Coastal Breeze Residences
Project page · 99-year lease from 2008
Based on 3 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Coastal Breeze Residences | 01-05 | 1,216 sqft | S$1,425,000 | S$1,172 psf | ×0.999 | S$1,170 psf |
| Feb 2026 | Coastal Breeze Residences | 01-05 | 1,173 sqft | S$1,410,000 | S$1,202 psf | ×0.999 | S$1,200 psf |
| Jan 2026 | Coastal Breeze Residences | 01-05 | 1,173 sqft | S$1,400,000 | S$1,193 psf | ×0.999 | S$1,192 psf |
How accurate is this estimate for Coastal Breeze Residences?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Coastal Breeze Residences since.
- Median error
- 5.7%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 4 sales, so read the figure as a hint, not a verdict.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
3.43% gross yield
S$48,000 of rent a year against the estimate above · 0.01 points below flats like it
Leases signed here within a quarter of this size run about S$4,000 a month, the middle of 3 of them.
In outside the central region, leasehold flats with 80 to 89 years of lease left yield 3.44%, from 146 projects.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 2200-2300 sqft | 4 | Non-landed Properties | S$5,500 |
| Q3 2026 | 2200-2300 sqft | 4 | Non-landed Properties | S$5,500 |
| Q3 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$4,000 |
| Q1 2026 | 2000-2100 sqft | 3 | Non-landed Properties | S$6,000 |
| Q1 2026 | 1100-1200 sqft | 3 | Non-landed Properties | S$4,000 |
| Q4 2025 | 1100-1200 sqft | 3 | Non-landed Properties | S$4,000 |
| Q3 2025 | 1100-1200 sqft | 3 | Non-landed Properties | S$3,200 |
| Q3 2024 | 2200-2300 sqft | 4 | Non-landed Properties | S$5,200 |
median of 3 URA rental contracts at Coastal Breeze Residences within a quarter of 109 sqm, since 2025Q4.
Buying or selling at S$1,398,454?
Buying: Stamp duty on S$1,398,454 · Cash and CPF needed on S$1,398,454 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,398,454.
Each opens with this figure filled in; change anything there.
Primary schools near 10 Loyang Besar Close
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Casuarina Primary School · 567 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 817 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Elias Park Primary School · 1,348 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,390 m · no 2025 Phase 2C ballot
- Park View Primary School · 1,928 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Coastal Breeze Residences · 01-05 · Condominium · 80 years left | 1,841 sqft | S$1,750,000 | S$951 psf |
| Feb 2026 | Coastal Breeze Residences · 01-05 · Condominium · 81 years left | 1,173 sqft | S$1,410,000 | S$1,202 psf |
| Feb 2026 | Coastal Breeze Residences · 01-05 · Condominium · 81 years left | 1,216 sqft | S$1,425,000 | S$1,172 psf |
| Jan 2026 | Coastal Breeze Residences · 01-05 · Condominium · 81 years left | 1,173 sqft | S$1,400,000 | S$1,193 psf |
| Aug 2025 | Coastal Breeze Residences · 01-05 · Condominium · 81 years left | 1,173 sqft | S$1,328,000 | S$1,132 psf |
| Jan 2025 | Coastal Breeze Residences · 01-05 · Condominium · 82 years left | 1,152 sqft | S$1,375,000 | S$1,194 psf |
| Nov 2024 | Coastal Breeze Residences · 01-05 · Condominium · 82 years left | 1,173 sqft | S$1,208,000 | S$1,030 psf |
| Nov 2024 | Coastal Breeze Residences · 01-05 · Condominium · 82 years left | 1,152 sqft | S$1,270,000 | S$1,103 psf |
| Sept 2024 | Coastal Breeze Residences · 01-05 · Condominium · 82 years left | 1,227 sqft | S$1,350,000 | S$1,100 psf |
| Jul 2024 | Coastal Breeze Residences · 01-05 · Condominium · 83 years left | 2,207 sqft | S$1,900,000 | S$861 psf |
| Feb 2024 | Coastal Breeze Residences · 01-05 · Condominium · 83 years left | 2,476 sqft | S$1,980,000 | S$800 psf |
| Dec 2023 | Coastal Breeze Residences · 01-05 · Condominium · 83 years left | 2,368 sqft | S$2,050,000 | S$866 psf |
| Oct 2023 | Coastal Breeze Residences · 01-05 · Condominium · 83 years left | 1,152 sqft | S$1,268,000 | S$1,101 psf |
| Jun 2023 | Coastal Breeze Residences · 01-05 · Condominium · 84 years left | 1,173 sqft | S$1,250,000 | S$1,065 psf |
| Jul 2022 | Coastal Breeze Residences · 01-05 · Condominium · 85 years left | 1,841 sqft | S$1,535,000 | S$834 psf |
| Jun 2022 | Coastal Breeze Residences · 01-05 · Condominium · 85 years left | 1,173 sqft | S$1,100,000 | S$938 psf |
| Apr 2022 | Coastal Breeze Residences · 01-05 · Condominium · 85 years left | 1,173 sqft | S$1,090,000 | S$929 psf |
| Nov 2021 | Coastal Breeze Residences · 01-05 · Condominium · 85 years left | 1,173 sqft | S$1,024,000 | S$873 psf |
| Nov 2021 | Coastal Breeze Residences · 01-05 · Condominium · 85 years left | 1,335 sqft | S$1,244,888 | S$933 psf |
Showing 19 of 21.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Coastal Breeze Residences · 2200-2300 sqft · 4 bed · Non-landed Properties | S$5,500 | S$2.44 psf |
| Q3 2026 | Coastal Breeze Residences · 2200-2300 sqft · 4 bed · Non-landed Properties | S$5,500 | S$2.44 psf |
| Q3 2026 | Coastal Breeze Residences · 900-1000 sqft · 2 bed · Non-landed Properties | S$4,000 | S$4.21 psf |
| Q1 2026 | Coastal Breeze Residences · 2000-2100 sqft · 3 bed · Non-landed Properties | S$6,000 | S$2.93 psf |
| Q1 2026 | Coastal Breeze Residences · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.48 psf |
| Q4 2025 | Coastal Breeze Residences · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.48 psf |
| Q3 2025 | Coastal Breeze Residences · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,200 | S$2.78 psf |
| Q3 2024 | Coastal Breeze Residences · 2200-2300 sqft · 4 bed · Non-landed Properties | S$5,200 | S$2.31 psf |
| Q3 2024 | Coastal Breeze Residences · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.00 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 80 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 75 years | S$1,283,726 | S$1,417,337 | S$1,561,849 | S$1,605,889 |
| 10 years | 70 years | S$1,216,839 | S$1,483,320 | S$1,801,219 | S$1,904,231 |
| 20 years | 60 years | S$1,138,187 | S$1,691,287 | S$2,493,909 | S$2,787,318 |
On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.