TLDR; TOC Scorecard™ Comparison
| Category | Coastal Cabana (EC) | Rivelle Tampines (EC) | Narra Residences (Private) |
|---|---|---|---|
| Location Appeal | 9.0 | 8.5 | 7.5 |
| Connectivity | 9.0 (EWL + CRL future) | 8.5 (DTL access) | 7.5 (DTL via Hillview) |
| Family Suitability | 8.5 | 9.0 | 7.5 |
| Lifestyle Factor | 9.5 (Beach + Park) | 8.0 (Mature Town Hub) | 8.5 (Nature Enclave) |
| Investment Potential (Long Term) | 8.0 | 8.5 | 8.0 |
| Entry Price Value | 8.5 (EC advantage) | 8.0 (EC pricing) | 7.0 (Private pricing) |
| Rental Potential (Post-MOP) | 7.5 | 8.0 | 8.5 (Immediate rental) |
| Scarcity Factor | 9.0 (Rare Pasir Ris EC) | 8.0 | 7.5 |
| Overall TOCprop Score | 8.6 / 10 | 8.4 / 10 | 7.8 / 10 |
2026 New Launch Comparison – Coastal Cabana vs Rivelle Tampines vs Narra Residences
| Project | Type | Location / District | Units | Tenure | Nearest MRT / Transport | Lifestyle / Key Edge |
|---|---|---|---|---|---|---|
| Coastal Cabana EC | EC | Pasir Ris / East Singapore | ~748 | 99-yrs | Pasir Ris MRT (EWL) + Cross Island Line soon | Rare EC launch in Pasir Ris; next to Downtown East & Pasir Ris Park; seaside lifestyle |
| Rivelle Tampines EC | EC | Tampines West / East Singapore | ~560–572 | 99-yrs | Tampines West MRT (DTL) | Close to established regional hub; strong schools within 1 km; mature town amenities |
| Narra Residences | Private Condo | Dairy Farm / North West Singapore | ~540 | 99-yrs | Hillview MRT / Close to Downtown links | Suburban green living; efficient modern layouts & strong expected pricing |
1. Quick Takeaways
A. Location & Connectivity
Coastal Cabana EC offers an enticing coastal lifestyle with direct proximity to Pasir Ris Beach & Park and good transport links, especially with the future Cross Island Line enhancing accessibility.
Rivelle Tampines EC benefits from a doorstep MRT location (Tampines West) and matured regional centre infrastructure – ideal for families valuing convenience and daily amenities.
Narra Residences sits near Hillview MRT, attracting buyers who prefer green, quieter town living but still within commuting reach of central and suburban jobs.
B. Buyer Appeal Variance
Coastal lifestyle & upgraders: Coastal Cabana EC resonates strongly with families wanting seaside living without sacrificing transport or schooling convenience.
Mature town convenience: Rivelle Tampines EC appeals to HDB upgraders and investors who prioritise connectivity to work hubs and organised town infrastructure in Tampines.
Premium private living: Narra Residences targets owner-occupiers and investors seeking a blend of suburban tranquillity with future potential and higher deal rates typical of private condos.
2. Investment & Lifestyle Insights
EC Value Proposition: Both Coastal Cabana and Rivelle offer EC affordability with strong lifestyle aspects — Coastal Cabana uniquely for coastal access, and Rivelle for MRT-centric urban convenience.
Private vs EC: Narra Residences typically demands higher entry pricing (reflective of private condo norms) but may deliver stronger long-term capital value in select pockets, especially due to efficient modern design frameworks.
School & Family Factor: Rivelle’s proximity to top schools in Tampines vs Pasir Ris’ cluster near Coastal Cabana could be a pivotal differentiator for family buye
3. Strategic Positioning Insights
Coastal Cabana
Best overall lifestyle score due to rare seaside positioning in Pasir Ris. Strong upgrader magnet. Scarcity is its biggest weapon.
Rivelle Tampines
Most balanced family-centric project. Excellent for buyers who prioritise MRT convenience + established Tampines ecosystem.
Narra Residences
Appeals more to private condo buyers wanting quieter, greener living. Stronger rental flexibility but higher entry pricing.
