RPS · Resale Project Scorecard
Coastal Breeze Residences — Grade B
RPS score 5.98/10 · D17 · Changi, Loyang, Pasir Ris · 63 units · scored across 7 weighted factors — methodology published.
99YR · SUSTAINED LAND PTE LTD · TOP 2012
Solid, middle-of-the-pack project. Standout strengths: capital appreciation, tenure. Key weaknesses: MRT access, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +2.55% — top-quartile performance within its 2012-era cohort (73th percentile).
2 primary schools within 1km (nearest: CASUARINA PRIMARY SCHOOL at 0.64km). Strong school proximity — a genuine advantage for young families.
63 units — very small project; niche product with thin resale market.
1.05km from Pasir Ris Mrt Stn (EW1) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.34% — above-average income return.
99YR tenure — about 81 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Pasir Ris East MRT (CR3, CRL1) at 0.58km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Casuarina Primary School, Pasir RIS Primary School.
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The verdict· Scores updated September 2026
Coastal Breeze Residences scores 5.98 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1108th of 2,357 resale condos scored in Singapore and 11th of 33 in District 17 (Changi, Loyang, Pasir Ris). Its strongest factors are Project's Historical Performance (8/10) and Tenure (8/10); its weakest is Project Size (3/10). Solid, middle-of-the-pack project. Standout strengths: capital appreciation, tenure. Key weaknesses: MRT access, project size.
See all 33 scored condos in District 17 (Changi, Loyang, Pasir Ris) →
RPS · Resale Project Scorecard
Recent resale transactions at Coastal Breeze Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,183 psf, median price $1.42M. Median PSF is up 5.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,118 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 3 | $1,193 psf | $1.41M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $951 psf | $1.75M |
| 12-month total | 4 | $1,183 psf | $1.42M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Coastal Breeze Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 1108th of 2,357, scores updated September 2026.
- Is Coastal Breeze Residences a good buy in 2026?
- Coastal Breeze Residences scores 5.98/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1108th of 2,357 Singapore resale condos and 11th of 33 in District 17 (Changi, Loyang, Pasir Ris). Solid, middle-of-the-pack project. Standout strengths: capital appreciation, tenure. Key weaknesses: MRT access, project size. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Coastal Breeze Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at Coastal Breeze Residences, at a median of $1,183 psf and a median price of $1.42M (range $951 psf to $1,202 psf). The median PSF is up 5.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,118 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Coastal Breeze Residences from the nearest MRT station?
- Coastal Breeze Residences is about 1.1km from Pasir Ris MRT (EW1), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Coastal Breeze Residences compare with Loyang Valley?
- Loyang Valley is the project scored next to Coastal Breeze Residences on the District 17 ranking: 6.00 (Grade B) against Coastal Breeze Residences's 5.98 (Grade B). Coastal Breeze Residences scores higher on Tenure (8 vs 4) and MRT Proximity (4 vs 1); Loyang Valley scores higher on Project Size (3 vs 8).
- Which primary schools are within 1km of Coastal Breeze Residences?
- 2 primary schools are within 1km of Coastal Breeze Residences: Casuarina Primary School, Pasir RIS Primary School. 2 primary schools within 1km (nearest: CASUARINA PRIMARY SCHOOL at 0.64km). Strong school proximity — a genuine advantage for young families. Coastal Breeze Residences scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Coastal Breeze Residences, and how big is the project?
- Coastal Breeze Residences is 99-year leasehold, completed in 2012, has 63 units, developed by SUSTAINED LAND PTE LTD. 99YR tenure — about 81 years remaining — no near-term decay concern. 63 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Coastal Breeze Residences in Changi, Loyang, Pasir Ris
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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