Celadon View
Overview & Key Facts
Celadon View occupies a quiet plot along Jalan Loyang Besar in District 17 — a low-rise, semi-rural fringe of Pasir Ris that feels a world apart from the dense HDB precincts that define most of the East. Developed by Keppel Corporation, one of Singapore’s most respected property and engineering conglomerates, and completed in 1999, the development comprises just 27 units — placing it firmly in the boutique tier that is increasingly rare in the Singapore private residential market.
What makes Celadon View genuinely unusual is its land tenure: a 999-year lease commencing from 1885. With approximately 859 years remaining, this is effectively freehold in any practical sense — the lease will not become a financing or resale constraint in any foreseeable buyer’s lifetime. This tenure profile is far more commonly associated with the older landed housing enclaves of Districts 9, 10, and 11 than with an OCR development in Pasir Ris, and it gives Celadon View a structural advantage that its 99-year leasehold neighbours cannot replicate.
The development’s scale — 27 units — shapes every aspect of the living experience. There is no mega-condo buzz, no competition for pool lanes at 7am, and no committees managing hundreds of competing interests. Residents describe a community where neighbours actually know one another. The trade-off is that shared facilities are proportionally modest: a condo of this size supports a pool and basic communal areas, not a badminton dome or a clubhouse with 40 amenities. Buyers choosing Celadon View are not choosing it for resort-style living; they are choosing privacy, tenure security, and a neighbourhood that has remained low-density despite the broader urbanisation of Pasir Ris.
Location & Connectivity
Jalan Loyang Besar is one of the quieter corridors in the Pasir Ris precinct. The street runs through a pocket of low-rise private housing and light industrial land between Pasir Ris Drive and Loyang Avenue, offering a buffer from the HDB estates to the west and the aerospace and logistics clusters to the east. For residents, this translates to genuinely low ambient noise levels compared to most OCR condominiums — a meaningful quality-of-life benefit that does not appear in any scorecard.
Pasir Ris MRT station (East West Line) is approximately 0.99 km away — close enough to walk if the weather cooperates, but in practice most residents drive or take the bus given Singapore’s climate. The East West Line connects to Tampines (one stop, 3 minutes), Tanah Merah interchange, and runs to the CBD in roughly 35–40 minutes. Cross Island Line connectivity will eventually reach Pasir Ris when the CRL Phase 2 opens — adding an interchange dimension to what is currently a single-line station.
For drivers, the location has real merit. The TPE and ECP are both easily accessible from Loyang Avenue, putting Changi Business Park and Changi Airport within 10–15 minutes. Tampines Regional Centre is under 10 minutes by car. The Paya Lebar commercial cluster is about 20 minutes. The CBD is approximately 30 minutes via ECP in off-peak conditions. Car ownership is the norm in this pocket of D17, and the road network supports it well.
Everyday amenities are a short drive away. White Sands Mall and Pasir Ris Town Park are both within 2 km, with the town park offering one of Singapore’s larger recreational green spaces. Elias Mall serves the immediate neighbourhood for daily groceries. The Pasir Ris hawker scene — particularly at Block 446 along Pasir Ris Drive 6 — is a short drive and provides the kind of affordable, high-quality food that residents in more central districts pay a premium to access via delivery.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Primary School | primary | Within 1 km |
| Pasir Ris Crest Secondary School | secondary | Within 1 km |
| Stamford American International School | international | Within 1 km |
| Pasir Ris Secondary School | secondary | Within 1 km |
| Meridian Primary School | primary | ~1.0 km |
| Elias Park Primary School | primary | ~1.0 km |
| Meridian Secondary School | secondary | ~1.0 km |
| Brighton College (Singapore) | international | ~1.1 km |
Facilities
At 27 units, Celadon View makes no pretence of competing on facilities breadth. The development offers what a boutique private condominium of its era and scale typically delivers: a swimming pool, a small gymnasium, and landscaped common areas. These are maintained to a standard appropriate to the development’s size — low footfall means the pool is never crowded, the gym equipment is not worn down by 200 daily users, and the grounds are quiet. Residents consistently describe the compound as peaceful and well-kept, with a management committee that can respond quickly to maintenance issues precisely because the community is small enough to manage like a landed estate.
“The pool is always empty — it feels like your own. In five years I’ve never had to wait. That alone is worth more than a fancy clubhouse you can never book.”
