PASIR RIS BEACH PARK is a 96-year balance leasehold development along ELIAS ROAD in District 18 (Tampines / Pasir Ris), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is TOP 2023.
This profile draws on 45 recorded transactions from URA REALIS 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 3 years from TOP, PASIR RIS BEACH PARK is in the early-life phase: defects-liability resolved (or about to be), strata management corp settling in, and resale price discovery still finding its footing. Early-cycle premiums and rough-edges both apply.
Within District 18 (Tampines / Pasir Ris), the immediate context for PASIR RIS BEACH PARK 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 45 sales and 63 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PASIR RIS BEACH PARK dashboard.
- Average sale price: $3,923,551 across 45 transactions
- Estimated gross rental yield: 2.3%
- District 18 PSF ranking: Mid-range (top 70%)
- 999 yrs lease commencing from 1874 · OCR · D18
About PASIR RIS BEACH PARK
PASIR RIS BEACH PARK is a 999 yrs lease commencing from 1874 condominium, located at ELIAS ROAD in District 18 (Tampines, Pasir Ris) (Outside Central Region), completed in 2023.
With approximately 96 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
PASIR RIS BEACH PARK has recorded 45 sale transactions with an average transaction price of $3,923,551, ranging from $1,620,000 to $11,216,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 20 | $888 psf | $3,111,344 | — |
| 2022 | 7 | $1,045 psf | $4,035,429 | ↑ 17.6% |
| 2023 | 4 | $1,370 psf | $5,120,000 | ↑ 31.1% |
| 2024 | 8 | $1,219 psf | $4,469,861 | ↓ 11.0% |
| 2025 | 4 | $1,327 psf | $5,941,500 | ↑ 8.9% |
| 2026 | 2 | $1,237 psf | $3,040,000 | ↓ 6.8% |
PASIR RIS BEACH PARK ranks in the top 70% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, PASIR RIS BEACH PARK trades 31% below the segment benchmark.
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Rental Market Overview
PASIR RIS BEACH PARK has recorded 63 rental transactions with monthly rents averaging $7,442/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 63 | $7,442/mo | $3,100/mo | $15,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 11 | $5,705/mo |
| 2022 | 14 | $7,250/mo |
| 2023 | 13 | $6,730/mo |
| 2024 | 9 | $9,028/mo |
| 2025 | 13 | $8,568/mo |
| 2026 | 3 | $8,167/mo |
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Investment Analysis
Based on average rents and sale prices, PASIR RIS BEACH PARK delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 BEACH PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PASIR RIS BEACH PARK
- Pasir Ris MRT
- Pasir Ris Primary School
- White Sands Primary School
- Pasir Ris Secondary School
Nearby MRT Stations
PASIR RIS BEACH PARK is 900m from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 900m |
Nearby Schools
There are 9 schools within 2 km of PASIR RIS BEACH PARK, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Primary School | Primary | 880m |
| White Sands Primary School | Primary | 980m |
| Pasir Ris Secondary School | Secondary | 1.0 km |
| Pasir Ris Crest Secondary School | Secondary | 1.2 km |
| Brighton College (Singapore) | International | 1.3 km |
| Elias Park Primary School | Primary | 1.3 km |
| Stamford American International School | International | 1.4 km |
| Meridian Secondary School | Secondary | 1.5 km |
| Meridian Primary School | Primary | 1.5 km |
Long balance lease. With 96+ years of lease remaining, PASIR RIS BEACH PARK sits comfortably in the freehold-equivalent zone for practical purposes — CPF usage is full, max loan tenure is unconstrained, and resale liquidity to younger SC/PR buyers stays broad.
School-belt proximity. Pasir Ris Primary School sits about 0.88km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 0.90km 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.
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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: PASIR RIS BEACH PARK 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. 45 transactions in URA REALIS 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
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 45 transactions analysed
- Rental data: 63 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 BEACH PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.