Pasir Ris 8 occupies a singular position in Singapore's condominium landscape: a 487-unit, 99-year leasehold development that sits directly above Pasir Ris MRT station on the East-West Line, seamlessly integrated with a three-storey retail mall, a bus interchange, a polyclinic, and a town plaza — all within a single podium footprint. Developed by a joint venture of Allgreen Properties and Kerry Properties, two names with deep roots in Singapore's mixed-use scene, the project launched in July 2021 on a land parcel that the JV won with a bid of approximately S$700 million (S$684 psf ppr). From the outset, the pitch was not merely about the apartments: it was about selling a lifestyle node where residents can descend from their lobby directly onto a train platform, grab groceries from the mall below, and catch a bus without ever stepping into the rain. For buyers in District 18 (Pasir Ris and Tampines), that proposition has consistently commanded a premium — and the evidence from 534 resale and sub-sale transactions since launch bears this out.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Pasir Ris is often described as a mature HDB heartland estate, but that framing undersells the pace of change underway in the area. The estate anchors the eastern end of the East-West Line (EWL), and the upcoming Cross Island Line (CRL) Phase 1, scheduled to open in stages from 2030, designates Pasir Ris as a major interchange station. When CRL Phase 1 is operational, Pasir Ris will connect the EWL to a cross-island corridor stretching from Changi to Jurong — effectively transforming the estate from a regional terminus into a genuine multi-line interchange hub, a status that historically correlates with price step-changes at nearby residential projects.
The immediate catchment is already generous. Downtown East — Singapore's largest leisure and entertainment precinct — sits within a short walk, as does Pasir Ris Beach Park, one of the island's most expansive coastal green lungs. The neighbourhood is well served by schools: Elias Park Primary, Pasir Ris Primary, and the Dunman Secondary cluster are all within 1 km. The Urban Redevelopment Authority's published transaction data for the Outside Central Region (OCR) shows that integrated developments near EWL stations consistently outperform surrounding resale condominium benchmarks on a per-square-foot basis, a trend that has been especially pronounced since 2022 as buyers repriced transit connectivity following the pandemic's work-from-home reset. Pasir Ris 8 entered this context with a launch average of roughly S$1,400–S$1,500 psf, positioning itself at the upper tier of OCR supply but below the price ceiling of comparable integrated projects on the north-south corridor.
We track 534 sales and 172 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PASIR RIS 8 dashboard.
- Average sale price: $1,455,543 across 534 transactions
- Estimated gross rental yield: 3.3%
- District 18 PSF ranking: Premium tier (top 8%)
- 99 yrs lease commencing from 2021 · OCR · D18 · 487 units
About PASIR RIS 8
PASIR RIS 8 is a 99 yrs lease commencing from 2021 condominium, located at PASIR RIS DRIVE 8 in District 18 (Tampines, Pasir Ris) (Outside Central Region), comprising 487 residential units, completed in 2021.
With approximately 94 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PASIR RIS 8:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 101 | $1,737 psf | $913,306 |
| 2 BR | 245 | $1,706 psf | $1,287,906 |
| 3 BR | 158 | $1,606 psf | $1,870,314 |
| 4 BR | 30 | $1,643 psf | $2,465,653 |
Sales Market Overview
PASIR RIS 8 has recorded 534 sale transactions with an average transaction price of $1,455,543, ranging from $842,000 to $2,768,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 429 | $1,619 psf | $1,350,877 | — |
| 2022 | 34 | $1,824 psf | $1,981,235 | ↑ 12.6% |
| 2023 | 20 | $1,829 psf | $2,212,706 | ↑ 0.3% |
| 2024 | 7 | $1,831 psf | $1,988,314 | ↑ 0.1% |
| 2025 | 40 | $2,050 psf | $1,655,486 | ↑ 11.9% |
| 2026 | 4 | $2,089 psf | $1,495,000 | ↑ 1.9% |
PASIR RIS 8 ranks in the top 8% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, PASIR RIS 8 trades 8.3% above the segment benchmark.
