Pasir Ris 8 is an upcoming 487-unit mixed-used development located right next to Pasir Ris MRT on the East-West Line (EWL) and above the Pasir Ris Bus Interchange. Read our review here.
Project Name: Concourse Skyline
Address: 296 Beach Rd, Singapore 199599
Type: Mixed development
Site area: approx. 20,492 sq ft.
Tenure: 99-year leasehold
District: 7
Configuration: 360 units in two high-rise blocks and one low-rise block
Unit types: 148, 1BR (775 – 893 sq ft.)
110, 1BR + study (1,087 – 1,173 sq ft.)
66, 2BR + study (1,313 – 1,991 sq ft.)
2, 4BR (2,648 sq ft.)
24, 4BR + study (2,131 – 2,282 sq ft.)
4, Sky suites (3,272 – 4,445 sq ft.)
2, Penthouses (10,194 – 11,065 sq ft.)
12, 3BR (1,668 – 1,991 sq ft.)
2, 4BR (2,648 sq ft.)
4, Penthouses (4,101 – 4,618 sq ft.)
TOP: 2014
Project Details
There are two high-rise blocks and one low-rise. The low-rise comes with nine retail shops on the ground floor frequently visited by residents and office people in and around Concourse Skyline.

Concourse Skyline’s eateries
These are essentially eateries, coffee houses and a 24-hour mini mart at the end. At The Concourse is an unmissable Starbucks.
As for common facilities, these are located on the 5th floor. Facilities include the swimming pools, gym, children’s play corner and BBQ area. There’s plenty of space for relaxation and play.

Swimming pool and deck chairs
There also a sky garden on the 29th floor which is accessible to all residents.
As for how the units look, we’ll focus on the 4 + 1 bedroom on the 28th floor.
4+1 bedroom (2,142 sq ft.)
This unit does something few others manage; bombard you with multiple points of attraction. Do you look at the spacious living room? Or at the simple yet elegant décor? How about the dining area and dry kitchen?
Or perhaps the astounding view?

Source: Hong Fok Land Ltd
Overwhelmed is the adjective here. It’s a good thing too, since standing in the living room lets you to truly feel the scope of its space. And with ambient light coming in from the outside, it creates a distinct sense of luxurious comfort of living high up in the clouds.
The balcony is for the want of a better word, large. It’s a fantastic place to put out a few chairs, maybe even a dining table for some alfresco dining. The view is magnificent.

A grand view
If alfresco dining isn’t your thing, then take your dining pleasures inside. There’s a large space for a dining table near the dry kitchen island that can hold a seating table for four to six people. Being this close to the island is extremely helpful since the island can double up as a preparation/serving area. It is especially useful if the household chooses to hire a chef to cook for private house parties.
At the preparation area, there’s a sink, induction cooker and oven with cabinet spaces aplenty. The wet kitchen is through there and connected with the yard and shelter. At the wet kitchen, the resident can do the heavier cooking without fear of smoking up the entire house, thanks to the large yard and the ventilation it provides.

Wet and dry kitchens
Not many yards come with a view either and the one you get at Concourse Skyline is going to be hard to beat.

A grand view and fresh air while doing the laundry
Therefore, space at the Concourse Skyline is not issue. Every room feels specially crafted to give the highest level of comfort without sacrificing functionality. Even the study room is remarkably expansive.

Study room
While this is a four bedroom plus study apartment, two bedrooms are common and the other two are the master and junior master. The junior master and master bedroom both have a walk-in like wardrobe leading to the bathroom. But because of where these are placed (one on either end of the unit), the views you get are different.

A view of the Singapore Flyer
Bay windows, a startling view of the Singapore Flyer, lots of space for a TV, console, a king size bed and maybe even more makes this one impressive master bedroom.

What to do with all that space?
That’s a lot of usable space, even with the bay windows there, to do as you want. Realistically, you could fit a work desk and a small library with shelves in a corner and there will still be ample room to add more furniture.
The junior master is just as impressive. After all, having a bathtub in the master bathroom with a view to kill is the stuff of fantasies. Imagine being distracted by the environment when taking a long-needed bath after a busy day at work.
Living at Concourse Skyline will feel like you’re treating yourself everyday.

What a view
As for the common bedrooms, they’re significantly larger than what is traditionally offered at other condominiums. The size differences are like comparing watermelons to oranges.

