D'ELIAS is a 78-year balance leasehold development along ELIAS TERRACE in District 18 (Tampines / Pasir Ris), part of the OCR segment of Singapore's private residential market. The project comprises 17 units and is TOP 2005.
This profile draws on 3 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 21 years from TOP, D'ELIAS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 18 (Tampines / Pasir Ris), the immediate context for D'ELIAS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 3 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the D'ELIAS dashboard.
- Average sale price: $2,956,000 across 3 transactions
- District 18 PSF ranking: Value tier (top 100%)
- 999 yrs lease commencing from 1881 · OCR · D18 · 17 units
About D'ELIAS
D'ELIAS is a 999 yrs lease commencing from 1881 condominium, located at ELIAS TERRACE in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by ELIAS DEVELOPMENT PTE LTD, comprising 17 residential units, completed in 2005.
With approximately 78 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
D'ELIAS has recorded 3 sale transactions with an average transaction price of $2,956,000, ranging from $2,600,000 to $3,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $639 psf | $2,600,000 | — |
| 2023 | 1 | $716 psf | $3,068,000 | ↑ 12.1% |
| 2024 | 1 | $760 psf | $3,200,000 | ↑ 6.2% |
D'ELIAS ranks in the top 100% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, D'ELIAS trades 54.5% below the segment benchmark.
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Competing Condos in District 18
Side-by-side comparison against the most actively traded condos in District 18 (Tampines, Pasir Ris):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2203 | $1,589 psf | 1178 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 1193 | $2,367 psf | 1164 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 760 | $1,769 psf | 760 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 571 |
Location Map
Map shows D'ELIAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- D'
- Pasir Ris MRT
- White Sands Primary School
- Pasir Ris Secondary School
- Pasir Ris Primary School
Nearby MRT Stations
D'ELIAS is 830m from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 830m |
Nearby Schools
There are 12 schools within 2 km of D'ELIAS, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | Primary | 740m |
| Pasir Ris Secondary School | Secondary | 910m |
| Pasir Ris Primary School | Primary | 1.0 km |
| Brighton College (Singapore) | International | 1.2 km |
| Elias Park Primary School | Primary | 1.2 km |
| Pasir Ris Crest Secondary School | Secondary | 1.3 km |
| Stamford American International School | International | 1.4 km |
| Meridian Secondary School | Secondary | 1.4 km |
| Meridian Primary School | Primary | 1.5 km |
| Junyuan Primary School | Primary | 1.8 km |
| East Spring Secondary School | Secondary | 2.0 km |
| East Spring Primary School | Primary | 2.0 km |
Adequate lease horizon. Around 78 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Boutique character. With 17 units, D'ELIAS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. White Sands Primary School sits about 0.74km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.83km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 3 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: D'ELIAS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 3 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for D'ELIAS?
What is the rental yield for D'ELIAS?
Is D'ELIAS freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 3 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for D'ELIAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,781 condo transactions recorded in District 18 over the last 12 months, 60% resale, 38% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 18 reads 132.1 as of June 2026 — down 4.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 18 could add roughly 560 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Tampines Street 94 (EC) | — | ~560 | Confirmed | Available |
HDB Alternatives Nearby
Weighing D'ELIAS against staying public? These HDB towns sit within walking or short-drive distance: