenience of an extra WC.

The showflat features the 3-Bedroom Premium + Study. At 915 sq ft, it comes with a traditional hallway entry, a fully enclosed kitchen, a home shelter, and an encloseable study, and these are features that should appeal to young families. 

Material choices are fairly standard for the EC segment: tiles in the living areas and vinyl flooring in the bedrooms. Although the project uses PPVC construction, we were told that certain internal walls can still be removed, which offers a bit more layout flexibility than the typical PPVC setup. Ceiling height is 2.8m.

If you follow the original floor plan, the entrance leads straight to the dining area, which can comfortably take a six-seater. You don’t get a dedicated foyer, but you also don’t look directly into the living room; at most, guests see part of your dining space, depending on how you choose to lay it out.

The show flat IDs took a different approach. They carved out a small pseudo-foyer using a partial panel and some built-ins, creating a more private entry moment before the rest of the home opens up. It’s not a mandatory layout by any means, but it does show how the space can be shaped depending on your preference.

So whether you prefer the ID’s version with a more defined entry or the original plan with a larger dining setup, the flexibility here will work for different families and living habits.

With the ID-created foyer, the dining area now sits right beside the entrance. This helps the space feel less exposed than it would in the original layout, since neighbours walking past won’t be able to look directly into the rest of the home. It’s a small adjustment, but it makes the entry feel more private.

The IDs also chose booth seating that wraps slightly toward the sofa, which gives you an indication of the limitations of space (because it is more space-saving). I imagine most buyers would do away with the entryway and open up the space instead, a dining table this size won’t be enough for most households.

One practical point to keep in mind: the DB box is located behind the booth seating. So if you replicate this ID setup, the built-ins will block access to it.

Moving on to the living area, it flows directly from the dining space as one continuous zone. If booth seating isn’t your thing, you could comfortably fit a two-seater or even a compact three-seater sofa here. The show flat doesn’t display a coffee table or TV console, but there’s enough room to include both with sensible sizing.

A ceiling fan will also be installed in this space by default, though buyers can choose to opt out if they prefer their own fixtures.

For reference, the combined space for the living, dining and DB box totals 24 sqm. 

The living area opens out to the balcony, which comes in at 6 sqm, which is slightly on the compact side for a three-bedder. That said, most families considering this layout will likely prioritise indoor space over a large balcony, so the smaller size may actually be a plus. 

And unless you’re on one of the top-floor stacks facing the beach, there isn’t a particularly standout view to maximise anyway, making a more modest balcony feel like a sensible trade-off.

Also, the space comes with an electrical point, but no water point.

Next, we move on to the kitchen. Its placement is quite interesting as it is positioned between the living area and the bedrooms rather than at the entrance. For a new launch, this is relatively uncommon, as most recent layouts tend to tuck the kitchen right by the doorway with the living and dining areas, and keep it separate from the more private bedrooms.

The kitchen is fully encloseable and, together with the yard, forms a slight L-shaped layout. At 8 sqm, it isn’t the largest, but it feels sensibly planned. The show flat showcases niches for the fridge and washer–dryer, though these appliances are not included in the standard provisions, as with what you’d expect from an EC. What you do get are the built-in oven, gas hob, and cooker hood from Bosch, which is quite a good offering for an EC.

A window sits right by the stove and sink, which is ideal for ventilation, whether you’re cooking or simply air-drying dishes. In fact, the developers mentioned that each block was designed as a point block to maximise window placement, and you do see that intention carried through in the kitchen and other parts of the unit.

Some might not consider the yard here as a true yard. Rather, it’s more of a small extension of the kitchen, but the added counter space and the niche for the washer–dryer will still be useful.

And given the overall size, the amount of cabinetry and storage built into this kitchen is actually not bad at all. As a disclaimer, the washer cum dryer will not be provided, so that’s one thing to note. 

The home shelter (4 sqm) sits just beside the kitchen and comes with the familiar shutter-style door that Qingjian often uses. 

The idea behind this is simple: if the space is used as a helper’s room, it allows for better ventilation even when the door is closed for privacy. It’s a thoughtful touch, and one that’s still useful even if you’re using the room purely for storage or as an overflow pantry.

The common bathroom is on the small side at 4 sqm, and that’s because some of the space has been shifted to enlarge the study (more on that later). For many families, especially those who mostly use one main bathroom anyway, this is probably a fair trade.

Size aside, it still does what it needs to. There’s a window for ventilation, and the layout doesn’t feel cramped. This bathroom will be shared by guests and by Bedrooms 2 and 3. Fixtures here include a wall-hung WC from Roca, with mixers from Hansgrohe.

Common Bedroom 3 comes in at 9 sqm, and the IDs have styled it as a small lounge with a writing desk, along with the standard built-in wardrobe. In terms of size, it’s pretty typical for new launches today. You can still fit a queen bed if you need to, together with the provided sliding-door wardrobe.

This room also gets full-height windows, which help the space feel a bit more open.

Common Bedroom 2 is the same size as Bedroom 3 at 9 sqm, and the full-height windows help keep it feeling bright. The IDs styled it as a kid’s room with a bunk bed and a small desk, which shows how you can free up some floor space. It works for a child, though the lower bunk height won’t be comfortable for an adult to stand under. Still, it gives a good sense of how you can play around with the room.

You also have the option to combine part of Bedrooms 2 and 3 to create a bigger room. This isn’t something you usually get in PPVC projects, so it’s a nice bit of flexibility. Just note that the wall can’t be fully removed, and a small section will remain.

