District 17 · Pasir Ris · OCR
Coastal Breeze Residences
Loyang Besar Close · Condominium · 99 yrs lease commencing from 2008
Current PSF
$1,175
-8.6% vs district median
Gross yield
3.6%
median rent $4,000/mo
3-year gain
17.6%
Transactions · 5y
22
4 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 1,070.877m
EWL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+110% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential32 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Casuarina Primary School 669m · Phase 2C 0.5× · Pasir Ris Primary School 922m · Phase 2C 1.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pasir Ris Crest Secondary School · 686m
Food
Pasir Ris Central Hawker Centre · 841m
Green
Pasir Ris Pk · 531m - 2 parks within 1km
Mall
Pasir Ris Mall · 1.1km
Health
Singhealth Polyclinics (Pasir Ris Polyclinic) (polyclinic) · 1.1km
Who lives in Pasir Ris
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
147,110
Median age
40 yrs
50% under 40 · getting older
Children 0–9
12,240
▼ 5% since 2015 · future P1 demand
Household size
3.6 avg
Homes
70% HDB
25% condo · 5% landed
Degree holders
34%
residents 15+
Commute
55% transit
25% drive
45 min+ to work
35%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$814
2022
$900
+10.6%
2023
$1,011
+12.3%
2024
$979
-3.2%
2025
$1,163
+18.8%
2026
$1,189
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $3,800/mo | $3.30 | 3.4% | 11 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $1,425,000 | 1,216 | $1,172 | 01-05 |
| Feb 2026 | $1,410,000 | 1,173 | $1,202 | 01-05 |
| Jan 2026 | $1,400,000 | 1,173 | $1,193 | 01-05 |
| Aug 2025 | $1,328,000 | 1,173 | $1,132 | 01-05 |
| Jan 2025 | $1,375,000 | 1,152 | $1,194 | 01-05 |
| Nov 2024 | $1,270,000 | 1,152 | $1,103 | 01-05 |
| Nov 2024 | $1,208,000 | 1,173 | $1,030 | 01-05 |
| Sept 2024 | $1,350,000 | 1,227 | $1,100 | 01-05 |
| Jul 2024 | $1,900,000 | 2,207 | $861 | 01-05 |
| Feb 2024 | $1,980,000 | 2,476 | $800 | 01-05 |
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More in District 17
The HDB blocks next door
The entry point, measured: what the resale flats around Coastal Breeze Residences actually sell for - this project trades at 2.2× the nearest block’s PSF.