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Rental Market Overview
PASIR RIS 8 has recorded 172 rental transactions with monthly rents averaging $4,039/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 45 | $3,123/mo | $2,700/mo | $3,570/mo |
| 2 BR | 96 | $3,804/mo | $3,200/mo | $4,800/mo |
| 3 BR | 29 | $5,965/mo | $5,000/mo | $7,150/mo |
| 4 BR | 2 | $8,000/mo | $8,000/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 148 | $4,021/mo |
| 2026 | 24 | $4,149/mo |
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Investment Analysis
Based on average rents and sale prices, PASIR RIS 8 delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
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 | $1,588 psf | 1176 |
| 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 | 570 |
Location Map
Map shows PASIR RIS 8 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PASIR RIS 8
- Pasir Ris MRT
- White Sands Primary School
- Pasir Ris Secondary School
- Pasir Ris Primary School
Nearby MRT Stations
PASIR RIS 8 is 320m from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 320m |
Nearby Schools
There are 13 schools within 2 km of PASIR RIS 8, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | Primary | 180m |
| Pasir Ris Secondary School | Secondary | 350m |
| Pasir Ris Primary School | Primary | 510m |
| Brighton College (Singapore) | International | 570m |
| Elias Park Primary School | Primary | 620m |
| Pasir Ris Crest Secondary School | Secondary | 660m |
| Stamford American International School | International | 770m |
| Meridian Secondary School | Secondary | 800m |
| Meridian Primary School | Primary | 850m |
| Junyuan Primary School | Primary | 1.6 km |
| East Spring Secondary School | Secondary | 1.8 km |
| East Spring Primary School | Primary | 1.8 km |
The single most defensible strength of Pasir Ris 8 is its direct MRT connectivity. Residents do not cross a road or navigate an overhead bridge to reach the station — the basement linkway is internal, sheltered, and takes under two minutes on foot. This is not a marketing claim but a structural feature baked into the building envelope, and it will become materially more valuable when CRL Phase 1 opens at the same station by 2030. At that point, residents will have direct interchange access to Bright Hill, Turf City, King Albert Park, and eventually Jurong Lake District without any platform transfer outside the station concourse. For buyers who want to model the investment return on this kind of connectivity premium, the precedent set by Woodlands and Jurong East interchange projects is instructive: interchange status has historically supported a 5–10% psf premium above same-district non-interchange peers over a five-year horizon.
Beyond rail, the integrated retail and lifestyle podium provides day-to-day convenience that is genuinely difficult to replicate. The three-level mall hosts a supermarket anchor, food and beverage outlets, and lifestyle services — meaning residents can complete the bulk of their weekly errands without leaving the development. The bus interchange adds last-mile connectivity for residents heading to parts of eastern Singapore not directly served by the EWL. The town plaza and hawker centre inject a distinctly local character, avoiding the sterile feel that sometimes afflicts purely commercial mixed-use projects.
- Transit gateway: Pasir Ris EWL station in-building, CRL interchange by 2030.
- Lifestyle podium: Mall, bus interchange, hawker centre, polyclinic — all under one roof.
- Greenery access: Pasir Ris Beach Park and Pasir Ris Town Park within 10 minutes on foot or by bike.
- School catchment: Elias Park Primary and Pasir Ris Primary within 1 km; top-up via stamp-duty planning for families buying in primary-one ballot year.
- Developer pedigree: Allgreen Properties has delivered multiple large-scale integrated projects; Kerry Properties adds commercial asset-management expertise.
- Compact unit count: 487 units is relatively tight for an integrated development, which historically supports faster absorption and limits secondary-market oversupply.
No investment thesis is complete without a frank assessment of the downside scenarios, and Pasir Ris 8 carries several that prospective buyers should weigh carefully before committing.
