Coastal Cabana (executive condo)

Pasir Ris, D17 · Qingjian Realty and Forsea Holdings-led group

Overall score 6.8 out of 10. Best value in the list, but only if you qualify and can stay 5 years. Executive condos are sold below private prices, and this one has a mall across the road and two primary schools within 650 m. The limits are the rules: household income up to $16,000, no selling for 5 years after keys, and what is left is almost all 3-bedders.

This file includes an HDB upgrader affordability calculator, a break-even resale price calculator and a comparison with other launches in the same region.

Key facts

Sales so far: 638 of 748 (85%) on 5 Nov 2026
Price: $1,734 psf at launch; $1,787 psf in URA launch-month records
Land cost: $729 psf of buildable floor area ($557M), a record for executive condos
Completion: Keys by 31 Mar 2029
Lease: 99 years from 13 Nov 2024
MRT: Pasir Ris MRT exit about 980 m (straight line, OneMap); Cross Island Line stations planned for 2030
Food and shops: Downtown East across the road (supermarket, food outlets). No hawker centre named.
Primary schools: Casuarina Primary about 470 m, Pasir Ris Primary about 780 m (straight line, OneMap)

Scores

Location: 8/10. Suburbs (5) + mall across the road (+1) + Pasir Ris Park and the coast 5 minutes away (+1) + primary school within 1 km (+1)
Entry price: 7/10. About 39% above District 17's 99-year resale middle price ($1,287 psf); cheaper than nearby private launches at $2,000+
Exit plan: 7/10. Start 5; +1 over 60% sold; +1 big project; +1 primary school within 1 km; -1 all 748 owners can first sell at the same time, around 2034
Nearby food: 8/10. Mall with supermarket and food across the road
MRT closeness: 4/10. About 919 m

Pros

Lowest psf in the list
Downtown East across the road
Two primary schools within 650 m
85% sold

Cons

Income ceiling of $16,000 and other eligibility rules
Cannot sell for 5 years after keys; all owners reach that date together
12-minute walk to MRT
Only 3-bedders left, apart from one or two larger units

Sources: PropertyNet · Listings.sg now selling · EdgeProp · OneMap (SLA), MOE, NEA and LTA data via data.gov.sg

Figures come from public sources listed under Sources. Caveat prices lag actual deals by a few weeks. This is education, not financial advice; check your own numbers with your bank and CPF before you commit.