District 18 · Pasir Ris · OCR
Sea Horizon
Pasir Ris Rise · Executive Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,304
-6.5% vs district median
Gross yield
3.3%
median rent $4,400/mo
3-year gain
9.8%
Transactions · 5y
155
28 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 1,146.188m
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 potential28 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Casuarina Primary School 534m · Phase 2C 0.5× · Pasir Ris Primary School 673m · 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 · 464m
Food
Pasir Ris Central Hawker Centre · 894m
Green
Pasir Ris Pk · 768m
Mall
Pasir Ris Mall · 1.2km
Health
Singhealth Polyclinics (Pasir Ris Polyclinic) (polyclinic) · 1.2km
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 $1,334 psf - 7% above units on floors 1–5 ($1,249 psf).
Price trend average PSF by year
2021
$1,024
2022
$1,100
+7.4%
2023
$1,199
+9%
2024
$1,292
+7.8%
2025
$1,275
-1.3%
2026
$1,317
+3.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,300/mo | $4.40 | 4.0% | 10 |
| 3BR | $4,500/mo | $3.91 | 3.6% | 25 |
| 4BR | $4,700/mo | $3.48 | 3.2% | 25 |
| 5BR | $5,600/mo | $3.61 | 3.3% | 23 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,918,000 | 1,324 | $1,449 | 06-10 |
| Jul 2026 | $995,000 | 797 | $1,249 | 11-15 |
| Jun 2026 | $2,220,000 | 1,528 | $1,452 | 11-15 |
| Jun 2026 | $2,080,000 | 1,507 | $1,380 | 06-10 |
| Jun 2026 | $1,728,888 | 1,302 | $1,327 | 06-10 |
| Jun 2026 | $1,590,000 | 1,335 | $1,191 | 01-05 |
| May 2026 | $1,360,000 | 1,098 | $1,239 | 01-05 |
| Apr 2026 | $1,939,000 | 1,485 | $1,305 | 01-05 |
| Apr 2026 | $1,368,888 | 1,033 | $1,325 | 01-05 |
| Mar 2026 | $1,695,000 | 1,389 | $1,221 | 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 Horizon actually sell for - this project trades at 2.4× the nearest block’s PSF.