Finally, let’s have a look at the master bedroom. 

If you’re wondering where the study went, the IDs have actually converted it into a walk-in wardrobe, so what you see here is the result of quite a bit of ID work. It does show the potential of the space, but you’ll need a bit of imagination to map it back to the original layout.

The IDs also shifted the entrance to the master bedroom to incorporate the study area into the room itself. You can still see the original door position marked on the floor for reference.

On its own, the study is 4 sqm and comes with a window, which is something you don’t often get in an EC, and a nice plus for anyone planning to use it as a proper work room.

This layout gives homeowners the option of having a walk-in wardrobe without sacrificing an actual bedroom, which many will appreciate. The IDs have also created a practical vanity and dressing area here, showing how the space can be used if you like having ample closet storage space. 

As for the master bedroom itself, it comes with a standard sliding wardrobe and can comfortably fit a king-sized bed with two small side tables. 

On its own, the room is 12 sqm, which is on the compact side unless you choose to integrate it with the study. The full-height windows do help bring in more light, which makes the room feel a little more open.

One interesting detail about the provided wardrobe is the set of drawers accessible from the side. The developers shared that this was intentional, and the idea is to make it easier for owners to reach for things like towels or daily essentials without having to open the main wardrobe doors. 

It’s a small touch, but it certainly seems to make sense from a usable point of view.

The master bathroom is 5 sqm, which is slightly larger than the common bath, and one of the more compact master bathrooms I’ve seen in a new launch. 

Even so, it has everything you’d expect: a window for ventilation and a clean, functional layout. Fixtures include a wall-hung WC from Roca and mixers from Hansgrohe, and you also get a rain shower (also from Hansgrohe), which adds a nice touch of luxury to an otherwise modestly sized space.

With that, let’s move on to the 4-bedroom tour. 

Coastal Cabana EC – 4 Bedroom Deluxe Type D2 (94 sqm/1,012 sq ft) Review 

The 4-bedroom units make up half of Coastal Cabana’s entire mix, which gives you a clear sense of who this project is built for. Families are very much the target audience here, and the developers seem confident that buyers in Pasir Ris are looking for layouts that balance efficiency with a bit more space.

Within this category, there are five layout variations ranging from 990 to 1,216 sq ft. It’s a wide spread, and the number of options should be useful for buyers with different budgets and priorities.

The showflat features the Deluxe Type D2, which comes in at 1,012 sq ft. As a reminder, this is a post-harmonisation project, so the stated sizes exclude AC ledges, which is something to keep in mind when comparing against older ECs and condos nearby. 

Material-wise, the living spaces use tiles, while bedrooms feature vinyl flooring. Although the project uses PPVC construction, the developers shared that some internal walls can still be removed, which gives a bit more flexibility than usual. Ceiling height is 2.8m. 

When you enter the unit, you walk straight into the dining area, so there’s no foyer here, even for the 4-bedder. Some people may find that a bit exposed, but families who prefer to maximise usable space will certainly be fine with it. The DB box is right by the entrance, so you can still use that spot for everyday shoes or quick-access storage, which helps.

There’s also a small nook for a robot vacuum to dock, something the developer has been adding to its recent projects. It’s a simple detail, but it keeps the space looking tidy.

For the dining area, the IDs used a round table that seats five. You could squeeze in a compact six-seater, but it’ll may a bit tight, which may not be so ideal for a family that requires a 4-bedroom unit. That said, the space is flexible enough, so it really depends on how much room you want to keep around the table.

Next is the kitchen, which is encloseable and sits conveniently close to the dining area.

The home shelter is also located here, and at 4 sqm, it’s a flexible space so you can use it purely for storage or as a helper’s room. 

It comes with Qingjian’s signature shutter-style louvre door, which, from what we’re told, is meant to improve ventilation even when the door is closed.

The kitchen runs along a single corridor, with the main cooking and storage areas on one side and the fridge niche and WC on the other. It’s a straightforward layout, but a practical one. A window sits at the far end of the space, which is useful for airing out cooking smells or drying laundry.

So while the kitchen isn’t large, it’s functional enough from a layout perspective. For buyers who prefer not to pay for oversized service areas and want their space to go where it matters, the efficiency here will likely be a plus.

Cabinetry, the cooker hood, gas hob and built-in oven (all from Bosch) are provided, though the washer–dryer and fridge are not, which is fairly standard for ECs.

The yard here is really just an extension of the kitchen, and together the whole space comes in at 8 sqm. 

For a 4-bedder Deluxe, some buyers may find this on the small side, and that’s fair. But for households who prefer to prioritise the main living areas over service space, this is probably a reasonable trade-off.

There’s also a WC (2 sqm) in the kitchen, and it comes with a window for natural ventilation, which is always a practical plus.

Now, let’s head back to the main living area. 

The living room isn’t particularly spacious, especially for a four-bedder. Combined with the dining area and DB box, the whole space comes in at 26 sqm (slightly bigger than the 3-bedder we saw earlier). You can fit a compact three-seater sofa, a small coffee table and a modest TV console, so it’s really a straightforward, no-frills living area.

That said, the distance between the living and dining spaces is decent, so there’s still some room to play around with the layout if you prefer a different arrangement.

Do note that while not shown here, wall-mounted ceiling fans will be provided, though buyers can choose to opt out of them. 

The living area opens out to a 6 sqm balcony, which is on the smaller side for a four-bedder. Given that only a few higher-floor stacks will enjoy unblocked views, a more compact balcony makes sense here as the focus is really on functionality and efficient use of space rather than outdoor living.