— Resident review via EdgeProp
The honest assessment is that buyers who need or expect a resort-style facility offering will not find it here. There is no function room, no badminton court, no indoor gym worthy of a dedicated fitness routine. The development’s appeal lies elsewhere — in the tenure, the privacy, the low-density neighbourhood, and the boutique scale. For residents who prefer the nearby Pasir Ris Town Park for jogging and Tampines Hub (Singapore’s largest community hub) for recreational variety, the on-site facilities become less critical than they would be at a development further from public amenities.
Unit Sizes & Layout
Transaction data for Celadon View is thin — only four sales have been recorded in the available dataset — which reflects both the boutique scale (27 units) and the low turnover typical of a development where the combination of effective freehold tenure and community familiarity discourages frequent selling. The available PSF data suggests a range broadly in line with the lower end of the D17 OCR market, reflecting the development’s age (TOP 1999) and modest facilities rather than any fundamental locational weakness. Units from the late 1990s in this price bracket tend to offer more generous floor plates than contemporary equivalents: living rooms that accommodate a proper dining table, bedrooms with wardrobe recesses, and kitchens that are not galley afterthoughts. Buyers should expect to invest in renovation — bathrooms and kitchen finishes from 1999 will need updating — but the structural shell is sound and the land it sits on is, effectively, yours in perpetuity.
The low unit count also means there is essentially no stack-selection problem to navigate. With 27 units, orientation choices are straightforward and the building is small enough that most units see good natural light and ventilation. The surrounding low-rise character of Jalan Loyang Besar means obstructed views are unlikely to be an issue in the foreseeable future. Unlike landed property, the 999-year tenure carries no land ownership, but it does provide the same financing flexibility — full CPF usage and maximum bank loan tenures apply throughout most residents’ lifetimes.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,239 | $840,000 |
| 4 BR | 3 | $1,074 | $1,514,963 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $840,000 to $1,650,000, averaging $1,346,222.
Rents range from $2,700 to $6,600 per month across 15 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2022 to 2025, the average PSF has declined by 10.6% (from $1,178 to $1,053 psf).
Neighbourhood Comparison
The most meaningful comparison for Celadon View is with the other D17 private residential options, particularly Kassia (freehold, 276 units, S$2,032 psf) and Parc Komo (freehold, 276 units, S$1,627 psf). Both are newer developments with superior facilities and stronger amenity nodes. Kassia in particular is a new launch that will benefit from CRL Phase 2 accessibility and has a significantly larger, more diversified community. But both price at a significant premium to Celadon View: buyers willing to invest in post-renovation finishes and comfortable with the 1999 vintage can acquire effective freehold tenure in the same district for materially less per square foot. The Jovell (99-year leasehold from 2018, 428 units, S$1,394 psf) sits between Celadon View and the freehold options on price, but carries a standard 99-year lease that will begin to constrain financing and CPF withdrawal within the useful holding period of most buyers.
Hedges Park Condominium (99-year lease from 2010, 501 units, S$1,151 psf) is the cheapest comparator in the district and appeals to yield-focused buyers, but its 99-year lease commenced more recently than The Jovell and its much larger scale creates a fundamentally different living experience to Celadon View’s boutique character. For buyers who are specifically seeking freehold or near-freehold tenure in D17, the choice narrows to Kassia, Parc Komo, and Celadon View — and only Celadon View sits within a price range accessible to buyers without a significant equity position or dual income.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CELADON VIEW | 999 yrs lease commencing from 1885 | 1999 | 27 | — |
| COASTAL CABANA | 99 years leasehold | 2026 | 748 | $1,790 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 2021 | 428 | $1,394 |
| KASSIA | Freehold | 2024 | 276 | $2,032 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 2014 | 501 | $1,151 |
| PARC KOMO | Freehold | 2021 | 276 | $1,627 |
Lease Decay Analysis
The 99-year lease runs from 1999, meaning approximately 27 years have already been consumed. Roughly 72 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~72 years | Full bank financing available |
| 2029 | ~69 years | CPF usage still unrestricted for most buyers |
| 2038 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2058 | ~39 years | Significant financing restrictions for next buyer |
| 2098 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~62 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates CELADON VIEW across multiple dimensions.
