Siglap after TE28: Siglap Link, landed streets and prices
Updated 2026-10-01
Siglap is a mostly freehold, low-rise corner of District 15 that gained its own MRT station in June 2024. Hombble currently tracks 382 listings here, averaging S$5,106,610 and 3,054 sqft, a mix dominated by landed houses and one large condominium on Siglap Link. This is what buyers and sellers searching the area are actually asking about.
What is at 10 and 12 Siglap Link?
10 Siglap Link and 12 Siglap Link are two of the residential blocks of Seaside Residences, a 99-year leasehold condominium of 841 units completed in April 2021. The development occupies blocks 10 through 18 on the street and was built by East Vue, a joint venture of Frasers Centrepoint Singapore, Sekisui House and Keong Hong Holdings, with two commercial units at ground level.
Siglap Link is a short road, so address searches on it tend to land in one of two places. The other is Victoria School at 2 Siglap Link, which means parents and property hunters often arrive at the same street name for entirely different reasons.
Listing portals put recent asking prices at Seaside Residences in a band of roughly S$1,947 to S$2,863 psf. That sits well above the 1,780 psf average Hombble sees across Siglap as a whole, because psf on a landed house is spread across a large land area and reads lower than psf in a newer high-rise next to a station.
What is it like to live in Siglap?
Siglap is a quiet, largely freehold landed enclave in District 15, inside the Bedok planning area, with the beach on one side and a shophouse dining strip on the other. The estate runs between Changi Road to the north, Frankel Avenue to the west, Siglap Road to the east and Cheviot Hill to the south, and is made up of bungalows, semi-detached and terrace houses on tree-lined streets, some still on their original single-storey footprint and ripe for rebuilding.
Day to day life leans on Frankel Avenue, where the shophouse row holds cafes, wine bars and bakeries rather than a mall. Kampung Siglap, with its retreat centre, playground and basketball courts, anchors the older community side of the neighbourhood, alongside Masjid Kampung Siglap.
Green access is unusually good for a built-up estate. The 7.6 km Siglap Park Connector follows the Siglap Canal and links Bedok Reservoir Park, Bedok Town Park, Telok Kurau Park and East Coast Park, crossing the expressway by bridge to reach the shoreline.
Transport: Siglap MRT and what opens next
Siglap station (TE28) is an underground stop on the Thomson-East Coast Line at 1000 Marine Parade Road, and it opened on 23 June 2024 with the rest of TEL Stage 4. Before that, the nearest rail was Kembangan on the East West Line, a walk of anywhere from five to twenty-five minutes depending on which Siglap street you live on.
The station serves Victoria School, St Andrew's Autism Centre and Area E of East Coast Park, and carries two commissioned artworks under the Art in Transit and Gift of Art programmes.
The line is not finished. TEL Stage 5 extends the route from Bayshore to Sungei Bedok in 2026, adding Bedok South and Sungei Bedok stations, with Sungei Bedok becoming an interchange with the Downtown Line. For Siglap residents that turns a single-line station into a connection point towards the Downtown Line corridor without changing at the city end.
Housing stock and prices
Hombble is currently tracking 382 listings in Siglap, split 249 condominium and 133 landed. The average asking price is S$5,106,610, the average size is 3,054 sqft, and the average works out to S$1,780 psf.
Those figures tell you something important about the market here. An average ask above S$5m on an average floor area of just over 3,000 sqft means the pool is weighted towards whole houses, not apartments, even though apartment listings are the larger count. Most of the condominium volume sits in one development on Siglap Link, while the landed listings are scattered across many small freehold streets.
Practically, that splits the area into two markets. Condominium buyers are comparing a leasehold tower within walking distance of the station. Landed buyers are comparing freehold land, where the price is driven by plot size, frontage, topography and redevelopment potential rather than by the station alone.
Schools and amenities nearby
Victoria School, a government autonomous boys' secondary school founded in 1876 and the second oldest state secondary school in Singapore, has occupied its Siglap Link campus since 2003, hostel included. St Stephen's School borders the landed estate and Global Indian International School sits on Cheviot Hill, both within walking distance of much of the neighbourhood.
Check current catchment and admission details directly with the Ministry of Education before you commit, since indicative cut-offs and balloting outcomes change year to year.
For larger retail, Siglap looks outwards. i12 Katong, Bedok Mall, Parkway Parade and the Siglap Centre strip are all short drives, which is the usual trade-off for living in a low-rise estate that was never zoned for a town centre.
Outlook
Two forces will shape Siglap values over the next few years. The first is the completion of TEL Stage 5 in 2026, which deepens the rail network east of here. The second is the Bayshore precinct, a roughly 60-hectare new housing area planned for around 10,000 homes, of which about 7,000 are HDB flats, with pilot Build-To-Order projects launched in October 2024 near Bedok South MRT.
Bayshore adds population, retail catchment and eventually competing new-build supply a few stops away. Sellers of freehold landed property in Siglap are largely insulated from that supply, since nothing in Bayshore replaces a freehold plot. Owners and buyers of leasehold apartments should watch it more closely, because new launches in the precinct will set the comparison for anyone shopping the east coast on price per square foot.