Even so, there’s enough room for a compact four-seater outdoor set or a simple lounge setup if you prefer. An electrical point is provided, though there’s no water point.

Now, let’s head on to have a look at the rest of the bedrooms. 

We start with the common bathroom, which will be shared by guests as well as Bedrooms 2, 3 and 4, so it’s likely to be one of the busier spots in the home. At 4 sqm, it’s on the compact side, but at least there’s a window for natural ventilation, which always helps.

Fixtures include a wall-hung WC from Roca and mixers from Hansgrohe, which are solid specifications that you’d typically see in private condos as well. 

In the original layout, Bedrooms 2 and 3 are meant to be separate, but the IDs have combined them into one larger room. Just note that the wall can’t be completely removed and a small section has to remain, but they’ve turned that into a writing desk, which is a way to work around it. You can still see the original wall line marked on the floor.

But if you plan to flush your furniture against the window, then some creative solutions might be required. 

Each room is 9 sqm, so combined, you get around 18 sqm of space. For a PPVC project, this level of flexibility is quite unusual, and families who need the flexibility might find this particularly useful.

In this show flat setup, the two bedrooms have been combined into a shared children’s room. Since both sides are essentially mirror images, there isn’t much need to go through each one separately. 

The IDs have placed a single kids’ bed in each half, facing the built-in wardrobes, which leaves a fair amount of floor space free. Just a note: a standard single bed with a longer length may not fit comfortably in this orientation, so you may need to position it parallel to the windows instead.

Both rooms come with the standard built-in wardrobes provided by the developer, and both enjoy full-height windows, which help the combined space feel brighter and more open.

Common Bedroom 4 is the smallest of the three, at 8 sqm. The IDs have kept things simple with a single bed, two small bedside tables, and the standard built-in sliding wardrobe. You could fit a queen bed in here, but it would take up almost the entire room and leave little space to move around.

With the current show flat arrangement, the bedside table placed beside the wardrobe does overlap slightly into the wardrobe’s opening zone, so that’s something to keep in mind if you’re hoping to maximise storage access.

Because the AC ledge sits just outside this room, the windows here aren’t full-height, so it does feel a touch more enclosed than the other bedrooms.

And finally, we wrap up with the master bedroom. It comes with a small entry foyer, which does help create a nicer sense of separation and privacy from the rest of the home.

At 13 sqm, it is the largest bedroom in the unit, though still on the compact side for a master. The main sleeping area comfortably fits a king-sized bed and two slim bedside tables, and the built-in wardrobe here has a slightly different design from the common rooms (I’ll get to that in a moment).

You also get full-height windows, which help the room feel a little more open despite its modest size.

The built-in wardrobe in the master bedroom comes with a small but thoughtful twist: the drawers are accessible from the side. It’s very much in line with Qingjian’s style as they do tend to slip in these little functional upgrades across their projects (think of the robot-themed amenities at Bloomsbury Residences). In day-to-day use, this side-access setup does make it easier to reach for frequently used items like towels or loungewear.

That said, the practicality isn’t perfect. With the current ID arrangement, the bedside table does encroach into the wardrobe’s opening, which can make access a bit awkward. It’s something to be mindful of when planning your own furniture layout.

One potential drawback is the wardrobe capacity itself. 

For a 4-bedroom deluxe unit, a two-panel sliding wardrobe in the master may feel insufficient for some households. It works, but it doesn’t exactly offer the kind of storage “upgrade” that nudges buyers toward the larger unit types. If anything, it might leave some wishing for just a little more.

The master bathroom is only slightly larger than the common bath at 5 sqm, and the specifications are largely similar. You get a wall-hung WC from Roca and Hansgrohe mixers, which are solid, reliable fittings that are in line with what you’d expect for an EC. The main upgrade here is the addition of a rain shower, which gives the space a bit more of a premium touch.

There’s also a window for natural ventilation, which is always appreciated in a master bathroom of this size.

With that, let’s move on to the 5-bedroom unit tour.

Coastal Cabana EC – 5 Bedroom Premium Type E2 (132 sqm/1,421 sq ft) Review 

The 5-bedroom units make up just 3 per cent of the entire development, at just 22 units in total, with two layout variations at 1,367 sq ft and 1,421 sq ft. These are also in larger formats than Aurelle of Tampines’ 1,356 sq ft 5-bedder), so it is a nice option for families who genuinely need more space.

The show flat features the largest layout at 1,421 sq ft. For multi-generational households or families who really prioritise storage and utility, this layout ticks many of the expected boxes: five bedrooms, three bathrooms, a home shelter and a utility room (with the exception of a dumbbell layout which could give it more privacy). And although this is a PPVC project, the developers shared that certain walls can still be hacked, which offers a touch more flexibility than the standard, more rigid PPVC configuration.

Finishes are typical for the segment: tiles in the living areas and vinyl in the bedrooms, and the ceiling height comes in at 2.8 metres.

When you enter the unit, you walk straight into the dining area and dry kitchen. There isn’t a foyer at all, which some buyers might find surprising for the largest layout in the project, especially if you prefer a bit of separation between the front door and your main living spaces.

That said, it’s also clear what the designers were going for. Instead of carving out a small entry nook, the space has been pushed into the actual living areas, so everything feels a little more open and immediately usable. 

Whether that works for you really comes down to preference: some will miss the added privacy, while others will appreciate not having some space tied up in a transitional space. Given the limited space we have in Singapore, doing away with the entranceway is likely going to be more common from new launches moving forward.

