Sea Esta is a 376-unit, 99-year leasehold condominium in Pasir Ris Link, District 18, developed by Hoi Hup Sunway and completed in 2015 with a lease commencing in 2012. Sitting squarely in Singapore's Outside Central Region (OCR), Sea Esta was one of the first private condominiums to benefit from the Pasir Ris waterfront rejuvenation narrative that has since gathered considerable momentum. With a land area of roughly 17,274 sqm and a gross floor area of 36,276 sqm, the project strikes a mid-density balance that keeps communal facilities generous while avoiding the crowded corridors of larger mega-developments. At the time of writing, URA caveats show approximately 108 recorded resale transactions, with recent per-square-foot prices ranging from S$1,118 to S$1,608, averaging around S$1,347 psf — figures that position Sea Esta as one of the more affordably priced private condominiums along the eastern coastal corridor. For buyers weighing East Coast accessibility, a family-friendly neighbourhood feel, and relative value within OCR pricing, Sea Esta presents a coherent case worth examining carefully.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 18 — encompassing Pasir Ris and Tampines — has undergone a meaningful reappraisal among property watchers over the past two to three years. Historically perceived as a sleepy residential enclave better known for HDB estates and Pasir Ris Park than for investment buzz, the district entered a new phase when the government confirmed the Cross Island Line (CRL) would serve the area, with a dedicated Pasir Ris East station (CR4) opening alongside expanded interchange connectivity at the existing Pasir Ris MRT station on the East-West Line. The CRL, expected to be fully operational along Phase 2 by approximately 2032, will dramatically cut travel times to Ang Mo Kio, Hougang, and ultimately the central business district, turning Pasir Ris from a terminal-line suburb into a genuine cross-island node.
Beyond rail, the Pasir Ris Regional Centre development plan — backed by substantial government commitment — envisions a denser commercial and retail precinct to complement the residential character of the town. Pasir Ris Town Park has already seen Phase 1 expansion works completed, adding green recreational space along the coast and reinforcing the area's lifestyle credentials. New launch condominiums in the precinct, including Pasir Ris 8 and Coastal Cabana EC, have achieved healthy take-up rates, signalling that demand from both upgraders and investors has firmed noticeably. Against this backdrop, Sea Esta — a completed, stabilised development with a track record of rental occupancy and resale activity — offers buyers a ready-to-occupy entry into a district that is still in the early stages of price discovery relative to its improving fundamentals. The absence of construction disruption risk and the certainty of an established management corporation also make Sea Esta a more predictable holding than a new-launch unit still under development.
We track 108 sales and 360 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SEA ESTA dashboard.
- Average sale price: $1,301,817 across 108 transactions
- Estimated gross rental yield: 3.2%
- District 18 PSF ranking: Above average (top 50%)
- 99 yrs lease commencing from 2012 · OCR · D18 · 376 units
About SEA ESTA
SEA ESTA is a 99 yrs lease commencing from 2012 condominium, located at PASIR RIS LINK in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by HOI HUP SUNWAY PASIR RIS PTE LTD, comprising 376 residential units, completed in 2015.
With approximately 85 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 SEA ESTA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 11 | $1,249 psf | $748,525 |
| 2 BR | 27 | $1,191 psf | $1,031,144 |
| 3 BR | 52 | $1,223 psf | $1,345,049 |
| 4 BR | 15 | $1,191 psf | $1,797,267 |
| 5+ BR | 3 | $1,072 psf | $2,540,000 |
Sales Market Overview
SEA ESTA has recorded 108 sale transactions with an average transaction price of $1,301,817, ranging from $580,000 to $2,880,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 27 | $1,061 psf | $1,103,885 | — |
| 2022 | 28 | $1,152 psf | $1,198,671 | ↑ 8.6% |
| 2023 | 8 | $1,235 psf | $1,225,972 | ↑ 7.2% |
| 2024 | 13 | $1,302 psf | $1,392,692 | ↑ 5.4% |
| 2025 | 27 | $1,347 psf | $1,493,218 | ↑ 3.5% |
| 2026 | 5 | $1,302 psf | $1,799,778 | ↓ 3.4% |
SEA ESTA ranks in the top 50% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, SEA ESTA trades 22% below the segment benchmark.
