Why This Isn’t Your Typical Executive Condo Success Story Anymore

 

⚡ Quick Reference : Coastal Cabana at a Glance

• Expected Price: $1,600–$1,750 psf
• 3BR Entry Quantum (est.): ~$1.60–$1.75M
• Developer Land Cost: ~$729 psf ppr
• Reserves Needed (CPF + Cash): $350K+
• Hold Timeline: 8–10 years (incl. MOP)
• Investment Rating: 5/10 (steady, not spectacular)
• Lifestyle Rating: 7/10 (scale, breeze, family fit)

⚡ Executive Summary: The New EC Reality

The upcoming Coastal Cabana EC at Jalan Loyang Besar marks a turning point in Singapore’s EC story. With land cost already at $729 psf ppr and launch prices expected around $1,600–$1,750 psf, this is no longer the “affordable stepping stone” EC buyers grew up believing in.

At this price band, a typical 3-bedder means:

• 💰 $350K+ in reserves (CPF + cash) ready at launch
• 🏦 Private-condo level income (~$15–16K household)
• ⏳ 10 years of holding power before exit

In short : Coastal Cabana isn’t an entry-level dream anymore.
It’s a commitment test – where only buyers with real holding strength and clarity will thrive.

The winning play now isn’t about chasing the “next Tenet.”
It’s about focusing on layout quality, liveability, and long-term lifestyle value, because price gaps can close, but poor layouts never recover.

🏗 Part 1: The Developer Story : Qingjian’s Jekyll & Hyde Track Record

Let’s start with who’s building it: Qingjian Realty.
Same developer behind Tenet, Altura, JadeScape, and The Arden.

Here’s the split personality:

Category	Project	Units	Launch Year	Sales Outcome
🏆 Winners	Tenet EC	618	2022	93% sold in 2 months at $1,368 psf
	Altura EC	360	2023	90% sold despite Bukit Batok
	JadeScape	1,206	2023	Sold strongly at premium pricing
⚠️ Struggler	The Arden	105	2023	Still unsold after 2 years despite “cheap” pricing

Pattern’s clear:
Qingjian nails large-scale projects (500+ units, full lifestyle facilities).
They stumble when projects are boutique — where layout efficiency becomes everything.

👉 Coastal Cabana’s 748units put it firmly in their sweet spot.

🧱 Part 2: Layout : The Soul of Any Project

✅ Why Tenet EC Sold Out (Even at Record Prices)

Type C1b – 947 sqft (3-Bedroom)

Flow:
Entry → Living/Dining → Balcony (no wasted corridor)
↓
Kitchen (with proper yard + household shelter)

Bedroom Cluster:
Master (fits king) → Common Bath ← Bedrooms 2 & 3 (fit queens)

Key Positives:

• Efficiency ratio: ~85% usable (industry avg: 78%)
• Natural ventilation: every bedroom & kitchen has windows
• Family-ready: household shelter doubles as storage
• COVID-ready: built-in study nook
• Smart privacy: parents & kids zones well-separated

Even at a then-record $1,360psf, families didn’t blink – because the space worked.

❌ Why The Arden Struggled (Even at Low Prices)

Type C1 – 1,012 sqft (3-Bedroom)

Flow:
Entry → Long foyer (wasted) → Corridor (more waste) → Living room (finally)

Problems:

• Efficiency ratio: 72% usable
• Odd angles break up space
• Queen beds barely fit
• “CoSpace” moveable wall = gimmick to fix bad design
• Some bathrooms use mechanical ventilation (no windows)

Verdict:
Cheapest doesn’t mean livable.
Buyers can smell inefficiency (bad deal?) – and they walked away.

🔍 What It Means for Coastal Cabana

The million-dollar question: will Qingjian repeat Tenet’s logic or Arden’s mistakes?

Implication for Coastal Cabana: if layouts follow Tenet DNA (efficient, airy, family-fit), demand holds; if not, premium is hard to defend even with a new-launch badge.

The soul of Coastal Cabana will live or die by its layout livability.

