The Shorefront

, Pasir Ris, East · 999-year leasehold · Launched

From: Not published
Lowest: Not published

Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.

Ready (): 2026
Nearest MRT or LRT: 1.4 km · ~18 min walkcalculated
so far: 17 of 23 (73.9%)
Recent sales, median: S$1,976 psfcalculated
, median: S$1,333 psfcalculated
: 999-year leasehold
Developer: 165@Loyang Pte Ltd
Launched: Not available

Nearest station in service: Pasir Ris MRT Station. Distances are straight-line; walking routes are longer.

Is it worth buying?

PropGPT financial score

51out of 100

Fair case on the numbers

Confidence: high, most figures known (76% of the weight known)

Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.

What makes up the score

Score parts: each part's mark out of 100, its share of the score, and why
Part	Mark	Why
Price vs similar homes nearby25% of the scoreCosts 23% more than similar older homes nearby; usually 17% more.	22	Costs 23% more than similar older homes nearby; usually 17% more.
Rental yield vs typical19% of the scoreRent of about 2.6% of the price a year; typical is 2.4%.	75	Rent of about 2.6% of the price a year; typical is 2.4%.
Price vs other new launches nearbynot countedNot known yet.	Not known	Not known yet.
Price vs launches in the region13% of the score22% below the typical price of launches in the region.	100	22% below the typical price of launches in the region.
Price vs the developer's likely breakevennot countedNot known yet.	Not known	Not known yet.
Value lost to the lease in the next 10 years13% of the scoreFreehold or 999-year: no lease running down.	100	Freehold or 999-year: no lease running down.
Nearby homes that beat the market13% of the score0 of 4 nearby projects beat the market.	0	0 of 4 nearby projects beat the market.
Distance to the MRT13% of the score1,340 m to the nearest station (planned).	0	1,340 m to the nearest station (planned).
Competing homes finishing nearby6% of the scoreNo competing homes finishing nearby around the same time.	100	No competing homes finishing nearby around the same time.
Developer's track recordnot countedNot known yet.	Not known	Not known yet.

How the score is worked out

What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.

PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.

In your favour 3Neutral 1Watch out 3Not known yet 4

Am I paying a fair price?

Price vs similar resale homes nearby · Watch out
Costs about 23% more than similar older homes nearby
New launches usually cost about 17% more than the older homes around them (the middle figure of the 64 launches selling now). This one's extra is bigger than usual, so it may take longer to sell at a profit.
This launch
S$1,976 psf
Usual for a launch here
S$1,888 psf
Similar homes nearby
S$1,607 psf
Based on 84 resales, Nov 2025 to Nov 2026 · a rough guide only
Show the calculationHide the calculation
What it compares
This project's median price per sq ft (its own new sales in the last 12 months) against resale condos and apartments within 1.5 km, sold Nov 2025 to Nov 2026, any size. Each resale price is scaled to this project's lease, and to its building age (a new building, expected TOP 2026) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.
The figures
This project: S$1,976 psf, the median of its own new sales in the last 12 months.
Nearby resale: S$1,607 psf, the median of 84 sales after the lease adjustment.
Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
Age adjustment: 84 of 84 nearby sales are also scaled to this project's age (a new building, expected TOP 2026), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648.
Gap: S$1,976 psf ÷ S$1,607 psf − 1 = +23%. Usual gap (the middle of 64 launches selling now): +17%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Older homes against a new launch. Lease and size range are matched, building age is adjusted at an average rate; the premium for a brand-new home, condition, floor and facilities are not. That is why the line compares the gap with the usual gap for launches rather than with zero.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
Floor level, view, facing and unit mix are not adjusted. A project whose recent sales were mostly high floors looks dearer.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
URA gives one map point per project, so large projects are measured from a single spot.
How PropGPT works out every line
Price vs other new launches nearby · Not known yet
Not known yet
Fewer than 10 new-launch sales of similar size in other projects within 1.5 km in the last 12 months.
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What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (any size).
How PropGPT works out every line
Price vs launches in this region · In your favour
About 22% below the typical price of other launches selling now in this region
Cheaper than most of the homes you are likely to compare it with.
This launch
S$1,976 psf
Typical launch in the region
S$2,548 psf
Based on 11 launches · a rough guide only
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What it compares
This project's price per sq ft against the median of other new launches selling now in the same URA region (Central, East, North, North-East or West).
The figures
This project: S$1,976 psf
Median of 11 other launches selling now in this region: S$2,548 psf
In your favour when 10% or more below the typical price; watch out when 10% or more above.
How fair is this comparison?
A rough guide only. Same region or type only: a region mixes places near and far from the city, and each launch's land cost differs.
What this check cannot see
Region medians mix very different locations: Orchard and Toa Payoh are both in the Central region.
Unit sizes are not matched: small units cost more per sq ft, so a project of mostly small units looks dearer.
How PropGPT works out every line
Land cost vs launch price · Not known yet
Not known yet
PropGPT has not found what the developer paid for the land yet.
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What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.
How PropGPT works out every line

Can it earn or hold its value?

