Stratum stands on Elias Road in Pasir Ris, a quietly ambitious address that has spent the better part of a decade absorbing two narratives simultaneously: the practical reality of an outer-central location without a direct MRT stop, and the forward-looking promise of a neighbourhood on the cusp of genuine transformation. Completed in 2016 by Elitist Development — the boutique residential arm of the Fragrance group — this 380-unit, 99-year leasehold project occupies a 23,525 sqm site surrounded by landed housing, mature greenery and the pastoral calm of Elias Park. For buyers who purchased during launch between 2012 and 2014 at sub-$900 psf, the journey to today's resale range of S$1,170–S$1,737 psf (with a 12-month average near S$1,302 psf) has rewarded patience. The story ahead, anchored by the Cross Island Line interchange at Pasir Ris MRT due around 2030 and a government-backed S$500 million regional-centre investment, suggests the second act may prove even more compelling. This review examines what Stratum is today, what it is about to become, and precisely which buyer profiles stand to benefit most from acquiring a unit in 2025–2026.
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 — spanning Pasir Ris, Tampines and Simei — has long occupied a curious middle ground in Singapore's property psyche. Recognised as Outside Central Region (OCR) and therefore subject to lower absolute psf ceilings than Core Central Region (CCR) counterparts, it has historically attracted HDB upgraders, young families and eastside loyalists rather than city-fringe speculators. That profile is shifting. The District 18 market recorded an 8% average-price increase across HDB resale in 2025 versus 2024, while private resale condos in the area have crossed the S$2,000 psf mark for integrated developments such as Pasir Ris 8 — which itself sold out fully ahead of its June 2026 TOP date. Stratum, sitting a notch below that integrated premium at S$1,200–S$1,500 psf resale, occupies an interesting value slot: it offers the same town-renewal tailwind at a meaningful discount to its newer, denser neighbours.
The macro backdrop matters too. Singapore's private residential market logged 3–4% price growth in 2025, with OCR outperforming CCR on a volume basis as cooling measures continued to suppress foreign buying interest in prime districts. The URA's property price index confirmed OCR's resilience: modest but consistent appreciation driven by domestic upgrader demand and tight new-supply pipelines in mature estates. For Pasir Ris specifically, the Draft Master Plan 2025 designates the town as one of Singapore's emerging regional nodes, with mixed-use commercial clusters, expanded park connectors and the long-awaited coastal promenade all pencilled for delivery through to 2030. Stratum's position roughly 950 metres from the EWL–CRL interchange station puts it within the gravity well of that growth while remaining priced below the newest-entrant premium.
The Cross Island Line context deserves particular emphasis. Pasir Ris MRT (EW1 / future CR5) will become a full interchange when the CRL Phase 1 opens, dramatically shortening travel times to Ang Mo Kio, Clementi and ultimately to the Jurong Lake District. Historical data from earlier interchange upgrades in Singapore consistently showed 15–30% price appreciation in the catchment zone in the three-to-five years straddling the opening. Buyers entering Stratum in 2025–2026 sit well within that pre-opening window, giving the acquisition a catalyst that pure land-appreciation plays at more expensive addresses lack.
We track 130 sales and 495 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STRATUM dashboard.
- Average sale price: $1,066,952 across 130 transactions
- Estimated gross rental yield: 3.6%
- District 18 PSF ranking: Above average (top 44%)
- 99 yrs lease commencing from 2012 · OCR · D18 · 380 units
About STRATUM
STRATUM is a 99 yrs lease commencing from 2012 condominium, located at ELIAS ROAD in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by ELITIST DEVELOPMENT PTE. LTD, comprising 380 residential units, completed in 2016.
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 STRATUM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 44 | $1,376 psf | $626,159 |
| 1 BR | 10 | $1,332 psf | $761,600 |
| 2 BR | 33 | $1,190 psf | $959,066 |
| 3 BR | 16 | $1,253 psf | $1,420,361 |
| 4 BR | 21 | $1,087 psf | $1,755,947 |
| 5+ BR | 6 | $953 psf | $2,047,815 |
Sales Market Overview
STRATUM has recorded 130 sale transactions with an average transaction price of $1,066,952, ranging from $560,000 to $2,250,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 27 | $1,074 psf | $1,165,514 | — |
| 2022 | 33 | $1,209 psf | $946,539 | ↑ 12.6% |
| 2023 | 31 | $1,299 psf | $1,068,109 | ↑ 7.4% |
| 2024 | 20 | $1,338 psf | $1,000,950 | ↑ 3.1% |
| 2025 | 13 | $1,328 psf | $1,249,598 | ↓ 0.8% |
| 2026 | 6 | $1,420 psf | $1,103,981 | ↑ 6.9% |
STRATUM ranks in the top 44% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, STRATUM trades 19.7% below the segment benchmark.