Construction-phase amenity disruption. The CRL Pasir Ris station — at a projected depth of 47 metres, set to be one of Singapore's deepest MRT stations — involves substantial civil engineering works directly adjacent to the existing station concourse. Residents and tenants in the podium mall should expect extended periods of noise, dust, and potential access disruptions to the station area through the mid-2020s. The Daewoo-Dongah JV construction contract is an S$980 million undertaking, and large-scale underground projects in Singapore have historically run for eight to ten years from ground-breaking to opening.
OCR price ceiling and lease decay. Pasir Ris 8's 99-year lease commenced in July 2021, meaning it enters the lease-decay curve from a younger base than many surrounding resale condominiums. Nevertheless, buyers using the mortgage calculator should stress-test their holding period against the CPF Valuation Limit rules for leasehold properties, which become binding when the remaining lease falls below 60 years — a constraint that will not apply within most buyers' investment horizons but is worth internalising for very long-hold strategies. OCR pricing also faces a structural ceiling: demand from HDB-upgrader buyers, the dominant cohort in District 18, is sensitive to total quantum, and the S$1,500–S$1,800 psf range occupies the upper bound of what the mass-market upgrader segment has historically absorbed.
Competition from new supply. The Pasir Ris and Tampines planning area continues to attract land tenders. Any new GLS launch in the immediate vicinity will create secondary-market competition and may cap resale price appreciation in the medium term. Buyers should use the comparison tool to benchmark Pasir Ris 8 against incoming supply before committing.
Mall tenant mix uncertainty. The long-term success of the integrated retail podium depends heavily on tenant retention and footfall. If anchor tenants vacate or the mall underperforms, the convenience premium that justifies the psf uplift could erode. This is a risk common to all integrated mixed-use developments but is worth monitoring via annual tenancy data.
[
{
"persona": "HDB upgrader, dual-income household, no car",
"fit_color": "green",
"reason": "Direct MRT access eliminates the need for a car entirely. The mall, hawker centre, and bus interchange mean daily errands are handled within the podium. Total quantum at two-bedder level (S$1.3m–S$1.6m) sits within CPF+loan reach for median dual-income earners."
},
{
"persona": "Long-term investor targeting CRL catalyst upside",
"fit_color": "green",
"reason": "The CRL interchange opening in 2030 is the clearest near-term re-rating catalyst for any OCR project. Interchange status has historically driven 5–10% psf premiums at comparable stations. Holding through the 2030 opening window is a credible thesis."
},
{
"persona": "Young family with school-age children",
"fit_color": "green",
"reason": "Elias Park Primary and Pasir Ris Primary are within 1 km. Pasir Ris Beach Park and Downtown East provide recreational infrastructure. The polyclinic in the podium adds healthcare convenience that most private condominiums cannot match."
},
{
"persona": "Investor targeting near-term rental yield",
"fit_color": "amber",
"reason": "Rental demand in Pasir Ris is steady but yield compression has occurred as launch prices rose. Gross yields of 3.0–3.5% are achievable but require careful unit-size and floor selection. Use the <a href=\"/calculator/roi\">ROI calculator</a> to stress-test at different rent assumptions."
},
{
"persona": "Car-dependent buyer prioritising private parking and quiet surrounds",
"fit_color": "amber",
"reason": "The integrated podium and MRT station generate significant daily footfall below the residential floors. Residents who prize suburban quiet over urban convenience may find the activity level in the common concourse areas higher than expected. Parking is available but the development is designed around pedestrian transit flows."
},
{
"persona": "Buyer seeking short-term capital gains within 3 years",
"fit_color": "red",
"reason": "ABSD and seller's stamp duty frameworks make sub-3-year holding periods costly. The CRL catalyst is a 2030 story, not a 2026–2027 story. Buyers seeking rapid capital turns should consider shorter-lease projects with more immediate re-rating catalysts."
}
]
Pasir Ris 8 is one of the most genuinely differentiated condominium products launched in Singapore's Outside Central Region in the 2020s — not because of architectural novelty, but because of the structural moat its integrated design creates. The combination of a sheltered in-building MRT connection, a working retail and community podium, and a confirmed CRL interchange designation by 2030 means that the convenience premium baked into its pricing is not speculative: it is already in use every day by residents, and it will deepen materially when the Cross Island Line opens. For District 18 buyers who have been priced out of central-region integrated projects, Pasir Ris 8 offers a rare opportunity to access a structurally similar product at OCR pricing levels.