4. Buyer Fit
Best for East-side HDB Upgraders: Coastal Cabana
Best for MRT + Practical Convenience Seekers: Rivelle Tampines
Best for Private Ownership & Rental Flexibility: Narra Residences
5. TOC Visual Radar Chart™
Visual Positioning Summary
Coastal Cabana
Dominates: Lifestyle + Scarcity + Coastal Positioning
Strong in: Connectivity (EWL + future CRL)
Slightly lower in: Immediate rental (EC MOP)
Rivelle Tampines
Most balanced hexagon shape
Strong in: Family Appeal + Practical Connectivity
Slightly less emotional pull vs coastal lifestyle
Narra Residences
Strong in: Private Ownership Flexibility
Strong in: Rental Potential (no MOP)
Weaker in: Connectivity compared to East MRT hubs
To Your Property Success,
JT
TOC Scorecards, TOC Visual Radar Chart and other proprietary frameworks are independent analysis models and do not represent financial advice. Buyers should perform due diligence.
TLDR; TOC Scorecard™ Comparison
| Category | Coastal Cabana (EC) | Rivelle Tampines (EC) | Narra Residences (Private) |
|---|---|---|---|
| Location Appeal | 9.0 | 8.5 | 7.5 |
| Connectivity | 9.0 (EWL + CRL future) | 8.5 (DTL access) | 7.5 (DTL via Hillview) |
| Family Suitability | 8.5 | 9.0 | 7.5 |
| Lifestyle Factor | 9.5 (Beach + Park) | 8.0 (Mature Town Hub) | 8.5 (Nature Enclave) |
| Investment Potential (Long Term) | 8.0 | 8.5 | 8.0 |
| Entry Price Value | 8.5 (EC advantage) | 8.0 (EC pricing) | 7.0 (Private pricing) |
| Rental Potential (Post-MOP) | 7.5 | 8.0 | 8.5 (Immediate rental) |
| Scarcity Factor | 9.0 (Rare Pasir Ris EC) | 8.0 | 7.5 |
| Overall TOCprop Score | 8.6 / 10 | 8.4 / 10 | 7.8 / 10 |
Overview: 2026 New Launch Comparison - Coastal Cabana vs Rivelle Tampines vs Narra Residences
2026 New Launch Comparison – Coastal Cabana vs Rivelle Tampines vs Narra Residences
| Project | Type | Location / District | Units | Tenure | Nearest MRT / Transport | Lifestyle / Key Edge |
|---|---|---|---|---|---|---|
| Coastal Cabana EC | EC | Pasir Ris / East Singapore | ~748 | 99-yrs | Pasir Ris MRT (EWL) + Cross Island Line soon | Rare EC launch in Pasir Ris; next to Downtown East & Pasir Ris Park; seaside lifestyle |
| Rivelle Tampines EC | EC | Tampines West / East Singapore | ~560–572 | 99-yrs | Tampines West MRT (DTL) | Close to established regional hub; strong schools within 1 km; mature town amenities |
| Narra Residences | Private Condo | Dairy Farm / North West Singapore | ~540 | 99-yrs | Hillview MRT / Close to Downtown links | Suburban green living; efficient modern layouts & strong expected pricing |
1. Quick Takeaways
A. Location & Connectivity
Coastal Cabana EC offers an enticing coastal lifestyle with direct proximity to Pasir Ris Beach & Park and good transport links, especially with the future Cross Island Line enhancing accessibility.
Rivelle Tampines EC benefits from a doorstep MRT location (Tampines West) and matured regional centre infrastructure – ideal for families valuing convenience and daily amenities.
Narra Residences sits near Hillview MRT, attracting buyers who prefer green, quieter town living but still within commuting reach of central and suburban jobs.
B. Buyer Appeal Variance
Coastal lifestyle & upgraders: Coastal Cabana EC resonates strongly with families wanting seaside living without sacrificing transport or schooling convenience.
Mature town convenience: Rivelle Tampines EC appeals to HDB upgraders and investors who prioritise connectivity to work hubs and organised town infrastructure in Tampines.