💰 Part 3: The Price Reality Check

The Escalation Timeline

Year	Project	Land Cost	Launch PSF	3BR Premium	% ↑ vs Tenet
2022	Tenet EC	$659 ppr	$1,368	$1.30M	—
2023	Copen Grand	$703 ppr	$1,458	$1.42M	+9%
2024	Aurelle EC	$721 ppr	$1,768	$1.72M	+32%
2025	Otto Place	$782 ppr	$1,761	$1.71M	+31%
2025	Coastal Cabana (est.)	$729 ppr	$1,600–1,750*	$1.60–1.75M*	+23–35%

*Projected based on recent launch data

The Real Price Drivers

• 🏗 Land cost inflation: +10% PER YEAR since 2022
• 🧱 Construction cost: +15–20% post-COVID
• 📈 Market sentiment: nearby condos ~$2,200 psf
• 🚫 Limited EC launches: only 3 in 2025

🧮 Part 4: Affordability — The Brutal Math

	Tenet Buyer (2022)	Coastal Cabana Buyer (2025)
Income	$16K/mth	$16K/mth
CPF OA	$200K	$300K
Cash	$50K	$80K
3BR Price	$1.3M	$1.65M
Loan (MSR)	$1.05M	$1.05M
Downpayment	$320K	$600K
Monthly	$4.8K	$4.8K
Status	Comfortable	Stretched thin 😬

At $1.65M, you need:
💰 ~$350K in CPF/cash
🏦 Income $15K–$16K
📉 Holding power for 8–10 years

You’re no longer competing with BTO upgraders — you’re competing with private condo buyers.

🪞 Part 5: Exit Strategy — The 10-Year Reality Check

Let’s be honest — the “EC confirm profit” mindset belongs to 2016.
At today’s entry prices ($1.6 – $1.75 M), the upside is thinner and slower.
So let’s stress-test what happens if you buy in 2025 and sell around 2033 (after MOP + a few years).

🔢 Exit Scenarios (assuming $1.65 M purchase)

Scenario	% Appreciation	Sale Price	Gross Gain
🟢 Best Case	+30 %	$2.145 M	+$495 K
⚪ Base Case	+20 %	$1.98 M	+$330 K
🔴 Soft Case	+10 %	$1.815 M	+$165 K

That’s right… even your best case gives ~2–3% returns.

🔼 Upside Catalysts

• Changi T5 (2030s)
• Downtown Line extension
• Regional Centre uplift

🔽 Downside Risks

• 3 ECs within 2km
• Possible income ceiling raise (more buyers, more competition)
• Interest rate volatility
• Resale ECs like Sea Horizon at $1,250 psf

Verdict: Solid home, modest investment.

🌊 Part 6: Location & Lifestyle

• Site: ~29,000 sqm (~312,000 sqft), 748 units
• Context: MRT ~15-min walk; Loyang Point ~10-min; sea breeze potential; established amenities
• Likely Facilities: 50m lap + leisure pool, tennis/multi-court, decent gym, multiple pavilions/rooms, co-working pods, pet corners, outdoor fitness/urban farming

Pros: full-condo scale, airflow, family-friendly programming
Cons: non walking distance to MRT (weather); EC competition radius, oversupply of PTE projects in the vicinity

⚔️ Part 7: The Competition Battlefield

Project	Location	Units	PSF	Status	Edge
Aurelle EC	Tampines	740	$1,768	Sold Out	Near MRT
Otto Place	Tengah	590	$1,761	Sold Out	Smart-city concept
Coastal Cabana	Pasir Ris	748	$1,600–1,750*	Dec 2025	Beach proximity
Rivelle Tampines	Tampines	572	$1,600–1,750*	Mar 2026	Beach proximity
Woodlands EC	Woodlands	TBA	TBA	2026	Regional Centre

Resale Competitors:

• Sea Horizon (TOP 2017, ~8 yrs): ~$1,250 – $1,430 psf → roughly 20 – 25 % cheaper than Coastal Cabana’s projected $1,600 – $1,750 psf launch.
• Watercolours EC (TOP 2014, ~11 yrs): ~$1,250 – $1,350 psf → about 18 – 24 % cheaper, with similar overall quantum for larger 3-bedders that are already MOP-free and move-in ready.

Takeaway:

• If a buyer just wants space and liquidity, these two nearby ECs offer immediate possession and a 20 % discount.
• So for Coastal Cabana to justify its premium, its layouts and lifestyle experience must clearly surpass the older stock — not just ride on new-launch hype.

📊 Part 8: Investment Math

Let’s simplify what really matters.

Total 10-Year Commitment (3-Bedder): about $1.6 – $1.75 M entry + holding and financing along the way.
To make the numbers work, you’ll want to see steady, compounding growth, not short-term flips.

