In land-scarce Singapore, it has become increasingly rare to find a new home within walking distance of the beach, a major park, a mall and an MRT station — without paying a steep premium. That rarity is even more pronounced for an executive condominium (EC).

A consortium comprising Qingjian Realty, Forsea Holdings, ZACD Group and Jianan Capital aims to fill that gap with Coastal Cabana, a 748-unit EC at Jalan Loyang Besar in Pasir Ris on the eastern edge of the island. “Coastal Cabana is designed like a vacation home — where the beach, parks, leisure amenities, and schools are all within reach,” says Ouyang Jing, director of Qingjian Realty.

Coastal Cabana will preview on Dec 6, with e-applications open from Dec 6 to 21, ahead of its sales launch on Jan 17, 2026.

Read also: Coastal Cabana EC draws over 4,000 visitors on preview weekend

Sitting on a 99-year leasehold site of 305,757 sq ft, the project comprises 16 blocks of 11- and 12-storey towers. Units range from three- to five-bedroom layouts spanning 872 to 1,421 sq ft.

Prices begin at $1,639 psf. Three-bedroom units start from $1.438 million ($1,649 psf), and four-bedroom units from $1.623 million ($1,639 psf).

A coastal EC next to Downtown East and Pasir Ris Park

Located along Jalan Loyang Besar, Coastal Cabana sits next to Downtown East and is a short stroll from Pasir Ris Park and the beach.

Two primary schools, Casuarina Primary and Pasir Ris Primary, are within 1km, which should appeal to families with school-going children.

Residents will also be within walking distance of Pasir Ris MRT Station, which will become an interchange for the Cross Island Line, improving islandwide accessibility. The Tampines Expressway and Pan-Island Expressway are also easily reachable.

Under the 2025 Master Plan and Remaking Our Heartland (ROH) initiative, Pasir Ris is being shaped into a “vibrant urban sanctuary” with upgraded amenities, enhanced green spaces and a rejuvenated town centre anchored by new mixed-use developments near Pasir Ris MRT Station and the upcoming Elias MRT Station.

Read also: ECs hold their edge: 97% resale gains and a 31% price gap with private condos

First EC in Pasir Ris in more than a decade

The last EC launch in Pasir Ris was Sea Horizon in September 2013. Completed in 2016, it will be fully privatised next year when it reaches the 10th year of obtaining its Temporary Occupation Permit (TOP).

A 1,679 sq ft unit at Sea Horizon recently transacted for $2.45 million ($1,459 psf) in September. The seller had purchased it for $1.513 million ($901 psf) in November 2013 — a gain of $937,000 in under 10 years.

“There’s clear pent-up demand from families who’ve long wanted an EC in this area,” says Ouyang.

This demand spurred the consortium to submit the top bid of $557 million ($729 psf ppr) for the Coastal Cabana site in August 2024, the highest among four bids. With no visibility of future EC sites in Pasir Ris, supply remains limited.

ECs in the East: Strong demand and price growth

According to EdgeProp Market Trends, the average new EC price in the East Region has grown 15.1% y-o-y since 2024, outpacing the 13.5% y-o-y growth for ECs islandwide.

The last EC launch in the East was Aurelle of Tampines at Tampines Street 62. It entered the market in March 2025, with 90% of the 760 units sold on its first weekend. The project was fully sold a month later at an average price of $1,766 psf, when the remaining 52 units were snapped up by second-timers.

Read also: Coastal Cabana: Seaside oasis with lifestyle convenience in the heart of Pasir Ris

Also launched this year was Otto Place, a 600-unit EC at Plantation Close in Tengah. Since its July debut, the project is 94% sold at an average price of $1,757 psf, based on caveats lodged to date.

“We have seen strong take-up at new EC launches, with most substantially sold or fully sold within one to two years,” says Wang Xin, director of Forsea Holdings.

Coastal Cabana marks the second collaboration between Qingjian and Forsea, following the 358-unit private condo Bloomsbury Residence at Media Circle in one-north. The developers are also joint venture partners in a third private condo — the upcoming 327-unit project at Media Circle (Parcel A) — along with minority investor Hoovasun Holding. They submitted the top bid of $315 million ($1,037 psf ppr) for the site in March 2025.

‘Limited upcoming supply’

This year, the government will release five EC sites under the GLS programme, yielding an estimated 1,935 new units.

Three sites sold under the 1H2025 Confirmed List — Senja Close, Woodlands Drive 17, and Sembawang Road — will collectively yield about 945 units.

A fourth EC site at Woodlands Drive 17 (the second site there) was launched in October 2025, offering about 560 units with a tender closing in January 2026. The fifth site, located at Miltonia Close in Yishun, is expected to yield 430 units and is scheduled for launch in December, with the tender closing in March 2026.

These two latter sites, released under the 2H2025 Confirmed List, are likely to contribute to the 2027 launch pipeline, given the mandatory 15-month waiting period before developers can launch.

Ouyang of Qingjian expects the EC market to remain resilient. “ECs offer a unique balance between affordability and lifestyle, making them an aspirational yet attainable option,” he says. “With limited upcoming supply and a solid pipeline of eligible buyers, we expect sales momentum to remain healthy for well-located, quality projects like Coastal Cabana.”

New EC price growth outpaces OCR condo prices

In 2015, new ECs averaged $799 psf, while new 99-year leasehold OCR private condos averaged $1,157 psf — meaning ECs were priced at a 30.9% discount to OCR condos. Average HDB resale prices stood at $423 psf, 47% below new EC prices.

Today in 2025, new EC prices have risen to $1,735 psf, up 117% over the decade. OCR private condos now average $2,261 psf, up 95%, while HDB resale prices have risen to $642 psf, a 52% increase.

EC prices have therefore grown faster than both new OCR condos and HDB resale prices over the last 10 years. Today, new ECs trade at a 23% discount to new OCR condos, while HDB resale flats are now 63% cheaper than new ECs.

Land prices of ECs have also reached new highs this year, with the Senja Close site sold at $771 psf ppr and the Woodlands Drive 17 site sold at $782 psf ppr. As a result, EC selling prices are expected to test $1,800 psf in the coming year.

“EC land prices reflect developers’ confidence in the segment’s strong fundamentals,” says Ouyang. “Each site has unique attributes — location, amenities, and surrounding developments — so pricing naturally varies.”

Design, architecture and lifestyle positioning

Qingjian has established itself as a major EC player, having developed 10 ECs since 2011, starting with the 504-unit Riverparc Residence in Punggol. Coastal Cabana is its 11th EC project.

Ouyang believes Coastal Cabana’s connectivity, coastal lifestyle and functional layouts will have universal appeal. “It will resonate with first-time buyers ready to take the next step into private living,” he adds.

Given Pasir Ris’ status as a mature and established neighbourhood, the developer anticipates a slightly higher proportion of upgraders. Forsea’s Wang expects the project to draw families already living in the East or elsewhere who want a larger home in a coastal setting.

P&T Group is the design architect for Coastal Cabana, while Ecoplan Asia helms the landscape design. The project is positioned as an upmarket EC, with an elegant drop-off area, a long reflective water corridor, a double-storey clubhouse, four swimming pools and a tennis court — among more than 65 amenities.

Apartments are oriented in a north–south direction, with selected units enjoying sea views. Units come fitted with Bosch kitchen appliances and Hansgrohe bathroom fittings.