As for the dining area, it’s essentially an open space that can double as a small foyer if you prefer a bit more separation at the entrance. If you don’t mind a slightly tighter living area, the dining table can also be shifted towards the living room, so there’s some flexibility in how you configure the zone.

In the show flat, the IDs kept to the original layout and placed an eight-seater dining table here, which actually fits quite comfortably. For most families, this will feel generous enough without compromising the flow of the rest of the home.

The “dry kitchen” sits along the same stretch, beside the DB box. To be fair, it doesn’t immediately read as a traditional dry kitchen, and it’s essentially a full wall of cabinetry with a counter. But because it sits between the dining area and the enclosed kitchen, it can function like one: a spot to lay out dishes, set up a coffee corner, or display pantry items. Just note that there are no appliances here, so it’s more of a prep or serving zone than a cooking space.

Storage-wise, it’s decent enough. Most buyers will probably end up using part of this for shoes or everyday items, especially with the convenient robot-vacuum nook integrated under the DB box. 

Moving into the wet kitchen, the layout will feel familiar if you’ve seen the other unit types. It follows a straightforward corridor arrangement: cooking, prep and storage on one side, with the fridge niche, WC and utility room on the other. The yard sits at the end of the hallway. 

At 9 sqm (including the yard), it is on the compact side for a five-bedder. But the planning is tight and efficient, and families who prioritise functionality over sheer size will probably find little to complain about. A window at the far end provides natural ventilation, which is useful for airing out cooking smells or drying laundry, and the kitchen can be fully enclosed if you prefer to keep the rest of the home free from fumes.

Do note that the washer and fridge aren’t part of the standard provisions, though the designated niches make it easy enough to slot in your own appliances. That’s pretty much par for the course with ECs.

What you do get is a full set of Bosch appliances, from the cooker hood, gas hobs and built-in oven, which is generally known as a solid and dependable brand. 

The yard here is really more of a small extension of the kitchen rather than a dedicated service area, which may come as a surprise for a five-bedroom layout. Most 5-bedders typically offer a more defined yard with enough space for laundry, or even a separate washer and dryer setup.

For families with a live-in helper, this corner works quite neatly. The WC (1 sqm) and utility room (4 sqm) sit next to each other, so they form a relatively private zone tucked away from the main living areas. If not used as accommodation, most households will probably treat this as a combined store-and-pantry space, which is always handy in a larger unit.

A small but meaningful detail: both the WC and the home shelter come with their own windows. That is unusual for an EC, and a direct result of the point-block configuration the developers chose. By designing the blocks this way, they could introduce more external walls (and therefore more windows) throughout the project. 

So, you start to see the benefits of that intent here.

Back in the living room, the space opens up just beyond the dining area. Combined with the DB box area, the entire living–dining zone comes in at 38 sqm, which is generous (at least, when compared to the other unit types), and especially so when paired with a wider frontage and the adjoining balcony.

One thing to note: the additional alcove shown in the showflat, where the two-seater sofa is placed, comes from hacking the wall of Bedroom 4. In the actual layout, that area would have been a separate room. It takes a bit of imagination to visualise the original configuration, but it does show what’s possible if you prefer a larger, more open living space (we’ll get back to this in a bit). 

As it stands, the living room flows naturally from the dining area and can comfortably accommodate a three-seater sofa or even a compact four-seater with room for a coffee table without overwhelming the space. 

Depending on how your household uses the communal areas, you could also borrow some space from the dining zone to create a larger living room and scale down the dining set accordingly.

A wall-mounted ceiling fan will be provided here (though it isn’t shown in the show flat), and buyers can opt out of it if they prefer.

In the show flat, the balcony appears unusually wide because the wall of Bedroom 4 has been removed. This creates a single, continuous outdoor frontage stretching across both the living room and what would have been Bedroom 4.

In the actual unit, Bedroom 4 still has its own balcony access, but the room would be enclosed. The original wall line is marked on the show flat floor so you can visualise where the separation would originally be.

With the wall removed, the full frontage measures about 7m, which is an impressive width for an EC. If you keep the original layout, the living room itself enjoys about 4.4m of frontage, which is still very decent for this category.

If you keep Bedroom 4 as a bedroom rather than extending the living room, it works quite well on its own. At 9 sqm, it can take a queen bed comfortably, and the full-height windows with balcony access give it a brighter, more open feel than the typical secondary bedroom. The only notable omission is the built-in wardrobe. 

This is the one bedroom in the unit that doesn’t come with one, so you will need to plan for additional storage if it remains a standalone room. The combination of the living room with this bedroom makes it around 47 sqm. 

The balcony spans a generous 14 sqm (more than double the size of the earlier show flat unit), and it’s easily one of the standout spaces in this layout. It gives you room to actually use the balcony, whether that’s setting up outdoor lounge furniture or even shifting the dining table outside for al-fresco meals.

One thing to keep in mind: if you choose to dine outdoors and Bedroom 4 remains as a bedroom, the sliding doors do sit along the same stretch. So, depending on how the room is used, you may find the spaces visually connected. It’s not a deal-breaker, but something to consider if privacy is important.

An electric point is provided here, though there’s no water point, which is a bit of a miss given the size of the balcony (presumably, buyers would want to use this for a small garden of sorts).

With the communal spaces done, we move into the private wing. All the bedrooms and bathrooms sit along a single corridor that stretches nearly 8m. 

