District 18 · Pasir Ris · OCR
Seastrand
Pasir Ris Link · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,303
-6.6% vs district median
Gross yield
3.9%
median rent $3,200/mo
3-year gain
7.8%
Transactions · 5y
113
18 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 1,350.453m
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 potential29 / 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
-3.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Pasir Ris Primary School 453m · Phase 2C 1.4× balloted · Casuarina Primary School 600m · 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 · 387m
Food
Pasir Ris Central Hawker Centre · 1.1km
Green
Pasir Ris Pk · 1.0km
Mall
Pasir Ris Mall · 1.4km
Health
Singhealth Polyclinics (Pasir Ris Polyclinic) (polyclinic) · 1.5km
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 $1,280 psf - 1% above units on floors 1–5 ($1,273 psf).
Price trend average PSF by year
2021
$1,036
2022
$1,122
+8.3%
2023
$1,225
+9.2%
2024
$1,275
+4.1%
2025
$1,281
+0.5%
2026
$1,321
+3.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,300/mo | $3.88 | 3.6% | 112 |
| 3BR | $4,000/mo | $3.48 | 3.2% | 86 |
| 4BR | $4,300/mo | $3.19 | 2.9% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,270,000 | 990 | $1,282 | 01-05 |
| Jun 2026 | $1,650,000 | 1,195 | $1,381 | 01-05 |
| Jun 2026 | $770,000 | 592 | $1,301 | 06-10 |
| Apr 2026 | $1,850,000 | 1,302 | $1,420 | 06-10 |
| Feb 2026 | $1,790,000 | 1,302 | $1,374 | 06-10 |
| Feb 2026 | $727,500 | 570 | $1,275 | 11-15 |
| Jan 2026 | $1,130,000 | 883 | $1,280 | 06-10 |
| Jan 2026 | $760,000 | 592 | $1,284 | 06-10 |
| Jan 2026 | $738,000 | 570 | $1,294 | 01-05 |
| Dec 2025 | $1,680,000 | 1,216 | $1,381 | 01-05 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Seastrand actually sell for - this project trades at 2.5× the nearest block’s PSF.