Rental yield · Neutral
About 2.6% of the price a year in rent, before costs
Close to the typical 2.4% for launches selling now.
This launch
2.6%
Typical for launches selling now
2.4%
Based on 409 rental contracts, Q1 2026 to Q3 2026
Show the calculationHide the calculation
What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this project's price per sq ft.
The figures
Nearby rent: S$4.36 per sq ft a month, median of 409 contracts (URA, Q1 2026 to Q3 2026)
Yield = S$4.36 × 12 ÷ S$1,976 psf = 2.6%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this project, which is not finished yet.
What this check cannot see
Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
New homes usually rent for more than the older homes nearby, so this may understate.
How PropGPT works out every line
Lease · In your favour
999-year leasehold
No lease runs down, so the home does not lose value as the years pass. Buyers usually pay more for this.
Based on URA's title record
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What it compares
The title's tenure, as recorded by URA.
How fair is this comparison?
Very fair. A fact about this home.
What this check cannot see
Freehold land does not protect the building: it still ages, and an en bloc sale needs most owners to agree.
How PropGPT works out every line
How nearby homes' prices moved · Watch out
0 of 4 nearby projects rose faster than the whole market
Homes around here have done worse than the market in recent years. Past results do not guarantee future ones.
Based on 4 nearby projects, sales from Oct 2021 · a rough guide only
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.
The figures
SEA ESTA (116 m): +21% from 2022-Q1 to 2026-Q2; market +25%
RIPPLE BAY (234 m): +24% from 2022-Q1 to 2026-Q2; market +25%
SEASTRAND (415 m): +17% from 2022-Q2 to 2026-Q2; market +21%
PASIR RIS 8 (1,305 m): +15% from 2022-Q3 to 2026-Q2; market +16%
In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.
What this check cannot see
PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
A project's early sales may be small units and later ones large, or the other way round.
Past price moves do not predict future ones.
How PropGPT works out every line
MRT · Watch out
1,378 m to Pasir Ris MRT Station
A planned station, Pasir Ris East (planned), is closer at 1,340 m. It has no opening date in PropGPT.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).
The figures
In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.
What this check cannot see
Straight-line distance: walking routes are longer, often by a third.
Planned stations can be years away and dates change.
How PropGPT works out every line

What could go wrong?

Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 4 Nov 2026
Show the calculationHide the calculation
What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due within 2 years of this project's completion (TOP).
The figures
URA pipeline of private homes not yet completed.
In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.
What this check cannot see
Completion years in URA's pipeline often shift by a year or more.
Land sold but not yet in URA's pipeline is not counted.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
How PropGPT works out every line
Developer's track record · Not known yet
Not known yet
PropGPT has not checked the developer's record yet: projects completed, delays and disputes reported.
Show the calculationHide the calculation
What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).
How PropGPT works out every line
Cost to buy, hold and sell · Not known yet
Not known yet
No price is published yet.

Good to know (not judged)

Sales so far · Fact
73.9% sold
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
23 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
None found by PropGPT research
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Growth-area plans · Fact
Not in a named growth area, as far as PropGPT found
Growth areas are planned for decades and are public, so prices often include them already.

PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out

What you would pay

The developer has not published prices yet, so PropGPT cannot estimate costs for this project.

Unit types and prices

As published by the developer or reported in the press. Availability changes daily; confirm with the developer.

No unit-type details published yet.

Price per square foot of actual sales, by month

URA caveats lodged for new sales; median per month calculated by PropGPT. Months with no sales are left out.

Nearby homes and what they sold for

Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.

10 nearby projects, median from S$1,016 to S$1,779. Show the list

Project	Distance	Tenure	Median PSF	Typical size	Sales
SANDY PALM	39 m	99-year from 1996	S$1,056	1,345 sq ft	1
SEA ESTA	116 m	99-year from 2012	S$1,357	1,173 sq ft	14
RIPPLE BAY	234 m	99-year from 2011	S$1,425	775 sq ft	32
WATERCREST	243 m	999-year from 1885	S$1,058	1,324 sq ft	4
COASTAL BREEZE RESIDENCES	317 m	99-year from 2008	S$1,183	1,195 sq ft	4
LOYANG GARDENS	339 m	999-year from 1885	S$1,016	1,378 sq ft	1
BLUWATERS	348 m	946-year from 1938	S$1,304	1,173 sq ft	1
CASA AL MARE	355 m	Freehold	S$1,779	786 sq ft	1
SEASTRAND	415 m	99-year from 2011	S$1,284	883 sq ft	23
LE LOYANG	422 m	999-year from 1885	S$1,197	1,088 sq ft	2

Location

Nearest MRT station: Pasir Ris MRT Station; 1.4 km · ~18 min walk
Nearest school: Pasir Ris Crest Secondary School; 701 m · ~9 min walk
Nearest park: Pasir Ris Pk; 873 m · ~11 min walk
Nearest supermarket: Raw Market Pte. Ltd. (Seastrand); 405 m · ~6 min walk

The ShorefrontMRT stationSchoolParkSupermarket

Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.

What next?

Add The Shorefront to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.