Common bedroom
This common bedroom has access to its own balcony, wholly separate from the main balcony in the living room. Depending on the floor, sometimes it’ll be a planter instead of a balcony. Regardless, the important thing is the generous size of the bedroom.

Common bedroom with bay windows
The other common bedroom also has a great view but more importantly, it shows how much room there is to design a comfy sleeping/entertainment space. Suffice to say, few condos in the market offer even half of what Concourse Skyline does with regards to layout and size.
It’s easy to walk away from Concourse Skyline impressed; and you should be, because it is impressive. Most of the views on every floor is largely unobstructed and residents aren’t affected by the west-sun. Concourse Skyline commands much of the skyline as its namesake suggests so it’s hard not to be envious of the people who live here, so high up in the clouds, suffused with luxury.
It’s a great project to own and show off. In a crowded market, there are few that come close to offering what Concourse Skyline does so effortlessly. This project should be your first priority.
Location
Around 2015, attention at Beach Road began to be drawn from the relentless appeal of its night live and myriad amenities toward DUO Residences and City Gate. Back then, no development was occurring around Beach Road where Concourse Skyline is.
In 2018, this area is now seeing many constructions. But standing tall and as ever an icon of this part of Beach Road, is The Concourse Skyline.

The Concourse and Concourse Skyline
Impossible to miss, The Concourse has defined the horizon of Beach Road since 1994. Its residential component, Concourse Skyline, introduced more prominence to the post-modern development since 2014. But even with competitors coming in, there’s no true competition to Concourse Skyline.
For residents of this ultra-luxurious and impeccably designed development, the Beach Road spread which extends to Arab Street and Haji Lane, connecting even with Bugis, presents a flavour distinct from what residents in heartlands or even popular places like Joo Chiat get.

Beach Road
A blend of local and international, the amenities are popular with both expats and locals. There are sports bars (where soccer matches are projected upon a wall for all to enjoy), cafes of all types, textile shops, restaurants, Korean eateries and much more.
Beach Road is arguably the most unique place in Singapore and Concourse Skyline residents have all of that and far more just across the road.

All of Beach Road right in front of Concourse Skyline
In terms of connectivity, the Nicoll Highway is just behind (less than a five minute walk across the link bridge) and easy to access. From there, Suntec and Orchard is less than five and 10-minutes away respectively by public transport.
In the opposite direction is Kallang, Marine Parade and the rest of what the East offers. If you don’t want to drive, then just cross the link bridge to Nicoll Highway MRT station. It’s on the circle line so getting to Dhoby Gaut or Paya Lebar takes about 10 to 15 minutes.

It is a landmark and now part of Singapore’s heritage
Concourse Skyline manages to do what most projects can’t; be luxurious, close to amenities and extremely convenient.
Analysis
Since launching for sale sometime in 2008, 227 units were listed as sold according to Realis. However, there have been sales since then. For example, in stack 3, only four units are left.

Source: Realis, PropertyGuru
The lowest transacted was a 786 sq ft. unit at SGD810K. The highest is a 4,446 sq ft. unit at SGD9.7M. Both were transacted in 2009. Inflation no doubt has played a role in the price disparations. Also, the data presented is a result of primary and secondary sales which can affect price visibility.
Since then, there have been many more with over 100 units sold in the SGD1M to SGD1.5M range. About the same number of transactions were similarly recorded for units in the SGD1.6M to SGD3.7M range.
In 2018, with the property market heating up, prices are expected to increase.
Rental
Taking the 797 sq ft. units transacted, the median quantum is at SGD1,268,000. Median psf for District 7 in the past four quarters is SGD4.34.
As a gauge, monthly rent averages at SGD3,500 and rental yield is approximately 3.3%. This is a healthy percentage which is expected to only grow given the significance and convenience of the area.
Summary
Concourse Skyline is one of those projects where regardless of it being your first or an upgraded home, you’ll be hard-pressed to find something equal in terms of quality and supplemented by surrounding amenities to move on to.
The mixed development is close to a vibrant area filled with night live, eateries, interesting shops, malls, public transport as well as town, the CBD and more; many of which are a hop across the road while others are a short bus/train/car ride away.
The units are great and the views, even better.

A classy home
Check out the showunits if you’ve got the cash to spend and are looking to move into such a development. Its’ luxurious interiors will remain a boast to your friends for a long time.
Useful guides for you
Step-by-step guide to buying a condo
Freehold vs. leasehold: What’s the difference?