The risks are real but manageable. Construction noise from the CRL civil works will persist through the late 2020s; the OCR price ceiling is a genuine constraint on upside; and the mall's long-run performance is not guaranteed. However, for a hold-to-2030 or beyond strategy, the risk-reward profile compares favourably to most OCR alternatives. Buyers who are price-sensitive should run their numbers through the stamp-duty calculator and the mortgage planner before proceeding, and should use the price heatmap to contextualise Pasir Ris 8's psf against the broader eastern corridor. The verdict: a compelling long-hold OCR integrated-transit play, best suited to buyers with a 7–10 year horizon who value connectivity and convenience over speculative short-cycle returns.
FAQ
What is the average price for PASIR RIS 8?
What is the rental yield for PASIR RIS 8?
Is PASIR RIS 8 freehold or leasehold?
Is Pasir Ris 8 directly connected to the MRT station without going outdoors?
Yes. Pasir Ris 8 is built directly above Pasir Ris MRT station on the East-West Line, with a sheltered internal basement linkway connecting the residential lobby to the station concourse. Residents do not need to cross any road or use an external overhead bridge. This direct underground connection is a core design feature of the integrated development, not a surface-level covered walkway.
When will the Cross Island Line open at Pasir Ris, and how does it affect property value?
The CRL Phase 1 Pasir Ris interchange station is targeted for opening around 2030, based on LTA's published schedule. When operational, Pasir Ris will become a two-line interchange connecting the East-West Line to the Cross Island Line, which runs west toward Jurong Lake District and east toward Changi. Interchange status is one of the most consistent drivers of psf premium in Singapore's OCR market — comparable upgrades at Woodlands and Jurong East have historically supported 5–10% outperformance versus same-district non-interchange peers over five-year periods. Buyers with a hold horizon through 2030 are positioned to capture this re-rating.
What amenities are available within the Pasir Ris 8 podium?
The three-level retail mall beneath the residential towers houses a supermarket, food and beverage outlets, lifestyle and services retailers, and a hawker centre. The podium also integrates a bus interchange — one of Pasir Ris's main transit hubs — and a polyclinic, as well as an open town plaza. The result is that residents can manage groceries, dining, healthcare, and onward bus connections without leaving the development's footprint, a convenience level that is rare in OCR projects.
What is the tenure and lease commencement date for Pasir Ris 8?
Pasir Ris 8 is a 99-year leasehold development. The lease commenced on 5 July 2021, meaning the remaining lease as at 2026 is approximately 94 years. For CPF usage and bank financing purposes, this is a healthy remaining-lease position and does not trigger any Valuation Limit constraints for buyers in the near term. The lease will only become a CPF-related planning consideration when the remaining term falls below 60 years, which will not occur until approximately 2081.
Who developed Pasir Ris 8, and how was the site acquired?
Pasir Ris 8 was developed by a joint venture between Allgreen Properties and Kerry Properties, both subsidiaries of the Kuok Group. The site was won via a Government Land Sales (GLS) tender with a bid of approximately S$700 million, translating to S$684 psf ppr based on the total gross floor area. Allgreen has an established track record in Singapore integrated and mixed-use projects; Kerry Properties brings commercial asset-management expertise from its Hong Kong and China portfolio.
What schools are within 1 km of Pasir Ris 8?
Elias Park Primary School and Pasir Ris Primary School are both within the 1 km radius that determines Primary One ballot priority under the Ministry of Education's registration framework. Families planning to exercise this home-proximity advantage should time their purchase to fall within the relevant registration window. White Sands mall, the adjacent commercial anchor, also houses tuition centres and enrichment providers that serve the local school-age population.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 534 transactions analysed
- Rental data: 172 lease records 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 PASIR RIS 8
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