District 17 · Pasir Ris · OCR
The Jovell
Flora Drive · Condominium · 99 yrs lease commencing from 2018
Current PSF
$1,452
+13.0% vs district median
Gross yield
4.1%
median rent $3,000/mo
3-year gain
-4.5%
Transactions · 5y
204
19 in last 12 months
Nearest MRT
Tampines East Mrt Station · 1,322.649m
DTL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+159% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
East Spring Primary School 822m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
East Spring Secondary School · 717m
Green
Mariam Walk Pg · 254m - 5 parks within 1km
Health
Changi Medical Facility (hospital) · 501m
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 early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,355 psf (177 sales). At today’s $1,452 psf, they are up 7% on paper.
Price trend average PSF by year
2021
$1,356
2022
$1,474
+8.7%
2023
$1,543
+4.7%
2024
$1,535
-0.5%
2025
$1,475
-3.9%
2026
$1,473
-0.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $5.27 | 4.4% | 89 |
| 2BR | $3,350/mo | $5.15 | 4.3% | 112 |
| 3BR | $4,050/mo | $4.26 | 3.5% | 35 |
| 4BR | $5,300/mo | $4.24 | 3.5% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,058,000 | 721 | $1,467 | 01-05 |
| Jun 2026 | $682,000 | 452 | $1,509 | 06-10 |
| Mar 2026 | $1,580,000 | 1,033 | $1,529 | 06-10 |
| Mar 2026 | $1,330,000 | 904 | $1,471 | 01-05 |
| Feb 2026 | $1,575,000 | 1,033 | $1,524 | 01-05 |
| Feb 2026 | $950,000 | 646 | $1,471 | 01-05 |
| Feb 2026 | $910,000 | 678 | $1,342 | 01-05 |
| Jan 2026 | $1,060,000 | 721 | $1,470 | 01-05 |
| Dec 2025 | $950,000 | 678 | $1,401 | 06-10 |
| Nov 2025 | $1,100,000 | 721 | $1,525 | 01-05 |
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More in District 17
The HDB blocks next door
The entry point, measured: what the resale flats around The Jovell actually sell for - this project trades at 2.6× the nearest block’s PSF.