District 17 · Pasir Ris · OCR
Avila Gardens
Flora Road · Condominium · Freehold
Current PSF
$1,209
-5.9% vs district median
Gross yield
3.4%
median rent $3,700/mo
3-year gain
-3.7%
Transactions · 5y
45
6 in last 12 months
Nearest MRT
Tampines East Mrt Station · 1,203.221m
DTL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+116% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential34 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-0.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Leap Pte Ltd (White Sands Primary School) 772m · White Sands Primary School 772m · Phase 2C 0.8× · East Spring Primary School 913m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
East Spring Secondary School · 665m
Green
Mariam Way Pg · 229m - 5 parks within 1km
Health
Changi Medical Facility (hospital) · 725m
Who lives in Pasir Ris
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
147,110
Median age
40 yrs
50% under 40 · getting older
Children 0–9
12,240
▼ 5% since 2015 · future P1 demand
Household size
3.6 avg
Homes
70% HDB
25% condo · 5% landed
Degree holders
34%
residents 15+
Commute
55% transit
25% drive
45 min+ to work
35%
Price trend average PSF by year
2021
$959
2022
$1,018
+6.2%
2023
$1,265
+24.3%
2024
$1,118
-11.6%
2025
$1,193
+6.7%
2026
$1,218
+2.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,100/mo | $3.65 | 3.6% | 73 |
| 3BR | $3,800/mo | $2.81 | 2.8% | 103 |
| 4BR | $4,500/mo | $2.57 | 2.6% | 28 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,280,000 | 1,755 | $1,300 | 06-10 |
| May 2026 | $1,088,000 | 893 | $1,218 | 06-10 |
| Mar 2026 | $1,550,000 | 1,324 | $1,171 | 01-05 |
| Feb 2026 | $1,055,000 | 893 | $1,181 | 01-05 |
| Nov 2025 | $1,500,000 | 1,281 | $1,171 | 01-05 |
| Aug 2025 | $1,580,000 | 1,302 | $1,213 | 01-05 |
| Jul 2025 | $1,320,000 | 1,141 | $1,157 | 01-05 |
| Apr 2025 | $1,610,000 | 1,324 | $1,216 | 01-05 |
| Mar 2025 | $1,600,000 | 1,324 | $1,208 | 01-05 |
| Aug 2024 | $1,450,000 | 1,302 | $1,113 | 01-05 |
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More in District 17
The HDB blocks next door
The entry point, measured: what the resale flats around Avila Gardens actually sell for - this project trades at 2.4× the nearest block’s PSF.