Historically, well-located ECs like Prive, The Vales and Hundred Palms have doubled their launch prices within a decade — that’s the power of buying new at the right entry point.
Even in slower cycles, ECs have consistently out-performed surrounding resale condos because of their lower entry cost and built-in demand once they hit MOP.

So the real takeaway isn’t the exact percentage — it’s the pattern:
📈 Buy right, hold steady, and let the affordability gap between ECs and private condos do the heavy lifting for you.

This isn’t a quick trade; it’s a 10-year wealth compounding play.
If you stay liquid and pick a livable stack, Coastal Cabana can be that next quiet winner — a home that pays you back slowly, but surely.

🎯 Part 9: Decision Framework

✅ Who Should Buy

• Household income $15K–$16K
• $400K+ in CPF + cash
• Age 32–38
• Staying 8–10 yrs
• Values new launch lifestyle + warranty
• Emotionally stable through market cycles

❌ Who Should Reconsider

• Income < $14K
• Savings < $300K
• Planning short-term flip
• Needs MRT doorstep
• Still anchored to 2022 prices

💡 Alternatives

1. Resale EC: Sea Horizon $1.3 M — save $350K, move now.
2. Mass-market condo: Treasure Crest $1.4 M — older but freehold.
3. Wait & watch: hope for cooling measures — but risk getting priced out.

🚩 Red Flags (When to Walk Away)

🧱 Layout Red Flags

• Bedrooms: Common ≥ 2.75 m, Master ≥ 3.1 m.
  → If smaller, it looks nice in photos but feels cramped in real life.
• Corridors: Wastage should be ≤ 10 % of total size.
  → Long foyers = daily regret, future buyers will discount it.
  Kitchen & Baths: At least 1 windowed bath + a yard or HS near kitchen.
  → If both baths are mechanical-vent and no yard, expect mould and no storage.

💰 Financial Red Flags

• Cash + CPF top-up > $600 K → over-stretching for a mass-market EC.
• No buffer:
  • < 6 months emergency fund after completion
  • Can’t handle interest at 4.5–5 %
  • Can’t last 6 months on one income

→ If any fails, the house owns you — not the other way around.

🧠 Part 10: The Verdict

1️⃣ Will it sell fast?

Yes — 70–80% likely at launch.
Big site + Qingjian brand + pent-up EC demand.
But resistance kicks in above $1,750 psf.

2️⃣ Is it a good investment?

Moderate.
More home value than capital gain.
Think lifestyle upgrade, not lottery ticket.

3️⃣ Should you queue overnight?

Only if you’ve:
✅ Done your math.
✅ Have 6 months emergency funds after purchase.
✅ Buying to stay, not flip.
✅ Okay with 2–3% annual returns.

💬 The Final Reality Check

The Tenet EC era of “cheap” prices is over.
Those who bought at $1.3 M, caught the last train.

Coastal Cabana is the new normal …
where ECs cost $1.6–1.7 M,
and buyers need private-condo strength just to qualify.

It’s not about chasing “cheap”.
It’s about buying what you can hold without losing sleep.

Ask yourself:

Can my CPF + cashflow survive 10 years?
Will my family actually enjoy living here?
Or am I stretching just because everyone else is?

🧭 Action Steps (For Serious Buyers)

6 Months Before Launch (Now → June 2025)

• Do your financial audit (CPF + cash)
• Get IPA from 3 banks
• Tour resale ECs nearby
• Track EC psf trends

3 Months Before Launch (Sept 2025)

• Register interest
• Study floorplans once released
• Prep 3 affordability scenarios
• Arrange funds if needed

Launch Month (Dec 2025)

• Book earliest preview slot
• Have 3 stack choices ready
• Know your walk-away price

🔚 The Bottom Line

Coastal Cabana EC will be a solid, not spectacular, chapter in the EC story.
If Qingjian gets the layouts right like Tenet — it’ll fly.
If they repeat Arden’s cramped blueprint — it’ll drag.

Below $1,650 psf → quick sell-out.
Above $1,750 psf → resistance ahead.

But the real question isn’t whether it’s good or bad —
It’s whether you have the runway to play this 10-year game.

💬 Need Personalized Analysis?

Every buyer’s situation is different.
If you want to stress-test your numbers, DM me for a 1-on-1 breakdown — we’ll map your cashflow, CPF, and exit path.

Because the smartest buyers don’t chase hype.
They build clarity.

Make your property work for you — not the other way around.