District 17 · Pasir Ris · OCR
The Inflora
Flora Drive · Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,325
+3.1% vs district median
Gross yield
3.8%
median rent $3,175/mo
3-year gain
4.5%
Transactions · 5y
160
22 in last 12 months
Nearest MRT
Tampines East Mrt Station · 1,244.175m
DTL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+137% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential26 / 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
-0.7%
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
East Spring Primary School 646m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
East Spring Secondary School · 625m
Green
Mariam Walk Pg · 438m - 5 parks within 1km
Health
Changi Medical Facility (hospital) · 597m
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
Price trend average PSF by year
2021
$1,045
2022
$1,180
+12.9%
2023
$1,295
+9.7%
2024
$1,311
+1.2%
2025
$1,346
+2.7%
2026
$1,353
+0.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,500/mo | $5.56 | 5.0% | 166 |
| 2BR | $3,200/mo | $4.27 | 3.9% | 161 |
| 3BR | $3,800/mo | $3.62 | 3.3% | 72 |
| 4BR | $4,200/mo | $3.11 | 2.8% | 35 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $670,000 | 463 | $1,448 | 06-10 |
| May 2026 | $955,000 | 743 | $1,286 | 06-10 |
| Apr 2026 | $1,120,000 | 883 | $1,269 | 01-05 |
| Apr 2026 | $665,000 | 463 | $1,437 | 01-05 |
| Mar 2026 | $1,285,000 | 1,033 | $1,244 | 06-10 |
| Feb 2026 | $1,300,000 | 1,033 | $1,258 | 01-05 |
| Feb 2026 | $1,090,000 | 818 | $1,332 | 01-05 |
| Feb 2026 | $685,000 | 463 | $1,480 | 01-05 |
| Jan 2026 | $660,000 | 463 | $1,426 | 01-05 |
| Dec 2025 | $1,118,000 | 883 | $1,267 | 01-05 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 17
The HDB blocks next door
The entry point, measured: what the resale flats around The Inflora actually sell for - this project trades at 2.5× the nearest block’s PSF.