Prices shown are nett pricing after all applicable developer discounts, sourced directly from Pasir Ris Development Pte. Ltd., the joint venture of Qingjian Realty, Forsea Holdings, ZACD Group and Jianan Capital. There is no buyer’s commission and no markup at any point.

Last Updated: 6th September 2026

Understanding Coastal Cabana EC Pricing: Key Factors

Coastal Cabana spans nine unit types across three bedroom categories, from an 872 sqft 3 Bedroom Deluxe to a 1,421 sqft 5 Bedroom Premium, drawn as twelve individual layouts. There is no one-bedroom or two-bedroom stock anywhere in the development. The smallest unit is a three-bedroom, so the entry price reflects a full three-bedroom floor area rather than a compact unit, and the spread between the cheapest and the most expensive layout is narrower than on a development with a wider mix. Layout-by-layout detail is on the Coastal Cabana floor plan page.

What the quoted sizes actually measure matters before any price per square foot is compared. Every floor plan in the set marks its air-conditioner ledges and its reinforced concrete ledges as non-strata, so those areas sit outside the quoted size and outside any psf calculated from it. The quoted area does include the balcony and, on first-storey units, the private enclosed space. A psf figure here is therefore measured on a tighter basis than one quoted on older stock that counted its ledges, and the two are not directly comparable.

What the Land Cost Was, and Why It Sits Underneath These Prices

The land was bought at $557 million, or $729 per square foot per plot ratio. The Housing and Development Board launched the Jalan Loyang Besar parcel for public tender on 16 May 2024. The tender closed at noon on 1 August 2024 with four bids, and the site was awarded on 16 August 2024 to the Qingjian-led consortium. Against a maximum gross floor area of 71,014 sqm, that price works out at $729 psf ppr.

It was a competitive tender rather than a walkover. The runner-up, a joint venture of CSC Land Group and Allgreen Properties, bid $538.89 million, or $705 psf ppr, roughly 3% behind. The lowest of the four bids came in at $435.7 million. At the time of the tender, $729 psf ppr sat above the previous highest rate paid for any Executive Condominium site in Singapore, which was $721 psf ppr for a parcel on Tampines Street 62.

That land cost underpins the pricing in the table above rather than sitting on top of it as a premium. Four parties competed for a seafront Executive Condominium site in a mature estate that had not seen an EC launch in over a decade, and the winning bid is what the developer must build against.

What the Price Includes

The specification does not tier by unit type. A 3 Bedroom Deluxe receives the same appliance brand, the same sanitary ware and the same smart home provision as a 5 Bedroom Premium. Nothing in the fit-out varies by size, block or price band, which is unusual enough to state plainly rather than leave to inference:

• Bosch kitchen appliances: 3-zone gas hob, cooker hood and conventional oven, in all nine unit types
• Roca sanitary ware and Hansgrohe taps and mixers: in all nine unit types, with an overhead rain shower in the Master Bath
• Quartz countertops and backsplashes: to the kitchen, the dry kitchen where one is provided, and the bathrooms
• Smart home: Smart Gateway hub, pre-installed digital lockset with remote unlocking, pre-installed smart aircon control with pre-arrival cooling, all managed from one mobile app
• Every unit: a ceiling fan, a household shelter, a yard, and naturally ventilated kitchen and bathrooms

What is not included is worth budgeting for separately: refrigerator, washing machine and dryer are excluded from every unit type, and the internet router is the homeowner’s responsibility. Built-in wardrobes with sliding doors are fitted to selected unit types only. What varies between types is configuration rather than quality, chiefly whether the kitchen splits into wet and dry, and whether the layout carries a study, a Flexi space or a walk-in wardrobe. The project information page sets out the full provision.

Maintenance Fees at Coastal Cabana

Maintenance is charged at $55 per share value per month, excluding GST, and that rate is constant across the whole development. Every unit carries one of two share values, so there are only two monthly figures:

• Share value 6, $330 per month: 3 Bedroom Deluxe, 3 Bedroom Premium, 3 Bedroom Premium + Study, 4 Bedroom Classic, 4 Bedroom Deluxe and 4 Bedroom Premium
• Share value 7, $385 per month: 4 Bedroom Premium + Study, 4 Bedroom Premium + Flexi and 5 Bedroom Premium

Because the per-share rate is flat, the fee tracks share value and nothing else. The step from $330 to $385 falls between the 4 Bedroom Premium at 1,055 sqft and the 4 Bedroom Premium + Study at 1,163 sqft, so the larger four-bedroom layouts sit in the same maintenance band as the five-bedroom units. The figures shown in the table above are the developer’s estimates and exclude GST.

Stamp Duty, Grants and Eligibility on an Executive Condominium

Buying an Executive Condominium directly from the developer does not attract Additional Buyer’s Stamp Duty for an HDB upgrader, even where the existing flat is still owned at the point of purchase. The condition is that the existing flat is sold within six months of taking possession of the EC. Buyer’s Stamp Duty is payable in the normal way, on a tiered scale charged on the higher of the purchase price or the market value assessed by IRAS, and it is payable in cash rather than financed.

Household income must not exceed $16,000 a month, at least one applicant must be a Singapore Citizen, and no applicant may own private residential property at the point of purchase. First-timer households may qualify for a CPF Housing Grant of up to $30,000 depending on income, which reduces the effective purchase price; second-timers pay a resale levy instead, set by the flat type sold rather than by the unit being bought. Check your position with our EC eligibility guide or the resale levy calculator.

Financing an EC is capped twice, not once. The Mortgage Servicing Ratio limits the monthly repayment on this loan to 30% of gross monthly income, and the Total Debt Servicing Ratio caps all monthly debt obligations combined at 55%. Whichever bites first governs. Our mortgage calculator works the downpayment and the monthly instalment against a specific price and profile.

The holding timeline attached to this project is the older one. The rules that took effect on 8 May 2026 lengthened the Minimum Occupation Period from five years to ten and the wait to full privatisation from ten years to fifteen, and removed the Deferred Payment Scheme. They apply to Executive Condominium sites whose Government Land Sales tender closed on or after that date. This tender closed on 1 August 2024, so Coastal Cabana keeps a 5-year Minimum Occupation Period, privatisation ten years after Temporary Occupation Permit, and access to the Deferred Payment Scheme. On an expected TOP of 31 March 2029, that puts resale to Singapore Citizens and Permanent Residents from 2034 and full privatisation, opening the market to any buyer including foreigners, from 2039.

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