The first space along the hallway is the home shelter, which is 4 sqm. It’s shown here as a compact study, and while that’s not the typical use case, it does highlight the flexibility of having both a utility room and a home shelter. One can be used for storage, the other for another use. 

If storage is the priority, it works well as a dedicated store room. But if you need an extra work nook, the space can be adapted the way the IDs have done here.

Common Bathroom 3 is a 4 sqm space and sits closest to the living area, so this will naturally be the one guests use. It’s the same size as the second common bathroom further down the hallway, but having two shared bathrooms does make a noticeable difference for families, especially when three bedrooms rely on them.

There’s a window here for natural ventilation, and the fittings are fairly standard for the project: a wall-hung WC from Roca and Hansgrohe mixers.

Common Bathroom 2 is essentially a mirror image of the earlier one, also at 4 sqm, so there isn’t much new to add. The fittings are the same, including a wall-hung WC from Roca and Hansgrohe mixers, and it, too, comes with a window for natural ventilation.

Common bedroom 3 is sized at 9 sqm, and can comfortably accommodate a queen-sized bed, as well as small bedside tables (though, to be frank, it does encroach into the usability of the built-in sliding wardrobes).

It also comes with full-height windows for more natural light into the space. 

Bedroom 2 is the same size at 9 sqm and also comes with full-height windows. The IDs set it up as a teenager’s room with a single bed, which simply gives you another sense of how the space can be used. Otherwise, it’s a mirror image of Bedroom 3.

Bedroom 5 is the smallest of the common bedrooms at 8 sqm, and it doesn’t get full-height windows since it fronts the AC ledge. A single bed without a headboard works, along with a compact vanity or study table and a small bedside table. 

The room still comes with the standard two-panel built-in wardrobe.

And finally, the master bedroom. It’s set slightly off the hallway with a short entry nook, which gives the space a bit more privacy before you step in.

The master bedroom, together with the walk-in wardrobe area, is 15 sqm. You do feel the extra space the moment you step in, as compared to the smaller unit types. With a king bed, there’s still enough room for two bedside tables and a small vanity without the layout feeling squeezed. The full-height windows help open it up a little more.

It’s not a huge master by any means, but compared to the common rooms, the added storage and breathing room are noticeable, and really the main benefit of going for the bigger unit.

The walk-in wardrobe uses a four-panel layout, something Qingjian has also done in a few of their earlier projects, and it’s a more comfortable amount of storage for two people. 

One detail worth pointing out is the side-access drawer built into the wardrobe, and it’s the same feature we saw in the other unit types.

The master bathroom is 5 sqm, so it’s only slightly larger than the common bathrooms. The fittings are mostly the same (a wall-hung WC from Roca and hansgrohe mixers), but you do get an additional rain shower (also from hansgrohe), which gives the space a bit more of a premium touch.

There’s also a window here for natural ventilation.

With that, we end the insider tour. 

Coastal Cabana EC Location Review 

Pasir Ris has long been labelled a little “ulu”, a little too far east, and mostly known for chalets, BBQ pits, and the occasional school outing to Wild Wild Wet. 

But if you haven’t been back in a while, the area around Downtown East has changed more than most people realise. With its newer dining options, Don Don Donki, and a generally livelier mix of offerings, this corner of Pasir Ris feels more put-together than the “sleepy town” reputation it’s carried for years.

In this case, Coastal Cabana sits along Jalan Loyang Besar, located just off the main flow of Pasir Ris Drive 3. It is not your typical heartland centre with an MRT at the doorstep. Instead, what you get is a more relaxed, resort-adjacent setting. Pasir Ris Park and Pasir Ris Beach are very much part of everyday scenery here, and that coastal calm is hard to replicate elsewhere.

Still, that tranquillity comes with its own realities. Pasir Ris MRT is about 700m away, which is about a reasonable 10-minute walk away, but not the kind of “roll out of bed and onto the platform” convenience some buyers may prefer. The upcoming Cross Island Line will help in time, though for now, those who value absolute connectivity will likely end up driving or relying on the shuttle from Downtown East.

For drivers, access is straightforward. A short run along Pasir Ris Drive 3 and Drive 8 links you to the TPE, making airport runs and trips around the East relatively quick. Anything beyond that, like Paya Lebar, the CBD, the West, will naturally become progressively longer, which is typical of estates sitting on the far ends of Singapore.

When it comes to daily needs, Downtown East will probably be the main anchor. It is close enough that you might not feel the need to go anywhere else for a casual meal, groceries, or a movie. White Sands and the new Pasir Ris Mall add more variety, a short drive away. 

Families might appreciate the school network in the area. Casuarina Primary, Pasir Ris Primary, Elias Park Primary, and Hai Sing Catholic School are all nearby, with several likely within the 1 km radius (OneMap has yet to confirm this),  which can be a quiet advantage for long-time Pasir Ris households who are simply upgrading within the neighbourhood.

So, this corner of Pasir Ris has its own pace. It may not sway those who need to be near the city, but for families who already enjoy the East, and especially those who appreciate the park-and-beach combination, Coastal Cabana’s location might be one to consider.