Premium private living: Narra Residences targets owner-occupiers and investors seeking a blend of suburban tranquillity with future potential and higher deal rates typical of private condos.
2. Investment & Lifestyle Insights
EC Value Proposition: Both Coastal Cabana and Rivelle offer EC affordability with strong lifestyle aspects — Coastal Cabana uniquely for coastal access, and Rivelle for MRT-centric urban convenience.
Private vs EC: Narra Residences typically demands higher entry pricing (reflective of private condo norms) but may deliver stronger long-term capital value in select pockets, especially due to efficient modern design frameworks.
School & Family Factor: Rivelle’s proximity to top schools in Tampines vs Pasir Ris’ cluster near Coastal Cabana could be a pivotal differentiator for family buye
3. Strategic Positioning Insights
Coastal Cabana
Best overall lifestyle score due to rare seaside positioning in Pasir Ris. Strong upgrader magnet. Scarcity is its biggest weapon.
Rivelle Tampines
Most balanced family-centric project. Excellent for buyers who prioritise MRT convenience + established Tampines ecosystem.
Narra Residences
Appeals more to private condo buyers wanting quieter, greener living. Stronger rental flexibility but higher entry pricing.
4. Buyer Fit
Best for East-side HDB Upgraders: Coastal Cabana
Best for MRT + Practical Convenience Seekers: Rivelle Tampines
Best for Private Ownership & Rental Flexibility: Narra Residences
5. TOC Visual Radar Chart™
Visual Positioning Summary
Coastal Cabana
Dominates: Lifestyle + Scarcity + Coastal Positioning
Strong in: Connectivity (EWL + future CRL)
Slightly lower in: Immediate rental (EC MOP)
Rivelle Tampines
Most balanced hexagon shape
Strong in: Family Appeal + Practical Connectivity
Slightly less emotional pull vs coastal lifestyle
Narra Residences
Strong in: Private Ownership Flexibility
Strong in: Rental Potential (no MOP)
Weaker in: Connectivity compared to East MRT hubs
To Your Property Success,
JT
TOC Scorecards, TOC Visual Radar Chart and other proprietary frameworks are independent analysis models and do not represent financial advice. Buyers should perform due diligence.
1. Quick Takeaways
1. Quick Takeaways
A. Location & Connectivity
Coastal Cabana EC offers an enticing coastal lifestyle with direct proximity to Pasir Ris Beach & Park and good transport links, especially with the future Cross Island Line enhancing accessibility.
Rivelle Tampines EC benefits from a doorstep MRT location (Tampines West) and matured regional centre infrastructure – ideal for families valuing convenience and daily amenities.
Narra Residences sits near Hillview MRT, attracting buyers who prefer green, quieter town living but still within commuting reach of central and suburban jobs.
B. Buyer Appeal Variance
Coastal lifestyle & upgraders: Coastal Cabana EC resonates strongly with families wanting seaside living without sacrificing transport or schooling convenience.
Mature town convenience: Rivelle Tampines EC appeals to HDB upgraders and investors who prioritise connectivity to work hubs and organised town infrastructure in Tampines.
Premium private living: Narra Residences targets owner-occupiers and investors seeking a blend of suburban tranquillity with future potential and higher deal rates typical of private condos.
2. Investment & Lifestyle Insights
2. Investment & Lifestyle Insights
EC Value Proposition: Both Coastal Cabana and Rivelle offer EC affordability with strong lifestyle aspects — Coastal Cabana uniquely for coastal access, and Rivelle for MRT-centric urban convenience.
Private vs EC: Narra Residences typically demands higher entry pricing (reflective of private condo norms) but may deliver stronger long-term capital value in select pockets, especially due to efficient modern design frameworks.
School & Family Factor: Rivelle’s proximity to top schools in Tampines vs Pasir Ris’ cluster near Coastal Cabana could be a pivotal differentiator for family buye
3. Strategic Positioning Insights
3. Strategic Positioning Insights
Coastal Cabana
Best overall lifestyle score due to rare seaside positioning in Pasir Ris. Strong upgrader magnet. Scarcity is its biggest weapon.
Rivelle Tampines
Most balanced family-centric project. Excellent for buyers who prioritise MRT convenience + established Tampines ecosystem.
