Primary Schools Within 1 km / 2 km
- CHIJ (Katong) Primary≤ 1 km370 m
- Tao Nan School≤ 1 km445 m
- Ngee Ann Primary School≤ 1 km580 m
- St. Stephen'S School1–2 km1.19 km
- Haig Girls' School1–2 km1.22 km
- Tanjong Katong Primary School1–2 km
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Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.
| Total units | 28 |
|---|---|
| Size range | 431–1,615 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 1-bedroom | 16 | 57% |
| 2-bedroom | 11 | 39% |
| 3-bedroom | 1 | 4% |
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 1 BR | ~4.5%· low sample (2 sales) | ~$790K | 10 |
| 2 BR | ~3.1%· low sample (4 leases, 1 sale) | ~$1.13M | 4 |
Relevant market insights
Very low because this development is young — recently completed condos see almost no collective-sale interest.
448@EAST COAST was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
Fewer neighbours are free or motivated to sell than at most comparable properties.
haio tracks 25 of 28 units at 448@EAST COAST. 72% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 56% have been held over 10 years.
72%
Free to sell now
18 of 25 tracked · past SSD
77%
Sitting on a gain
10 of 13 resales sold above cost
Showing 10 of 36 total recorded transactions.
| Apr 2026 | 1BR | $775,000 | 462 | $1,677 | |
| Feb 2026 | 1BR | $805,000 | 462 | $1,742 | |
| Oct 2025 | 2BR | $1,130,000 | 656 | $1,723 | |
| Jun 2025 | 1BR | $778,000 | 441 | $1,764 | |
| Dec 2024 | 1BR | $743,000 | 430 | $1,728 | |
| Apr 2024 | 1BR | $742,000 | 430 | $1,726 | |
| Dec 2023 | 2BR | $1,020,000 | 656 | $1,555 | |
| Nov 2021 | 1BR | $713,000 | 441 | $1,617 | |
| Jul 2021 | 1BR | $1,201,888 | 1,108 | $1,085 | |
| 11-09-2020 | 1BR | $680,000 | 430 | $1,581 |
50 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| St Patrick'S Residences | 152 m | Jun 2026 | Resale | 3BR | $2,710,000 | 1,205 | $2,249 |
| Vibes @ East Coast | 206 m | Jun 2026 | Resale | 2BR | $1,050,000 | 624 | $1,683 |
| Seventy Saint Patrick'S | 208 m | Jun 2026 | Resale | 3BR | $2,990,000 | 1,184 | $2,525 |
| Tierra Vue | 127 m | May 2026 | Resale | 2BR | $1,980,000 | 947 | $2,091 |
| The Sound | 212 m | May 2026 | Resale | 1BR | $1,330,000 | 602 | $2,209 |
| St Patrick'S Residences | 152 m | Apr 2026 | Resale | 4BR | $3,860,000 | 2,464 | $1,567 |
| St Patrick'S Residences | 152 m | Apr 2026 | Resale | 3BR | $2,600,000 | 1,205 | $2,158 |
| Baywind Residences | 235 m | Apr 2026 | Resale | 3BR | $2,300,000 | 968 | $2,376 |
| Seventy Saint Patrick'S | 208 m | Mar 2026 | Resale | 3BR | $2,768,000 | 1,119 | $2,474 |
| Seventy Saint Patrick'S | 208 m | Mar 2026 | Resale | 3BR | $2,880,000 | 1,345 | $2,141 |
| Tierra Vue | 127 m | Jan 2026 | Resale | 4BR | $3,758,000 | 2,055 | $1,829 |
| Mayfair Residences | 146 m | Jan 2026 | Resale | 3BR | $2,370,000 | 1,184 | $2,002 |
| Idyllic Residences | 220 m | Jan 2026 | Resale | 2BR | $1,500,000 | 947 | $1,584 |
| Baywind Residences | 235 m | Jan 2026 | Resale | 4BR | $3,025,000 | 1,270 | $2,382 |
| Vibes @ East Coast | 206 m | Dec 2025 | Resale | 1BR | $1,005,000 | 667 | $1,507 |
| The Sound | 212 m | Dec 2025 | Resale | 3BR | $2,200,000 | 1,065 | $2,066 |
| The Sound | 212 m | Dec 2025 | Resale | 3BR | $2,520,000 | 1,270 | $1,984 |
| Heritage East | 114 m | Oct 2025 | Resale | 2BR | $2,100,000 | 1,356 | $1,549 |
| Idyllic Residences | 220 m | Sep 2025 | Resale | 3BR | $1,800,000 | 1,097 | $1,641 |
| Heritage East | 114 m | Aug 2025 | Resale | 1BR | $790,000 | 462 | $1,710 |
Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for 448@EAST COAST
| 01 | 02 | 03 | 04 | 05 | 06 | 07 | |
|---|---|---|---|---|---|---|---|
| 05 | #05-015702BR | #05-021,6153BR | #05-034631BR | #05-044311BR | #05-051,1091BR | #05-061,3672BR | #05-074411BR |
| 04 | #04-015702BR | #04-026352BR | #04-034631BR | #04-044311BR | #04-054311BR | #04-066572BR | #04-074411BR |
| 03 | #03-015702BR | #03-026352BR | #03-034631BR | #03-044311BR | #03-054311BR | #03-066572BR | #03-074411BR |
| 02 | #02-015702BR | #02-026352BR | #02-034631BR | #02-044311BR | #02-054311BR | #02-066572BR | #02-074411BR |
8 realized resale exits at 448@EAST COAST over the 5y window — 8 profitable, 0 at a loss, averaging 1.50%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 1BR | 6 | 13y 5m | 1.39% |
| 2BR | 2 | 13y 3m | 1.81% |
| Total | 8 | 13y 4m | 1.50% |
No loss-making resales in this window — every matched exit sold above its matched entry price.
Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.
Exit Audience is a haio+ feature
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If you bought at 448@EAST COAST today at ~$1,723 psf (the recent resale median — last 12 months, 3 sales)…
80.0%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=25 traced current owners, 100.0% unit-exact
the Exit-Risk band is a haio+ feature
Start your 3-day free trial — no charge today, cancel anytime.
The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated
When direct sun lands on a West-facing window at 448@EAST COAST, for the date you pick.
Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
Anchored to this project's estimated price (~S$800k, the median of recent sale transactions at 448@EAST COAST) — drag to explore what else that budget buys across Singapore.
205 within 1 km
| 0 m | Mellow Mansions | FH | 1987 | — |
| 35 m | St Patrick'S Villa | FH | 1984 | — |
| 35 m | St Patrick'S Loft | FH | 2008 | $1,756 |
| 58 m | St Patrick'S Green | FH | 1999 | $2,033 |
| 76 m | East Grove | FH | 1975 | $1,508 |
| 100 m | Marine Parade Gardens | FH | 1985 | — |
| 114 m | Heritage East | FH | 2012 | $1,705 |
| 127 m | Tierra Vue | FH | 2009 | $1,895 |
| 146 m | Mayfair Residences | FH | 2017 | $1,981 |
| 152 m | St Patrick'S Residences | FH | 2013 | $1,601 |
Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
What's next
Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.