CONDODistrict 18

SEA HORIZON

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Details

Project: SEA HORIZON
TOP year: 2016
Tenure: 99-year leasehold
Lease start: 2013
Land size: 27,660 sqm (297,728 sqft)
Plot ratio: 2.1
Developer: Hao Yuan Development Pte Ltd
Gross rental yield: ~3.5% · ~$1.55M (est.)
Storeys: 13
Market segment: OCR
Total units: 495
Blocks: 12
District: 18

Upcoming MRT

1.1 km from Pasir Ris East (CRL Phase 1), opening 2030 · ~14 min walk

Pasir Ris · 1.1 km · 2030Loyang · 1.6 km · 2030

Transactions

Showing 10 of 628

Beds

Period

Size–sqft


Aug 2026		3BR	$1,605,000	1,335	$1,202
Aug 2026		2BR	$1,010,000	775	$1,303
Aug 2026		4BR	$1,729,000	1,302	$1,328
Aug 2026		4BR	$1,888,000	1,281	$1,474
Jul 2026		4BR	$1,918,000	1,324	$1,449
Jul 2026		4BR	$1,820,000	1,389	$1,310
Jul 2026		2BR	$995,000	796	$1,250
Jul 2026		3BR	$1,425,000	1,109	$1,285
Jul 2026		4BR	$1,700,000	1,302	$1,306
Jun 2026		3BR	$1,590,000	1,335	$1,191

Price Action

Rising+3.9%Last 12 months$1,303 psf

Beds

PSF (S$)59 sales · Sep 2024 to Aug 2026

typical range, $1,248 to $1,32812 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of SEA HORIZON

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
2BR	22	4%	764-861 sqft	S$3,250/mo*	~3.9%· low sample (2 sales)	6
3BR	187	38%	1,033-1,356 sqft	S$4,000/mo	~3.3%	11
4BR	192	39%	1,249-1,776 sqft	S$4,900/mo	~3.4%	13
5BR	93	19%	1,485-1,722 sqft	S$5,900/mo*	~3.4%· low sample (4 leases, 3 sales)	4

1 units not yet in our catalogue.

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

36 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Watercolours	171 m	Aug 2026		Resale	3BR	$1,200,000	936	$1,282
Coastal Cabana	208 m	Aug 2026		New Sale	4BR	$1,851,000	1,012	$1,829
Coastal Cabana	208 m	Aug 2026		New Sale	5BR+	$2,397,000	1,367	$1,753
Coastal Cabana	208 m	Aug 2026		New Sale	4BR	$1,884,000	1,055	$1,786
Seastrand	263 m	Aug 2026		Resale	2BR	$1,128,000	883	$1,277
Sea Esta	170 m	Jul 2026		Resale	3BR	$1,715,000	1,227	$1,398
Watercolours	171 m	Jul 2026		Resale	3BR	$1,872,000	1,625	$1,152
Watercolours	171 m	Jul 2026		Resale	3BR	$1,500,000	1,485	$1,010
The Shorefront	233 m	Jul 2026		New Sale	3BR	$1,920,000	980	$1,959
Loyang Gardens	259 m	Jul 2026	—	Resale	3BR	$1,400,000	1,378	$1,016
Seastrand	263 m	Jul 2026		Resale	2BR	$1,312,000	990	$1,325
Seastrand	263 m	Jul 2026		Resale	2BR	$1,270,000	990	$1,283
Sea Esta	170 m	Jun 2026		Resale	3BR	$1,340,000	980	$1,367
Watercrest	185 m	Jun 2026	—	Resale	—	$1,430,000	1,324	$1,080
The Shorefront	233 m	Jun 2026		New Sale	3BR	$1,955,000	980	$1,995
The Shorefront	233 m	Jun 2026		New Sale	2BR	$1,540,000	775	$1,987
Watercrest	185 m	May 2026	—	Resale	—	$1,370,000	1,324	$1,035
Sea Esta	170 m	Apr 2026		Resale	4BR	$1,900,000	1,367	$1,390
Watercrest	185 m	Apr 2026	—	Resale	—	$1,310,000	1,324	$989
Casa Al Mare	233 m	Mar 2026		Resale	2BR	$1,398,000	786	$1,779

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

SEA HORIZON 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.

