District 18 · Pasir Ris · OCR
D'Nest
Pasir Ris Grove · Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,492
+7.0% vs district median
Gross yield
3.5%
median rent $3,400/mo
3-year gain
10.6%
Transactions · 5y
258
41 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 644.236m
EWL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+166% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential27 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-2.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Elias Park Primary School 718m · Phase 2C 1.7× balloted · Afterschool @ Elias Park Primary School 718m · Angsana Primary School 920m · Phase 2C 2.8× balloted · Tampines North Primary School 962m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Meridian Secondary School · 406m
Food
Pasir Ris Central Hawker Centre · 860m - 2 hawker centres within 1km
Green
Tampines Eco Green Pk · 494m - 4 parks within 1km
Mall
Pasir Ris Mall · 680m
Health
Pasir Ris Polyclinic (polyclinic) · 618m
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,501 psf - 4% above units on floors 1–5 ($1,443 psf).
Price trend average PSF by year
2021
$1,146
2022
$1,246
+8.7%
2023
$1,371
+10%
2024
$1,449
+5.7%
2025
$1,492
+3%
2026
$1,516
+1.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,650/mo | $5.89 | 4.7% | 252 |
| 2BR | $3,300/mo | $4.40 | 3.5% | 286 |
| 3BR | $4,050/mo | $4.26 | 3.4% | 252 |
| 4BR | $5,000/mo | $3.45 | 2.8% | 76 |
| 5BR | $6,600/mo | $3.77 | 3.0% | 11 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,120,000 | 1,410 | $1,503 | 01-05 |
| Jun 2026 | $1,965,000 | 1,270 | $1,547 | 01-05 |
| Jun 2026 | $1,425,000 | 936 | $1,522 | 06-10 |
| Jun 2026 | $1,160,000 | 753 | $1,540 | 06-10 |
| May 2026 | $2,370,000 | 1,776 | $1,334 | 01-05 |
| May 2026 | $2,000,000 | 1,432 | $1,397 | 01-05 |
| May 2026 | $1,438,888 | 947 | $1,519 | 11-15 |
| May 2026 | $1,380,000 | 936 | $1,474 | 01-05 |
| Apr 2026 | $1,998,000 | 1,270 | $1,573 | 06-10 |
| Apr 2026 | $1,688,888 | 1,130 | $1,494 | 01-05 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around D'Nest actually sell for - this project trades at 2.0× the nearest block’s PSF.