District 18 · Pasir Ris · OCR
Watercolours
Pasir Ris Link · Executive Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,204
-13.7% vs district median
Gross yield
3.8%
median rent $3,650/mo
3-year gain
2.0%
Transactions · 5y
148
26 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 1,202.42m
EWL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+115% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential32 / 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Casuarina Primary School 471m · Phase 2C 0.5× · Pasir Ris Primary School 504m · 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 · 317m
Food
Pasir Ris Central Hawker Centre · 944m
Green
Pasir Ris Pk · 927m
Mall
Pasir Ris Mall · 1.2km
Health
Singhealth Polyclinics (Pasir Ris Polyclinic) (polyclinic) · 1.3km
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 $1,186 psf - 2% below units on floors 1–5 ($1,215 psf).
Price trend average PSF by year
2021
$874
2022
$982
+12.4%
2023
$1,140
+16.1%
2024
$1,219
+6.9%
2025
$1,225
+0.5%
2026
$1,163
-5.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $4.27 | 4.3% | 35 |
| 3BR | $3,700/mo | $3.89 | 3.9% | 80 |
| 4BR | $4,700/mo | $3.76 | 3.7% | 10 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,200,000 | 936 | $1,281 | 01-05 |
| Jun 2026 | $1,138,000 | 915 | $1,244 | 01-05 |
| May 2026 | $1,300,000 | 1,206 | $1,078 | 01-05 |
| May 2026 | $1,152,888 | 915 | $1,260 | 01-05 |
| May 2026 | $750,000 | 969 | $774 | 06-10 |
| Apr 2026 | $2,325,000 | 2,282 | $1,019 | 11-15 |
| Apr 2026 | $1,200,000 | 958 | $1,253 | 01-05 |
| Mar 2026 | $1,175,000 | 958 | $1,227 | 06-10 |
| Feb 2026 | $1,938,000 | 1,873 | $1,035 | 11-15 |
| Feb 2026 | $1,138,000 | 958 | $1,188 | 11-15 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Watercolours actually sell for - this project trades at 2.2× the nearest block’s PSF.