The Shorefront
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for The Shorefront.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
The Shorefront offers a rare 999-year leasehold in OCR D17 at an average $1,918 PSF, but with only 23 units and 70% sold, buyers face limited liquidity and a lack of nearby amenities data, making it a niche bet on long-term land scarcity rather than immediate rental yield.
- • 999-year leasehold tenure provides strong land value preservation and minimal lease decay, a rarity in OCR where most new launches are 99-year leasehold.
- • Entry PSF of $1,918 is competitive for a leasehold project in D17, with nearby 99-year leasehold projects transacting at similar or higher PSF, offering relative value.
- • Small unit count (23 units) limits supply overhang and can support resale pricing if demand for leasehold in the area remains stable.
- • Estimated TOP in 2026 allows buyers to lock in current pricing before potential market shifts, with a short waiting period for rental income.
- • Only 23 units total, with 7 remaining, indicating limited transaction volume and potential resale liquidity challenges due to a thin buyer pool.
- • No transit or school data provided, but D17 is generally car-dependent; lack of MRT within walking distance may deter tenants and families relying on public transport.
- • At $1,918 PSF, the project is priced at a premium to some 99-year leasehold OCR launches, and with no unique selling points like waterfront views, capital appreciation may lag.
- • Developer 165@Loyang Pte Ltd is not a major established player, raising concerns about construction quality and timely TOP.
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Quick Take
- The Shorefront trades at $1,918psf, 36% above the D17 average of $1,415psf.
- 🎓 Pasir Ris Crest Secondary School is within 630m (8 min walk).
- Best suited to own-stay families needing space; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 6 of 23 units remaining — a tightly-held, sub-50-unit development.
Based on the latest developer sales balance update.
The Shorefront Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 2 Bedroom | 775 sqft | 4 | $1,956 | $1,515,636 |
| 2 Bedroom | 818 sqft | 2 | $1,894 | $1,549,500 |
| 2 Bedroom | 883 sqft | 1 | $1,768 | $1,560,000 |
| 3 BedroomMost traded | 980 sqft | 8 | $1,940 | $1,900,625 |
| 4 Bedroom | 1679 sqft | 1 | $1,779 | $2,988,000 |
👨👩👧👦 Family-Centric Layout (No 1-Bedders)
This development's smallest unit type is a 2-Bedroom — there are no 1-Bedroom units. 56% of transacted units are 3-Bedroom or larger.
- 3 Bedroom50%
- 2 Bedroom44%
- 4 Bedroom6%
Based on transacted URA caveats for this project, plus the development's own bedroom-type range.
🎓 Primary 1 School Catchment near The Shorefront (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
Pasir Ris Primary School Highest Balloting Priority734m · 9 min
-
Casuarina Primary School Highest Balloting Priority760m · 9 min
-
White Sands Primary School1430m · 18 min
-
Elias Park Primary School1738m · 22 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Pasir Ris Crest Secondary School Secondary (S1-S5) 630m · 8 min
- Hai Sing Catholic School Secondary (S1-S5) 784m · 10 min
- Loyang View Secondary School Secondary (S1-S5) 1373m · 17 min
- Meridian Secondary School Secondary (S1-S5) 1770m · 22 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
The Shorefront Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- EW1 CR5 Pasir Ris 1263m · 16 min
- CP2 Elias 1607m · 20 min
- CR4 Pasir Ris East 1811m · 23 min
Nearby Malls
- Downtown East597m
- White Sands1349m
- Pasir Ris Mall1379m
Supermarkets
- Raw Market328m
- Fairprice539m
- Redman By Phoon Huat539m
- Don Don Donki539m
- Cold Storage1068m
- Fairprice1344m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
The Shorefront Master Plan & Location Map
The Shorefront and MRT stations within walking distance.
The Shorefront Site Plan & Resident Facilities
Legend from the developer's site plan.
- Bicycle parking with table top
The Shorefront Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
The Shorefront URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Jul-26 | 01-05 | 980 | 91 | $1,920,000 | $1,960 | $21,099 | Strata | New Sale |
| Jun-26 | 01-05 | 775 | 72 | $1,540,000 | $1,987 | $21,389 | Strata | New Sale |
| Jun-26 | 01-05 | 980 | 91 | $1,955,000 | $1,996 | $21,484 | Strata | New Sale |
| May-26 | 01-05 | 980 | 91 | $1,925,000 | $1,965 | $21,154 | Strata | New Sale |
| May-26 | 01-05 | 980 | 91 | $1,910,000 | $1,950 | $20,989 | Strata | New Sale |
| Sep-25 | 01-05 | 775 | 72 | $1,533,542 | $1,979 | $21,299 | Strata | New Sale |
| May-25 | 01-05 | 1679 | 156 | $2,988,000 | $1,779 | $19,154 | Strata | New Sale |
| May-25 | 01-05 | 775 | 72 | $1,516,000 | $1,956 | $21,056 | Strata | New Sale |
| Feb-25 | 01-05 | 980 | 91 | $1,894,000 | $1,934 | $20,813 | Strata | New Sale |
| Nov-24 | 01-05 | 818 | 76 | $1,554,000 | $1,900 | $20,447 | Strata | New Sale |
| Mar-24 | 01-05 | 775 | 72 | $1,473,000 | $1,901 | $20,458 | Strata | New Sale |
| Feb-24 | 01-05 | 818 | 76 | $1,545,000 | $1,889 | $20,329 | Strata | New Sale |
| Oct-23 | 01-05 | 883 | 82 | $1,560,000 | $1,768 | $19,024 | Strata | New Sale |
| Sep-23 | 01-05 | 980 | 91 | $1,858,000 | $1,897 | $20,418 | Strata | New Sale |
| Sep-23 | 01-05 | 980 | 91 | $1,863,000 | $1,902 | $20,473 | Strata | New Sale |
| Sep-23 | 01-05 | 980 | 91 | $1,880,000 | $1,919 | $20,659 | Strata | New Sale |
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Frequently Asked Questions about The Shorefront
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of The Shorefront?
Units at The Shorefront have indicative prices starting from From $1,473,000, with transacted URA caveats averaging $1,918 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to The Shorefront?
The nearest MRT station to The Shorefront is Pasir Ris MRT (EW1, CR5), located approximately 1,263m (16 min walk) from the development.
What is the tenure and estimated TOP date for The Shorefront?
The Shorefront is a 999-year Leasehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2026.
Who is the developer of The Shorefront?
The Shorefront is developed by 165@Loyang Pte Ltd.
Which primary schools are within 1km of The Shorefront?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: Pasir Ris Primary School, Casuarina Primary School.
Where can I get the official floor plans and e-brochure for The Shorefront?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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