Nearest MRT: Pasir Ris MRT Station, East-West Line, 700m, 10-minute walk

Schools 

School	Distance from Condo
Casuarina Primary School	<1km, 3-min drive
Pasir Ris Primary School	<1km, 4-min drive
White Sands Primary School	<2km, 7-min drive
Elias Park Primary School	<2km, 5-min drive
Hai Sing Catholic School	550m, 8-min walk
Pasir Ris Crest Secondary School	1.1km, 4-min drive
Loyang View Secondary School	1.2km, 5-min drive
Meridian Secondary School	1.7km, 6-min drive
Tampines Meridian Junior College	3.2km, 10-min drive
Singapore University of Technology and Design (SUTD)	6km, 12-min drive

Shopping Malls 

Destination	Distance from Condo (& Est. Driving Time)
Downtown East	290m, 1-min walk
White Sands	1.2km, 5-min drive
Pasir Ris Mall	1.4km, 5-min drive
Elias Mall	2.1km, 6-min drive
Loyang Point	1.8km, 5-min drive

Private Transport 

Key Destinations	Distance from Condo (Fastest Time at Peak Hour [0830] Drive Time)
Changi Airport	5.5km, 8 – 22-min drive
Punggol Cluster (Waterway Point)	10.5km, 14 – 35-min drive
Paya Lebar Quarters	15.1km, 20 – 45-min drive
Suntec City	18.9km, 24 – 45-min drive
CBD (Raffles Place)	21.2km, 30 – 60-min drive
Orchard Road	22.8km, 28 – 55-min drive
Woodlands Cluster (Causeway Point)	25.6km, 26 – 55-min drive
Harbourfront Cluster (VivoCity)	26.3km, 30 – 55-min drive
Mapletree Business City	29.4km, 35 – 60-min drive
Mediapolis (and surroundings)	30.9km, 35 – 65-min drive
Jurong Cluster	33.8km, 35 – 75-min drive
Tuas Checkpoint	48.6km, 45 – 80-min drive
Tuas Port (by 2040)	58.6km, 55 – 100-min drive

Immediate Road Exits: Exit via Jalan Loyang Besar, turn right onto Pasir Ris Drive 3, followed by Pasir Ris Drive 8. From there, the Pasir Ris Flyover leads straight to the TPE.

Unit Mix

Unit Type	Est. Size (SQFT)	Total Units	Unit Breakdown
3 Bedroom Deluxe	872	46	47%
3 Bedroom Premium	915	139
3 Bedroom Premium + Study	915	165
4 Bedroom Classic	990	59	50%
4 Bedroom Deluxe	1,012	142
4 Bedroom Premium	1,055	59
4 Bedroom Premium + Study	1,163 / 1,216	68
4 Bedroom Premium + Flexi	1,206	48
5 Bedroom Premium	1,367 / 1,421	22	3%
		748	100%

Like most ECs, the lineup runs from three to five bedroom units, although the focus is clearly on the four-bedders. They make up half the entire mix, which tells you the target audience almost immediately.

One point worth noting is that this is a GFA harmonised project. In simple terms, the air conditioning ledges are not counted into the unit size anymore, so the numbers on paper do look smaller. But the actual internal areas should feel a bit more functional and efficient.

In terms of comparison, the unit sizes sit close to what we saw at Aurelle of Tampines. Their three-bedroom units begin at 840 square feet, the four-bedroom units at 1,023 square feet, and the five-bedroom units at 1,356 square feet. Coastal Cabana appears to be playing in a similar range, so the appeal should draw a similar crowd of younger families.

From what we have heard so far, the layouts here seem to lean heavily into practicality. Even the five-bedroom unit comes with both a home shelter and a utility room. For an EC, that is not typically common and shows the developers were prioritising storage and liveability. 

The more compact layouts also translate into lower overall quantum, which is increasingly relevant in today’s market. For many families, usability matters more than hitting a certain square footage, and Coastal Cabana seems to lean into that sentiment quite naturally.

All the blocks here follow a point block configuration, which is generally a good thing. It usually means better ventilation, more windows, and fewer units sharing the same corridor. Privacy tends to be better, too.

The floor plans are clearly designed with modern families in mind. They may not be big, but they are functional, with a decent emphasis on storage and practical circulation. And frankly, many buyers these days care far more about how liveable the space feels than whether it hits a certain absolute size.

Compared to older ECs nearby, which were not built under harmonised GFA rules, Coastal Cabana may even feel like a better value. For the same stated size, owners get more usable space inside the unit, which is what actually matters for day-to-day living.

And while the development uses PPVC construction, the developers have shared that certain internal walls can still be removed. That adds a small but helpful level of flexibility, especially for those who want a tighter rein on their design process. 

Coastal Cabana EC Stack Analysis 

Site Plan 

Afternoon Sun 

Best Stacks

If you’re particular about views, the stacks to pay attention to are Blocks 2, 4, 6 and 8. These face the relatively quiet stretch of Jalan Loyang Besar, and higher floors should be able to catch unblocked views of Pasir Ris Beach. There’s no confirmed height yet for when you clear the neighbourhood skyline, though word on the ground points to somewhere around the eighth floor and above. The site sits on slightly raised ground too, which helps a little. As expected, these stacks will likely come with a bit of a premium in terms of price. 

Outside of those, views are generally either internal-facility facing or looking out towards Pasir Ris Drive 3 and the HDB blocks across the road. Nothing too dramatic. The difference between stacks here is probably more about noise levels than scenery. So, spots like the family zones will naturally feel livelier, while the 50 metre lap pool should be calmer. The range of facilities does help, though, so “internal-facing” units won’t all feel the same.

The remaining view-facing option would be stacks 51, 52, 55, 56, 59, 60, 63 and 64, which look directly across to the HDB blocks. With both developments being roughly similar in height, you shouldn’t expect much in terms of long views.

