District 18 · Pasir Ris · OCR
Livia
Pasir Ris Grove · Condominium · 99 yrs lease commencing from 2008
Current PSF
$1,306
-6.3% vs district median
Gross yield
3.3%
median rent $4,500/mo
3-year gain
12.6%
Transactions · 5y
165
29 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 759.589m
EWL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+133% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential31 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Elias Park Primary School 385m · Phase 2C 1.7× balloted · Afterschool @ Elias Park Primary School 385m · Park View Primary School 657m · Phase 2C 0.4× · Meridian Primary School 878m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Meridian Secondary School · 969m
Food
Tampines North Hawker Centre · 862m
Green
Elias Terrace Pg · 177m - 3 parks within 1km
Mall
Elias Mall · 616m
Health
Pasir Ris Polyclinic (polyclinic) · 639m
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 $1,289 psf - 6% above units on floors 1–5 ($1,213 psf).
Price trend average PSF by year
2021
$947
2022
$1,055
+11.4%
2023
$1,165
+10.4%
2024
$1,233
+5.8%
2025
$1,295
+5%
2026
$1,312
+1.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $3.58 | 3.3% | 110 |
| 3BR | $4,200/mo | $3.11 | 2.9% | 177 |
| 4BR | $5,200/mo | $3.35 | 3.1% | 50 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,860,000 | 1,345 | $1,382 | 11-15 |
| Jul 2026 | $1,250,000 | 915 | $1,366 | 01-05 |
| Jun 2026 | $1,828,888 | 1,410 | $1,297 | 01-05 |
| May 2026 | $2,100,000 | 1,539 | $1,364 | 06-10 |
| May 2026 | $1,828,000 | 1,345 | $1,359 | 06-10 |
| May 2026 | $1,788,000 | 1,324 | $1,350 | 01-05 |
| May 2026 | $1,450,000 | 1,259 | $1,151 | 01-05 |
| May 2026 | $1,100,000 | 883 | $1,246 | 01-05 |
| Apr 2026 | $2,230,000 | 1,539 | $1,449 | 11-15 |
| Apr 2026 | $2,168,000 | 1,539 | $1,408 | 01-05 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Livia actually sell for - this project trades at 2.3× the nearest block’s PSF.