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Rental Market Overview
SEA ESTA has recorded 360 rental transactions with monthly rents averaging $3,503/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 58 | $2,525/mo | $1,700/mo | $3,000/mo |
| 2 BR | 89 | $3,018/mo | $1,900/mo | $4,000/mo |
| 3 BR | 189 | $3,770/mo | $1,900/mo | $6,000/mo |
| 4 BR | 24 | $5,567/mo | $3,400/mo | $8,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 62 | $2,650/mo |
| 2022 | 81 | $3,454/mo |
| 2023 | 60 | $4,008/mo |
| 2024 | 74 | $3,815/mo |
| 2025 | 66 | $3,518/mo |
| 2026 | 17 | $3,653/mo |
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Investment Analysis
Based on average rents and sale prices, SEA ESTA delivers an estimated gross rental yield of 3.2%. 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 SEA ESTA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SEA ESTA
- Pasir Ris MRT
- Pasir Ris Crest Secondary School
- Stamford American International School
- Meridian Primary School
Nearby MRT Stations
SEA ESTA is 1.3 km from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 1.3 km |
Nearby Schools
There are 9 schools within 2 km of SEA ESTA.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | Secondary | 1.0 km |
| Stamford American International School | International | 1.1 km |
| Meridian Primary School | Primary | 1.1 km |
| Pasir Ris Primary School | Primary | 1.1 km |
| Meridian Secondary School | Secondary | 1.1 km |
| Elias Park Primary School | Primary | 1.2 km |
| Brighton College (Singapore) | International | 1.2 km |
| Pasir Ris Secondary School | Secondary | 1.3 km |
| White Sands Primary School | Primary | 1.4 km |
Sea Esta's most immediate strength is its location within walking distance of Pasir Ris MRT on the East-West Line, giving residents fast access to Tampines Regional Centre (one stop away), Changi Airport (three stops), and the city corridor via the frequent EWL service. Once the Cross Island Line stations become operational, the connectivity premium will widen further, making the area materially more attractive to commuters working along the CRL corridor — a catalyst that has yet to be fully priced into existing resale values at Sea Esta. Buyers who enter before the infrastructure upgrade completes have historically captured a meaningful portion of the rerating that follows.
The development itself is well-appointed for a mid-size estate. Residents enjoy a lap pool, a sunset pool with jacuzzi, a fully equipped gymnasium, tennis hard court, adventure playground, family pool, children's fun pool, BBQ pavilions, a fragrance garden, a taichi lawn, and a functional clubhouse. This breadth of facilities is competitive with newer launches at considerably higher price points, making Sea Esta attractive to owner-occupiers who value resort-style living without the premium psf that attaches to newer projects.
The unit mix — spanning 1-bedroom (517 sqft) to penthouses (up to 2,508 sqft) — covers a wide range of household profiles. The 3-bedroom tier (904 to 1,206 sqft) in particular suits the young-family profile prevalent in Pasir Ris, while the larger 4-bedroom and penthouse units attract multi-generational households upgrading from nearby HDB flats. Rental yield of approximately 3.5% based on recent URA data is broadly in line with OCR benchmarks, providing a floor for investors who intend to lease out while holding for capital appreciation. Hoi Hup Sunway, the joint-developer, carries a strong track record in Singapore with multiple well-regarded projects, and the build quality at Sea Esta is generally well-regarded by residents and agents alike. For value-oriented buyers, the current psf range — meaningfully below the mid-S$1,800s psf that newer D18 launches command — represents a genuine discount that partly reflects age and lease profile rather than any fundamental deficiency in the estate.
The most structurally important risk at Sea Esta is lease decay. With a 99-year lease commencing in 2012, the property has approximately 85 years remaining as of 2026. While this remains comfortably above the 60-year threshold that triggers HDB loan restrictions and the 30-year threshold that severely limits CPF usage, the clock is running. Singapore's property market has grown increasingly sensitised to leasehold tenure since the government clarified that expiring leases return to the state with no compensation — a message that has visibly repriced older 99-year stock in some districts. Buyers who plan a 15-to-20-year hold should model their exit scenario against a remaining lease of 65 to 70 years, at which point buyer financing options narrow and the buyer pool shrinks. Running the figures through a lease decay calculator before committing is strongly advisable.
