District 18 · Pasir Ris · OCR
Belysa
Pasir Ris Drive 1 · Executive Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,414
+1.4% vs district median
Gross yield
3.2%
median rent $4,000/mo
3-year gain
19.4%
Transactions · 5y
90
20 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 873.222m
EWL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+153% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential26 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
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
Elias Park Primary School 455m · Phase 2C 1.7× balloted · Afterschool @ Elias Park Primary School 455m · Park View Primary School 546m · Phase 2C 0.4× · Meridian Primary School 753m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Meridian Secondary School · 1.1km
Food
Tampines North Hawker Centre · 855m
Green
Elias Terrace Pg · 165m - 2 parks within 1km
Mall
Elias Mall · 553m
Health
Pasir Ris Polyclinic (polyclinic) · 749m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,384 psf - 9% above units on floors 1–5 ($1,269 psf).
Price trend average PSF by year
2021
$966
2022
$1,077
+11.5%
2023
$1,192
+10.7%
2024
$1,335
+12%
2025
$1,378
+3.2%
2026
$1,423
+3.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $3,900/mo | $3.71 | 3.2% | 108 |
| 4BR | $5,200/mo | $3.85 | 3.3% | 7 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,800,000 | 1,335 | $1,349 | 11-15 |
| May 2026 | $1,170,000 | 829 | $1,412 | 06-10 |
| Apr 2026 | $1,738,888 | 1,216 | $1,430 | 16-20 |
| Apr 2026 | $1,590,000 | 1,109 | $1,434 | 16-20 |
| Apr 2026 | $1,500,000 | 1,055 | $1,422 | 06-10 |
| Mar 2026 | $1,430,000 | 1,033 | $1,384 | 01-05 |
| Feb 2026 | $1,638,000 | 1,087 | $1,507 | 06-10 |
| Feb 2026 | $1,535,000 | 1,055 | $1,455 | 11-15 |
| Feb 2026 | $1,525,000 | 1,033 | $1,476 | 11-15 |
| Feb 2026 | $1,425,000 | 1,033 | $1,379 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Belysa actually sell for - this project trades at 2.6× the nearest block’s PSF.