12 Loyang Besar Close 509051, Pasir Ris Park, East Region, Singapore
$1,450,000
RARE FIND: 3BR 1,173 sqft Condo at S$1,236psf | Pool Facing | Private Lift At $1,236 per square foot, you're looking at pricing most 2-bedroom condos can't even match — let alone a spacious 3-bedroom like this. This motivated seller is offering a rare opportunity at Coastal Breeze Residences, one of Pasir Ris's most exclusive low-density developments, at a price point that simply doesn't exist anymore. Why this unit stands out: → Private lift lobby – No sharing with neighbors → Direct pool views – Wake up to resort-style serenity every day → 1,173 sqft of space – Generous layout with room to breathe → Functional kitchen with service yard + storeroom → Walk to everything – Pasir Ris MRT (12 min), beach, park, NTUC, hawker centres The location edge: Coastal Breeze Residences is tucked away in a quiet enclave, yet Downtown East is just a short walk away. Your kids can cycle to Pasir Ris Park. You're 15 minutes to the airport. White Sands is 2 bus stops down. Only 63 units in the entire development. No crowds. No noise. Just peaceful coastal living with all the conveniences of mature Pasir Ris. Serious seller. Priced for quick sale. Call Akid Lee at 9437XXXX before it's gone.
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Total Transactions
24
Average Price
S1.4M
Total Value
S33.6M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 21 URA transactions
Fair Value
S$1.33M
S$1,134 psf
Asking Price
S$1.45M
S$1,236 psf
vs Market
+9.0%
vs Last Done
+3.5%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
21 comps
Nearest MRT
Pasir Ris
1068m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
21 comparable transactions
S$974
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.633
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,134
Recent Comparable Transactions
10 shown · 21 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2025 | LOYANG BESAR CLOSE Floor 01-05 | 1,152sqft | S$1,375,000 | ▲S$1,194 +5.3% vs FV | 99 yrs lease commencing from 2008 |
Jan 2025 | LOYANG BESAR CLOSE Floor 01-05 | 1,152sqft | S$1,375,000 | ▲S$1,194 +5.3% vs FV | 99 yrs lease commencing from 2008 |
Nov 2024 | LOYANG BESAR CLOSE Floor 01-05 | 1,152sqft | S$1,270,000 | ▼S$1,103 -2.7% vs FV | 99 yrs lease commencing from 2008 |
Nov 2024 | LOYANG BESAR CLOSE Floor 01-05 | 1,173sqft | S$1,208,000 | ▼S$1,030 -9.2% vs FV | 99 yrs lease commencing from 2008 |
Sep 2024 | LOYANG BESAR CLOSE Floor 01-05 | 1,227sqft | S$1,350,000 | ▼S$1,100 -3.0% vs FV | 99 yrs lease commencing from 2008 |
Jul 2024 | LOYANG BESAR CLOSE Floor 01-05 | 2,207sqft | S$1,900,000 | ▼S$861 -24.1% vs FV | 99 yrs lease commencing from 2008 |
Feb 2024 | LOYANG BESAR CLOSE Floor 01-05 | 2,476sqft | S$1,980,000 | ▼S$800 -29.5% vs FV | 99 yrs lease commencing from 2008 |
Dec 2023 | LOYANG BESAR CLOSE Floor 01-05 | 2,368sqft | S$2,050,000 | ▼S$866 -23.6% vs FV | 99 yrs lease commencing from 2008 |
Oct 2023 | LOYANG BESAR CLOSE Floor 01-05 | 1,152sqft | S$1,268,000 | ▼S$1,101 -2.9% vs FV | 99 yrs lease commencing from 2008 |
Jun 2023 | LOYANG BESAR CLOSE Floor 01-05 | 1,173sqft | S$1,250,000 | ▼S$1,065 -6.1% vs FV | 99 yrs lease commencing from 2008 |
Jul 2022 | LOYANG BESAR CLOSE Floor 01-05 | 1,841sqft | S$1,535,000 | ▼S$834 -26.5% vs FV | 99 yrs lease commencing from 2008 |
LOYANG BESAR CLOSE
Jan 2025 · Floor 01-05
+5.3% vs FV
LOYANG BESAR CLOSE
Jan 2025 · Floor 01-05
+5.3% vs FV
LOYANG BESAR CLOSE
Nov 2024 · Floor 01-05
-2.7% vs FV
LOYANG BESAR CLOSE
Nov 2024 · Floor 01-05
-9.2% vs FV
LOYANG BESAR CLOSE
Sep 2024 · Floor 01-05
-3.0% vs FV
LOYANG BESAR CLOSE
Jul 2024 · Floor 01-05
-24.1% vs FV
LOYANG BESAR CLOSE
Feb 2024 · Floor 01-05
-29.5% vs FV
LOYANG BESAR CLOSE
Dec 2023 · Floor 01-05
-23.6% vs FV
LOYANG BESAR CLOSE
Oct 2023 · Floor 01-05
-2.9% vs FV
LOYANG BESAR CLOSE
Jun 2023 · Floor 01-05
-6.1% vs FV
LOYANG BESAR CLOSE
Jul 2022 · Floor 01-05
-26.5% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.