District 18 · Pasir Ris · OCR
Sea Esta
Pasir Ris Link · Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,330
-4.6% vs district median
Gross yield
3.5%
median rent $3,600/mo
3-year gain
5.4%
Transactions · 5y
101
18 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 1,274.637m
EWL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+138% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential28 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-4.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Casuarina Primary School 635m · Phase 2C 0.5× · Pasir Ris Primary School 646m · Phase 2C 1.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pasir Ris Crest Secondary School · 507m
Food
Pasir Ris Central Hawker Centre · 1.0km
Green
Pasir Ris Pk · 849m
Mall
Pasir Ris Mall · 1.3km
Health
Singhealth Polyclinics (Pasir Ris Polyclinic) (polyclinic) · 1.4km
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 $1,315 psf - 2% above units on floors 1–5 ($1,292 psf).
Price trend average PSF by year
2021
$1,061
2022
$1,152
+8.6%
2023
$1,235
+7.2%
2024
$1,302
+5.4%
2025
$1,347
+3.5%
2026
$1,302
-3.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,500/mo | $4.55 | 4.1% | 50 |
| 2BR | $3,200/mo | $3.76 | 3.4% | 82 |
| 3BR | $3,900/mo | $3.39 | 3.1% | 172 |
| 4BR | $5,200/mo | $3.85 | 3.5% | 23 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,900,000 | 1,367 | $1,390 | 01-05 |
| Mar 2026 | $1,368,888 | 980 | $1,398 | 11-15 |
| Feb 2026 | $2,700,000 | 2,260 | $1,194 | 11-15 |
| Feb 2026 | $1,730,000 | 1,442 | $1,199 | 01-05 |
| Feb 2026 | $1,300,000 | 980 | $1,327 | 01-05 |
| Dec 2025 | $1,045,000 | 818 | $1,277 | 06-10 |
| Nov 2025 | $2,200,000 | 1,787 | $1,231 | 11-15 |
| Nov 2025 | $1,800,000 | 1,119 | $1,608 | 11-15 |
| Nov 2025 | $890,000 | 646 | $1,378 | 01-05 |
| Oct 2025 | $1,260,000 | 904 | $1,394 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Sea Esta actually sell for - this project trades at 2.4× the nearest block’s PSF.