District 18 · Pasir Ris · OCR
Ripple Bay
Pasir Ris Link · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,432
+2.7% vs district median
Gross yield
3.7%
median rent $3,300/mo
3-year gain
6.1%
Transactions · 5y
203
38 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 1,509.413m
EWL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+156% 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
+1.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Pasir Ris Primary School 696m · Phase 2C 1.4× balloted · Casuarina Primary School 855m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pasir Ris Crest Secondary School · 674m
Food
Pasir Ris Central Hawker Centre · 1.3km
Green
Pasir Ris Pk · 1.0km
Mall
Pasir Ris Mall · 1.5km
Health
Singhealth Polyclinics (Pasir Ris Polyclinic) (polyclinic) · 1.6km
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 $1,445 psf - 8% above units on floors 1–5 ($1,342 psf).
Price trend average PSF by year
2021
$1,095
2022
$1,213
+10.8%
2023
$1,352
+11.5%
2024
$1,384
+2.4%
2025
$1,425
+3%
2026
$1,435
+0.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,550/mo | $5.67 | 4.7% | 172 |
| 2BR | $3,200/mo | $4.27 | 3.6% | 332 |
| 3BR | $4,150/mo | $3.95 | 3.3% | 133 |
| 4BR | $5,200/mo | $4.16 | 3.5% | 31 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,580,000 | 1,066 | $1,483 | 11-15 |
| Jun 2026 | $1,330,000 | 1,033 | $1,287 | 01-05 |
| Jun 2026 | $1,100,000 | 775 | $1,419 | 11-15 |
| May 2026 | $1,868,888 | 1,087 | $1,719 | 11-15 |
| May 2026 | $1,050,000 | 775 | $1,355 | 01-05 |
| May 2026 | $715,000 | 484 | $1,476 | 01-05 |
| May 2026 | $710,000 | 484 | $1,466 | 06-10 |
| Mar 2026 | $1,580,000 | 1,087 | $1,453 | 11-15 |
| Mar 2026 | $1,540,000 | 1,076 | $1,431 | 01-05 |
| Mar 2026 | $1,140,000 | 797 | $1,431 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Ripple Bay actually sell for - this project trades at 2.8× the nearest block’s PSF.