One thing the site handles well is sun orientation. None of the stacks takes direct west sun, which is always reassuring for a project of this scale. Units won’t be completely immune to heat  (this is still Singapore), but it avoids the harsher late-afternoon glare that many developments have to contend with.

Coastal Cabana EC Pricing Analysis 

Pricing is always one of the first things buyers look at for any EC, and Coastal Cabana enters the market with an interesting backstory. For a period of time, this site held the title of Singapore’s most expensive EC plot. Qingjian and Forsea secured it for $557 million, which works out to about $728 psf ppr.

On its own, that figure may not raise eyebrows today, but context matters. The tender took place during a period when interest in GLS sites was fairly muted. The fact that four developers still competed for it shows that an EC in Pasir Ris (especially one beside Downtown East and the beach) was still seen as a relatively safe and attractive proposition.

The $729 psf ppr land rate set a new record for an EC site at the time, edging past the previous $721 psf ppr paid by Sim Lian for the Tampines Street 62 (Parcel B) plot in 2023. It also reflects continued confidence in the EC segment, which remains more resilient than the private market due to the strong demand of owner-occupiers and first-time buyers.

To show how competitive the tender was, the difference between the winning and second bid was only 3.35 per cent. Developers were clearly circling this site with similar expectations.

As for launch pricing, here is what buyers can expect:

• 3 bedroom: from $1.438 million ($1,649 psf)
• 4 bedroom: from $1.623 million ($1,639 psf
• 5 bedroom: to be announced

And here’s a look at how Coastal Cabana compares to the other EC projects: 

Development	District	Average $PSF	Completion	Units	Price Gap
Coastal Cabana	17	From $1,639	2029	748	–
Aurelle of Tampines	18	$1,792	2028	760	9.3%
Otto Place	24	$1,758	2030	600	7.3%
Altura	23	$1,400	2027	360	-14.6%
Copen Grand	24	$1,339	2027	639	-18.3%
North Gaia	27	$1,258	2027	616	-23.2%
Tenet	18	$1,509	2026	618	-7.9%
Provence Residence	27	$1,616	2026	413	-1.4%
Parc Central Residences	18	$1,560	2025	700	-4.8%
Parc Greenwich	28	$1,466	2024	496	-10.6%
Piermont Grand	19	$1,158	2023	820	-29.3%
Ola EC	19	$1,722	2023	548	5.1%
Parc Canberra	27	$1,332	2023	496	-18.7%

In a sense, this comparison should be taken with a pinch of salt. We are using the starting prices of Coastal Cabana against the average resale prices of existing ECs, so the gaps will naturally look larger. This is meant as a rough gauge rather than a like-for-like comparison. Once launch prices settle, Coastal Cabana will almost certainly sit among the more expensive ECs available today, at least until the next launch resets the benchmark.

This year alone, we have already seen two EC launches, including Otto Place in Tengah and Aurelle of Tampines, with Tenet EC having launched just two years earlier. Prices across these newer projects sit fairly close to one another, with roughly a ten per cent spread between them. In terms of demand, the picture is consistent: Tenet and Aurelle are fully sold, and Otto Place is almost at full take-up, hitting about ninety-seven per cent at the time of writing. For buyers specifically looking for ECs, supply is thinning quickly, and options are limited.

On a broader level, ECs have built a reputation for being “windfall assets”, helped along by headline sales like Hundred Palms Residences, where a four-bedroom unit recently transacted at $2.7 million, or $2,039 psf. Its original launch price averaged around $836 psf, which works out to a one hundred and forty four per cent increase. It is not an apples-to-apples comparison, but it has shaped the public perception of EC performance.

Pasir Ris, however, presents a more tempered story. Coastal Cabana sits along Pasir Ris Drive 3, an area already populated with several ECs and condominiums. The numbers here tend to be steadier, and the appreciation curves are not expected to be as dramatic as what we saw at Hundred Palms. 

Here is how the surrounding projects within a 1-km radius have been doing:

Development	Current Average $PSF	Completion	Units	Tenure	Average Profits*	Average Holding Period (Days)*	Average Annualised %*
Coastal Cabana	NIL	2029	748	99LH	NIL	NIL	NIL
Watercolours EC	$1,240	2014	416	99LH	$271,818	3,370	3.09%
Sea Horizon EC	$1,288	2016	495	99LH	$430,113	3,163	4.1%
Seastrand	$1,275	2014	473	99LH	$166,876	3,948	1.67%
Sea Esta	$1,348	2015	376	99LH	$309,172	3,758	2.59%
Ripple Bay	$1,411	2015	679	99LH	$305,161	3,785	2.99%

*Only transactions from 2020 – 2025 are considered 

What stands out immediately is the difference in scale. Coastal Cabana will have 748 units, which makes it significantly larger than most developments in the Pasir Ris cluster. Ripple Bay is the closest in size, but most others sit comfortably below the 500-unit mark. Larger projects often come with more diverse buyer profiles and a wider range of transactions, which may influence future price behaviour.

The numbers also show a clear distinction between ECs and private condos in this neighbourhood. Both Watercolours and Sea Horizon have posted stronger average profits and annualised gains than the nearby 99-year condos, reinforcing the value that ECs tend to offer due to their lower entry prices at launch.

Coastal Cabana presents a different proposition. It arrives more than a decade after the last Pasir Ris EC, and comes in at the highest $PSF in the area, surpassing even some privatised condos nearby. This is very much in line with today’s EC market, but buyers should still ask themselves whether they are comfortable paying the top price in the neighbourhood for an EC.