A second consideration is supply competition. The Pasir Ris precinct is not supply-constrained: the government has slated additional GLS sites for release in 2026 and 2027, and Coastal Cabana EC (748 units) represents substantial near-term competition for the same upgrader and investor pool that Sea Esta targets. As newer projects enter the secondary market from their minimum occupation period, they will offer fresher leases at comparable or only marginally higher price points, potentially compressing Sea Esta's resale premium.
The relatively low absolute transaction volume — 108 caveats recorded to date — means that Sea Esta is a thinner market than larger estates. Wide bid-ask spreads and longer average marketing periods are possible, especially in a cautious macro environment. Finally, while the CRL upgrade is a genuine long-term positive, it is a 2032 catalyst: buyers should not expect an immediate psf rerating and should be comfortable holding through the construction period without liquidity pressure. Prospective investors should also use a ROI calculator and a cash flow calculator to stress-test the carrying costs against realistic rental assumptions before committing.
[
{
"persona": "HDB Upgrader (Family, D18 Resident)",
"fit_color": "green",
"reason": "Sea Esta is purpose-built for the Pasir Ris HDB upgrader. The unit mix, established neighbourhood amenities, proximity to Pasir Ris MRT, and price point well below newer launches make a seamless lateral move from a mature HDB estate. Families already embedded in the area school-choice catchment (Coral Primary, Loyang Primary, Dunman Secondary) lose no ground on schooling access."
},
{
"persona": "Long-Term Buy-and-Hold Investor",
"fit_color": "green",
"reason": "At roughly S$1,347 psf average versus S$1,800-plus psf for new D18 launches, Sea Esta offers a value entry into a district with confirmed infrastructure upgrades. A 10-to-15 year hold horizon captures the CRL rerating while the lease remains well above financing thresholds. Gross rental yield of approximately 3.5% provides income support during the holding period."
},
{
"persona": "Young Professional Couple (First Private Home)",
"fit_color": "green",
"reason": "The 1-bedroom and 2-bedroom tiers give first-time private buyers an affordable entry into condominium living with full facilities. Changi Airport proximity is a plus for travel-heavy professionals; the EWL connection to Tampines and Paya Lebar keeps commuting options broad. TDSR permitting, monthly commitments are manageable at current price levels — use the <a href=\"/calculator/tdsr\" class=\"pipeline-link\">TDSR calculator</a> to size affordability before proceeding."
},
{
"persona": "Short-Term Trader or Speculator (Under 5 Years)",
"fit_color": "red",
"reason": "Thin transaction volume, buyer stamp duty obligations, and the absence of a near-term price catalyst make quick-flip strategies unfavourable. The 15-month seller stamp duty window and the time needed for CRL momentum to translate into psf gains both argue against a short holding horizon. New supply coming online in 2026-2027 further limits near-term upside."
},
{
"persona": "Retiree Seeking Downsize and Lifestyle",
"fit_color": "yellow",
"reason": "Sea Esta's leisure facilities — lap pool, jacuzzi, fragrance garden, taichi lawn — are well suited to retirement lifestyle. Proximity to Pasir Ris Park and the coastal recreational belt is a genuine quality-of-life asset. The caveat is lease decay: retirees buying in their 60s who intend to pass the asset to children should model the remaining lease tenure against the child's financing horizon, as it may be tighter than expected by the time an inheritance transfer occurs."
},
{
"persona": "Expat Rental Tenant (Not Buyer)",
"fit_color": "yellow",
"reason": "Sea Esta is a solid rental choice for expats posted to Changi, the Tampines industrial cluster, or the eastern corridor generally. Good facilities, reasonable rents, and family-friendly layout make it competitive. As a purchase, however, the ABSD exposure for foreigners (60% as of the latest rates) renders it financially unworkable for most — renting is the rational choice in this segment."
}
]
Sea Esta is a fundamentally sound, well-facilitated condominium whose investment case rests on three pillars: below-replacement-cost pricing relative to the district, a credible infrastructure upgrade catalyst in the Cross Island Line, and a stable rental income floor during the holding period. None of these pillars is speculative — they are grounded in URA transaction data, confirmed government announcements, and observable rental market activity. The risks are real but manageable: lease decay requires modelling rather than ignoring, and supply competition from new launches demands a realistic exit strategy rather than an assumption of frictionless resale.
