District 18 · Pasir Ris · OCR
Nv Residences
Pasir Ris Grove · Condominium · 99 yrs lease commencing from 2008
Current PSF
$1,399
+0.3% vs district median
Gross yield
3.3%
median rent $3,500/mo
3-year gain
16.0%
Transactions · 5y
175
23 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 665.734m
EWL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+150% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential28 / 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
-1.8%
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 416m · Phase 2C 1.7× balloted · Afterschool @ Elias Park Primary School 416m · Park View Primary School 834m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Meridian Secondary School · 795m
Food
Tampines North Hawker Centre · 833m - 2 hawker centres within 1km
Green
Elias Terrace Pg · 259m - 5 parks within 1km
Mall
Pasir Ris Mall · 633m
Health
Pasir Ris Polyclinic (polyclinic) · 562m
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 $1,345 psf - 5% above units on floors 1–5 ($1,275 psf).
Price trend average PSF by year
2021
$978
2022
$1,079
+10.3%
2023
$1,236
+14.6%
2024
$1,280
+3.6%
2025
$1,356
+5.9%
2026
$1,434
+5.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,550/mo | $5.67 | 4.9% | 49 |
| 2BR | $3,350/mo | $4.47 | 3.8% | 365 |
| 3BR | $4,000/mo | $3.48 | 3.0% | 171 |
| 4BR | $5,200/mo | $3.59 | 3.1% | 25 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,700,000 | 1,087 | $1,564 | 11-15 |
| May 2026 | $1,800,000 | 1,227 | $1,467 | 11-15 |
| May 2026 | $1,100,000 | 797 | $1,381 | 06-10 |
| May 2026 | $1,050,000 | 743 | $1,414 | 06-10 |
| Apr 2026 | $1,050,000 | 743 | $1,414 | 06-10 |
| Mar 2026 | $1,110,000 | 764 | $1,452 | 06-10 |
| Feb 2026 | $1,068,000 | 797 | $1,341 | 01-05 |
| Jan 2026 | $1,770,000 | 1,227 | $1,442 | 06-10 |
| Jan 2026 | $1,720,000 | 1,184 | $1,453 | 06-10 |
| Jan 2026 | $1,048,000 | 743 | $1,411 | 11-15 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Nv Residences actually sell for - this project trades at 2.4× the nearest block’s PSF.