Narra Residences
Appeals more to private condo buyers wanting quieter, greener living. Stronger rental flexibility but higher entry pricing.
4. Buyer Fit
4. Buyer Fit
Best for East-side HDB Upgraders: Coastal Cabana
Best for MRT + Practical Convenience Seekers: Rivelle Tampines
Best for Private Ownership & Rental Flexibility: Narra Residences
5. TOC Visual Radar Chart™
5. TOC Visual Radar Chart™
Visual Positioning Summary
Coastal Cabana
Dominates: Lifestyle + Scarcity + Coastal Positioning
Strong in: Connectivity (EWL + future CRL)
Slightly lower in: Immediate rental (EC MOP)
Rivelle Tampines
Most balanced hexagon shape
Strong in: Family Appeal + Practical Connectivity
Slightly less emotional pull vs coastal lifestyle
Narra Residences
Strong in: Private Ownership Flexibility
Strong in: Rental Potential (no MOP)
Weaker in: Connectivity compared to East MRT hubs
To Your Property Success,
JT
TOC Scorecards, TOC Visual Radar Chart and other proprietary frameworks are independent analysis models and do not represent financial advice. Buyers should perform due diligence.
1. Quick Takeaways
A. Location & Connectivity
Coastal Cabana EC offers an enticing coastal lifestyle with direct proximity to Pasir Ris Beach & Park and good transport links, especially with the future Cross Island Line enhancing accessibility.
Rivelle Tampines EC benefits from a doorstep MRT location (Tampines West) and matured regional centre infrastructure – ideal for families valuing convenience and daily amenities.
Narra Residences sits near Hillview MRT, attracting buyers who prefer green, quieter town living but still within commuting reach of central and suburban jobs.
B. Buyer Appeal Variance
Coastal lifestyle & upgraders: Coastal Cabana EC resonates strongly with families wanting seaside living without sacrificing transport or schooling convenience.
Mature town convenience: Rivelle Tampines EC appeals to HDB upgraders and investors who prioritise connectivity to work hubs and organised town infrastructure in Tampines.
Premium private living: Narra Residences targets owner-occupiers and investors seeking a blend of suburban tranquillity with future potential and higher deal rates typical of private condos.
2. Investment & Lifestyle Insights
EC Value Proposition: Both Coastal Cabana and Rivelle offer EC affordability with strong lifestyle aspects — Coastal Cabana uniquely for coastal access, and Rivelle for MRT-centric urban convenience.
Private vs EC: Narra Residences typically demands higher entry pricing (reflective of private condo norms) but may deliver stronger long-term capital value in select pockets, especially due to efficient modern design frameworks.
School & Family Factor: Rivelle’s proximity to top schools in Tampines vs Pasir Ris’ cluster near Coastal Cabana could be a pivotal differentiator for family buye
3. Strategic Positioning Insights
Coastal Cabana
Best overall lifestyle score due to rare seaside positioning in Pasir Ris. Strong upgrader magnet. Scarcity is its biggest weapon.
Rivelle Tampines
Most balanced family-centric project. Excellent for buyers who prioritise MRT convenience + established Tampines ecosystem.
Narra Residences
Appeals more to private condo buyers wanting quieter, greener living. Stronger rental flexibility but higher entry pricing.
4. Buyer Fit
Best for East-side HDB Upgraders: Coastal Cabana
Best for MRT + Practical Convenience Seekers: Rivelle Tampines
Best for Private Ownership & Rental Flexibility: Narra Residences
5. TOC Visual Radar Chart™
Visual Positioning Summary
Coastal Cabana
Dominates: Lifestyle + Scarcity + Coastal Positioning
Strong in: Connectivity (EWL + future CRL)
Slightly lower in: Immediate rental (EC MOP)
Rivelle Tampines
Most balanced hexagon shape
Strong in: Family Appeal + Practical Connectivity
Slightly less emotional pull vs coastal lifestyle
Narra Residences
Strong in: Private Ownership Flexibility
Strong in: Rental Potential (no MOP)
Weaker in: Connectivity compared to East MRT hubs
To Your Property Success,
JT