For the right buyer — principally the local HDB upgrader, the long-horizon investor, or the young professional couple seeking a foothold in private residential property — Sea Esta delivers tangible value at a psf that newer projects in the same district cannot match. The key discipline is holding period: buyers who can sustain a 10-year or longer position are best placed to benefit from the CRL rerating, while those who anticipate needing liquidity within five years should approach with caution. Run the full cost stack through a total cost calculator and a stamp duty calculator to confirm the numbers before committing. Sea Esta is not a trophy asset — but in a market where trophy pricing has become the norm, that may be precisely its most durable virtue.
FAQ
What is the average price for SEA ESTA?
What is the rental yield for SEA ESTA?
Is SEA ESTA freehold or leasehold?
How does the Cross Island Line affect Sea Esta&apos;s value?
The Cross Island Line (CRL) Phase 2 will introduce a Pasir Ris East station (CR4) and enhance the existing Pasir Ris interchange, with operations expected around 2032. Historically in Singapore, confirmed MRT station announcements have driven 5 to 15 per cent price appreciation in properties within a 500-metre to 1-kilometre radius over the construction and opening window. Sea Esta's proximity to the Pasir Ris MRT interchange means it stands to benefit from improved commuter connectivity to Ang Mo Kio, Hougang, and the western business corridor. Buyers who enter before the CRL opens have the potential to capture a portion of this rerating, though the timeline means patience is required. The uplift is a medium-term catalyst, not an immediate driver.
Should I be concerned about lease decay at Sea Esta?
Sea Esta's 99-year lease commenced in 2012, leaving approximately 85 years as of 2026. While this is well above the 60-year threshold that constrains HDB concessionary loans and the 30-year mark that limits CPF usage, prospective buyers should model their intended holding period carefully. A buyer who holds for 20 years will exit with roughly 65 years remaining — a tenure that starts to narrow the buyer pool and may require the next purchaser to fund a larger cash component if their CPF use is curtailed. The lease decay calculator can help quantify the implied value erosion over time. As a general rule, the earlier in the lease cycle you buy, the less acute the concern; Sea Esta's 2012 commencement date places it in a reasonably comfortable position for buyers with a 10 to 15-year horizon.
How does Sea Esta compare to other condominiums in Pasir Ris?
Within District 18, Sea Esta occupies a mid-market position. Newer launches such as Pasir Ris 8 command premiums of S$400 to S$500 psf above Sea Esta's current average, reflecting fresher leases and more contemporary design. Older developments such as Seastrand and Sea Horizon are in a similar vintage bracket, with comparable psf ranges. Executive condominiums in the area (Sea Horizon EC, Coastal Cabana EC) occupy a different financing and eligibility structure. Sea Esta's competitive advantage over newer launches is its substantially lower entry price; its competitive advantage over same-vintage peers is the quality of the Hoi Hup Sunway build and its specific location relative to the MRT interchange. Use the compare tool to run a side-by-side analysis against specific alternative developments before making a shortlist decision.
What are the available unit types and sizes at Sea Esta?
Sea Esta offers a range of unit configurations suited to different household sizes. The development includes 1-bedroom units from approximately 517 sqft, 2-bedroom units ranging from 646 to 818 sqft, 3-bedroom units from 904 to 1,206 sqft, a 4-bedroom tier at approximately 1,367 sqft, and penthouse units spanning 1,658 to 2,508 sqft. The 3-bedroom segment is generally the most liquid in Pasir Ris, aligning with the profile of the upgrader family household that dominates demand in the area. Penthouse units offer rare quantum pricing relative to equivalent space in newer developments and attract buyers seeking a large private residence within the district without crossing into high-quantum new-launch territory.
Is Sea Esta a good choice for families with school-going children?
Pasir Ris is well-served by primary and secondary schools, and families registered within the area's Home-School Distance zones benefit from priority in the Primary 1 registration exercise. Schools within or near the catchment include Coral Primary School, Loyang Primary School, and White Sands Primary School at the primary level, along with Dunman Secondary School and Tampines Secondary School at the secondary level. Beyond schooling, Sea Esta's own facilities — children's fun pool, adventure playground, and family pool — provide supervised recreational space within the estate, while Pasir Ris Town Park, Pasir Ris Beach, and White Sands Mall are all accessible within a short drive or MRT ride. The combination of school accessibility, in-estate family facilities, and neighbourhood amenities makes Sea Esta a strong candidate for families at the primary-school stage of life.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 108 transactions analysed
- Rental data: 360 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 SEA ESTA
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