Profit & Loss

164 realized resale exits at SEA HORIZON.164 profitable, 0 at a loss.Median 4.04%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
3BR	31	9y 2m	$770	$1,145	S$354,000	4.11%
4BR	106	9y 7m	$797	$1,190	S$486,000	4.01%
5BR+	27	8y 4m	$827	$1,171	S$542,000	4.15%
Total	164	9y 1m	$789	$1,171	S$468,000	4.04%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Exit Risk

If you bought at SEA HORIZON today: ~$1,303 psf.Resale median, last 12 months, 33 sales.

Where current owners entered (psf)

today ~$1,303

$761 p5median $826p95 $1,302

Your entry price$1,300 psf

95.2%

≈ top quartile for this project

of current owners entered below $1,303 psf — they could sell below your entry and still profit.

87.6%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

25 within 1 km

This property

$1,281

psf · 59 sales

Lowest

$913

psf

Average

$1,278

psf

Highest

$1,958

psf

Sea Horizon sits level with the nearby average for the last 2 years of sales.


—	Sea HorizonThis property	LH	2016	$1,281
170 m	Sea Esta	LH	2015	$1,347
171 m	Watercolours	LH	2014	$1,233
183 m	Lighthouse	LH	2004	$913
185 m	Watercrest	FH	1993	$1,068
208 m	Coastal Cabana	LH	2029	$1,793
226 m	Coastal Breeze Residences	LH	2012	$1,152
233 m	Casa Al Mare	FH	2022	$1,826
233 m	The Shorefront	—	2026	$1,958
235 m	Sandy Palm	LH	2002	$1,122
259 m	Loyang Gardens	FH	1994	$1,016

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Casuarina Primary SchoolPhase 2C · 30 applied · 64 places	290 m	≤ 1 km	No ballot	30	64
Pasir Ris Primary SchoolPhase 2C · 59 applied · 41 places	515 m	≤ 1 km	Balloted · ≤ 1 km	59	41
Your band is exactly the cut — priority, but contested.

4 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
White Sands Primary SchoolPhase 2C · 79 applied · 102 places	1.09 km	1–2 km	No ballot	79	102
Elias Park Primary SchoolPhase 2C · 115 applied · 66 places	1.34 km	1–2 km	Balloted · ≤ 1 km	115	66
Did not reach this home's band.
Tampines North Primary SchoolPhase 2C · 60 applied · 191 places	1.89 km	1–2 km	No ballot	60	191
Within 2 km of 9 of 12 blocks; block 19 borderline
Park View Primary SchoolPhase 2C · 42 applied · 110 places	1.98 km	1–2 km	No ballot	42	110
Within 2 km of blocks 7, 9, 11 & 13; block 5 borderline

Stack View

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 SEA HORIZON

Beds

	01	02	03	04
11	#11-011,3894BR	#11-027752BR	#11-037972BR
10	#10-011,1093BR	#10-027752BR	#10-038072BR	#10-041,0983BR
09	#09-011,1633BR	#09-027752BR	#09-037972BR	#09-041,1633BR
08	#08-011,1633BR	#08-027752BR	#08-037972BR	#08-041,1633BR
07	#07-011,1093BR	#07-027642BR	#07-038072BR	#07-041,0983BR
06	#06-011,1093BR	#06-027642BR	#06-038072BR	#06-041,0983BR
05	#05-011,1093BR	#05-027752BR	#05-038072BR	#05-041,0983BR
04	#04-011,1633BR	#04-027752BR	#04-037972BR	#04-041,1633BR
03	#03-011,1633BR	#03-027752BR	#03-037972BR	#03-041,1633BR
02	#02-011,0983BR	#02-027752BR	#02-038072BR	#02-041,0983BR
01		#01-028402BR	#01-038612BR

2BR3BR4BR5BR· tile shows strata sq ft