What Residents Say
“Very quiet and private. The neighbours all know each other by name — something I never experienced in any condo before. The pool is immaculate because basically nobody else uses it. If you want peace and want to actually own something forever, this is it.”
— Resident review via EdgeProp
“Not for everyone — you need a car, the facilities are basic, and it’s far from the MRT. But the tenure is 999 years from 1885. My grandfather would have appreciated owning something like this. I plan to pass it on.”
— Resident review via PropertyGuru
“The location is convenient if you drive to Changi or the east. Getting to town is a bit of a slog. But the area is super low-density — feels like a landed enclave without the landed price tag. Would not swap.”
— Resident review via 99.co
The resident feedback pattern is consistent across platforms: appreciation for privacy, quiet, and the boutique community feel; acceptance (sometimes embrace) of the car-dependent lifestyle; and a strong affinity for the tenure profile as a long-term hold. Complaints are few and tend to cluster around the limited facilities and the time required to reach the MRT on foot. No noise or management complaints have surfaced in the available review data — a notable contrast to some of the larger D17 developments.
Strengths & Weaknesses
- 999-year lease from 1885 — effectively freehold, no lease decay risk in any practical lifetime
- Boutique scale (27 units) — rarely crowded pool, true community privacy, zero competition for amenities
- Developed by Keppel Corporation, a blue-chip Singapore developer with strong build reputation
- Low ambient noise — Jalan Loyang Besar is low-density, far from expressways and MRT tracks
- Strong school catchment: Pasir Ris Primary (0.80km), Pasir Ris Crest Sec (0.86km), Stamford American (0.97km)
- Proximity to Changi Business Park and Airport — under 15 min drive, exceptional for aviation/logistics workers
- CRL Phase 2 upside — Pasir Ris MRT to become interchange (targeted ~2032), improving future connectivity
- Significantly cheaper per sqft than D17 freehold peers Kassia ($2,032 psf) and Parc Komo ($1,627 psf)
- TPE and ECP access — Tampines Regional Centre under 10 min, CBD ~30 min off-peak
- Minimal facilities — pool and basic gym only; no courts, clubhouse, function rooms, or wellness amenities
- MRT borderline — Pasir Ris EWL is 0.99km, uncomfortable to walk daily in Singapore's climate
- Very thin transaction volume (4 sales recorded) — makes pricing reference and liquidity assessment difficult
- Declining PSF trend — S$1,178 to S$1,053 psf over recorded window suggests soft secondary demand
- Low walkability (48/100) — car ownership effectively required for daily errands and commuting
- Low gross yield (2.92%) — below the 3.5%+ available from newer leasehold condos in adjacent sub-markets
- 1999 vintage requires renovation investment — bathrooms and kitchen will need full update (budget S$80k–S$120k)
- Low investment score (40/100) and ShiokNest score (32/100) reflect limited short-term capital appreciation drivers
- Small unit count limits collective sale viability — en-bloc coordination harder than at larger developments
Verdict
Celadon View is a niche proposition — and it knows it. The 27-unit format, the 1999 vintage, and the Jalan Loyang Besar address do not add up to a mainstream investment. What they do add up to is a 999-year tenure property in an OCR district at a price point that is roughly 40–50% below the freehold or near-freehold alternatives in D17 (Kassia, Parc Komo). For the right buyer, the tenure advantage alone justifies serious consideration: this is one of the very few effective freehold condominiums available in District 17, and the supply of such properties will not increase.
The investment case is more complicated. The ShiokNest score of 32/100 and investment score of 40/100 reflect real constraints: a 2.92% gross yield that does not stand out in a market where EC and newer leasehold condos can clear 4% or more; a declining PSF trend over the observation window; and a walkability score (48/100) that reminds buyers this is a car-dependent location. The en-bloc potential score of 47/100 reflects the development’s small size — boutique enclaves are harder to assemble and coordinate for collective sale. Buyers should treat this as a long-hold own-stay proposition first, and an investment second.
For the right buyer — a family or individual who values genuine privacy, effective freehold tenure, the low-density Pasir Ris lifestyle, proximity to Changi, and is comfortable owning a car — Celadon View offers something that most D17 alternatives cannot: the certainty that their tenure will never become a financing liability for their children or their children’s children. In a market increasingly focused on lease decay and CPF withdrawal thresholds, that is a structural advantage worth paying attention to.