That said, it is also the only opportunity to buy brand new in this part of Pasir Ris for the foreseeable future, and the gap between EC launch pricing and eventual resale prices has historically worked in buyers’ favour (though, as a caveat, outcomes may vary across neighbourhoods).

Do note that purchasing an EC also comes with different financial considerations compared to buying a private condo. This includes income ceilings, the Mortgage Servicing Ratio, and other eligibility criteria. Buyers should be clear about these before committing. For further details on the pricing of Coastal Canbana, do keep an eye out for our full pricing review.

Coastal Cabana EC Developer Review 

Developer Note 

Qingjian Realty has been active in Singapore’s residential market for more than a decade, with a particularly strong presence in the EC segment. Their early projects had their challenges, with  RiverParc Residence as one example often cited.  But over the years, the developer has built up a steadier track record and a clearer sense of what works for local buyers.

If anything, Qingjian is known for trying things that are a little different. They were among the first to introduce integrated smart-home features at scale, and they have occasionally tested more unconventional ideas, such as the robot-themed facilities at Bloomsbury Residences. Not everything will appeal to everyone, but it does show that the developer tends to experiment more than most.

Recent projects under their belt include Tenet EC, Altura EC, JadeScape, Forett at Bukit Timah, and The Arden. Within the EC space especially, they have accumulated enough experience that buyers generally know what to expect: functional layouts, heavier emphasis on family-focused amenities, and a willingness to try newer concepts (even if sometimes they don’t always land perfectly).

Architect Note 

P&T is a familiar name in Singapore’s residential landscape. They’ve had their hands in many of the newer projects around the island, including developments like Grand Dunman, Stirling Residences, Twin Vew, and The Continuum, all sit under their portfolio.

They’ve also worked with Qingjian before on Forett at Bukit Timah, which had a similar lower-rise, more spread-out feel across the site. Coastal Cabana seems to be taking a comparable direction, so if you liked the way Forett was laid out, you’ll probably recognise some of that here too.

Coastal Cabana EC Appreciation Analysis 

1. The Addition of the Upcoming Cross Island Line (CRL) 

As laid-back as Pasir Ris is, transport has never really been its strongest suit. Being right at the far end of the East means you usually trade convenience for space and calm. Which is why the Cross Island Line (CRL) is a very welcome upgrade.

Phase 1 of the CRL will run from Aviation Park to Bright Hill, covering 12 stations in total. It is slated to be completed around 2030, and when it does, Pasir Ris will feel a lot better connected than it is today. In the longer term, the line will also provide a direct connection to the upcoming Terminal 5, while the western stretch will link across the island toward Jurong, giving residents a far broader travel network than they have now.

2. Future Housing Plots Close By 

Pasir Ris is generally seen as a mature estate, but there are still pockets of future housing planned around the town centre. Most of this sits closer to Pasir Ris MRT, where new residential plots and a community club are expected to come up to support the added population.

There are also upcoming sites near the Elias MRT station, which is slated to be completed around 2032, as well as another plot within Pasir Ris Town Centre. One more future residential site sits along Pasir Ris Drive 3, not far from Coastal Cabana.

3. Changi Airport Terminal 5

The upcoming Changi Airport Terminal 5 is one of the biggest projects happening in the East, and it is expected to open sometime in the mid-2030s. When it does, the airport’s capacity will rise by roughly 50 million passengers a year, which naturally means the wider Changi area will see more supporting amenities and infrastructure.

That said, with Jewel already functioning as a major lifestyle hub, residents in Pasir Ris are not exactly lacking options today. The bigger shift will likely be in connectivity. Once the Cross Island Line is up, Coastal Cabana will sit about three stops away from Terminal 5. This makes the development feel more closely linked to one of Singapore’s key gateways, even though residents already have Jewel nearby as a major lifestyle hub.

Our Take 

Coastal Cabana feels very much like a product of its surroundings. It leans into the things Pasir Ris has always done well, so expect things like established neighbourhood amenities, greenery, and the beach. 

The lifestyle attraction here is straightforward. You get Downtown East across the road, a short walk to the park, and layouts that are functional (albeit on the smaller side).

But we should acknowledge the elephant in the room. Pasir Ris is not central, and if you rely heavily on public transport, that distance will be felt (this is coming from someone who has lived in the area for almost a decade). The Cross Island Line will help when it comes, but it does not change the simple truth that commuting from here takes time, especially if you frequent other parts of Singapore often.

This part of Pasir Ris also already has its fair share of ECs, and demand has historically been on the softer side. Even so, Coastal Cabana sits in a slightly more favourable pocket. It is closest to eHub, closest to the beach, and the only GFA-harmonised development among its peers, which should translate to more efficient unit layouts than what the older ECs offer. For buyers comparing within this cluster, these differences matter.

The bigger picture, though, is the way prices have been moving across the board. For families who want a new build, functional layouts, a bit more space, and the comfort of established amenities within walking distance, options are narrowing quickly. Most launches with similar attributes now sit at significantly higher price points or come with far less greenery and lifestyle appeal.

So no, Coastal Cabana won’t be the obvious choice for everyone. If connectivity is the priority, or if you need to be close to the city, this is a tougher sell. But for families who like the idea of living near the coast, who appreciate a quieter neighbourhood that still has the essentials close by, and who are mindful of staying within a sensible budget, Coastal Cabana makes a quietly compelling case. 

Cheryl

Reviewer: Cheryl