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Rental Market Overview
STRATUM has recorded 495 rental transactions with monthly rents averaging $3,197/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 159 | $2,246/mo | $1,500/mo | $3,000/mo |
| 1 BR | 33 | $2,355/mo | $1,650/mo | $3,300/mo |
| 2 BR | 175 | $3,278/mo | $2,000/mo | $6,700/mo |
| 3 BR | 96 | $4,054/mo | $2,600/mo | $6,600/mo |
| 4 BR | 25 | $5,282/mo | $3,150/mo | $6,500/mo |
| 5+ BR | 7 | $7,571/mo | $5,100/mo | $8,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 81 | $2,375/mo |
| 2022 | 103 | $2,917/mo |
| 2023 | 84 | $3,677/mo |
| 2024 | 90 | $3,493/mo |
| 2025 | 113 | $3,453/mo |
| 2026 | 24 | $3,181/mo |
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Investment Analysis
Based on average rents and sale prices, STRATUM delivers an estimated gross rental yield of 3.6%. 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 STRATUM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STRATUM
- Pasir Ris MRT
- White Sands Primary School
- Pasir Ris Primary School
- Pasir Ris Secondary School
Nearby MRT Stations
STRATUM is 920m from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 920m |
Nearby Schools
There are 9 schools within 2 km of STRATUM, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | Primary | 930m |
| Pasir Ris Primary School | Primary | 1.0 km |
| Pasir Ris Secondary School | Secondary | 1.0 km |
| Pasir Ris Crest Secondary School | Secondary | 1.3 km |
| Brighton College (Singapore) | International | 1.4 km |
| Elias Park Primary School | Primary | 1.4 km |
| Stamford American International School | International | 1.5 km |
| Meridian Secondary School | Secondary | 1.6 km |
| Meridian Primary School | Primary | 1.6 km |
Stratum's competitive advantages cluster around four distinct pillars that, taken together, make a persuasive case for the development relative to its OCR peers.
Generous land footprint and low density. At 380 units across a 23,525 sqm site, Stratum's plot ratio is modest by Singapore standards — roughly 16 units per thousand square metres of land. That translates into wide corridors between blocks, spacious pool decks, and a sense of horizontal breathing room that newer 99-year projects on tighter GLS sites cannot replicate. The 50-metre lap pool, aqua pool, spa, jacuzzi pods, yoga court, tennis court, steam room and jogging trail constitute a facilities package typically associated with larger or more expensive developments. Residents consistently cite the quiet, resort-like atmosphere as the development's most distinctive trait.
Compelling rental yield for OCR. A current gross rental yield of approximately 4.3% is meaningfully above the Singapore private residential average and reflects a deep tenant base: Changi Business Park (roughly 5 km), Loyang Industrial Estate, Seletar Aerospace Park and the wider logistics corridor along the Pan-Island Expressway all feed white-collar and skilled-trade tenants into Pasir Ris. Expatriate families relocating to Changi and Tampines regional offices routinely consider Pasir Ris for its landed-house feel at condominium prices. At the S$1,300 psf resale level, a 2-bedroom unit at roughly 700–800 sqft can be acquired for S$910,000–S$1,040,000 and rented for S$3,200–S$3,800 per month, yielding a net carry that positive-cash-flows the mortgage at current SORA-linked rates for buyers with a 25% down payment.
MRT interchange catalyst within a five-year horizon. As described in the Context section, the EWL–CRL interchange status of Pasir Ris MRT is the single most powerful near-term appreciation driver in the sub-market. Stratum is approximately 950 metres from the station — a twelve-minute walk or short bus ride — placing it squarely within the "CRL catchment" band that property analysts define as within 1 km of an interchange. Use our affordability calculator and mortgage calculator to model entry scenarios under different psf assumptions as the CRL opening date approaches.
School proximity and family liveability. The 1 km radius from Stratum contains Casuarina Primary School and Elias Park Primary School; the 2 km radius extends to Pasir Ris Primary, White Sands Primary and St. Hilda's Primary and Secondary — a breadcrumb trail of Phase 2A registration priority that represents real monetary value to families navigating Singapore's primary school registration exercise. The Pasir Ris Town Park, Pasir Ris Beach and Downtown East leisure cluster are within cycling distance, giving the development a liveability score that punches well above its price point.
A balanced assessment requires confronting four material risks that prospective buyers should stress-test before committing.
Leasehold decay on a 2012 lease. Stratum's 99-year lease commenced in 2012, meaning roughly 86 years remain as of 2026. While that is still well above the 60-year CPF-financing threshold, the clock is running. Singapore's leasehold-decay discount is non-linear: the sharpest price impairment typically sets in below 70 years remaining, but buyers should already be modelling the resale universe at the 15-to-20-year mark. Use the lease-decay calculator to see how remaining tenure affects projected valuation at different exit years. The key question for a 2026 buyer is whether the CRL catalyst and town-renewal upside can be fully captured and monetised before lease-decay headwinds become material — a reasonable answer is yes, for exits in the 2032–2040 window.
Distance to MRT is a recurring objection. At roughly 950 m from Pasir Ris MRT, Stratum is not a "walk to MRT" development by the strict 500-metre standard that commands a Singapore premium. Tenants and buyers with no car will rely on the 89 and 89e bus services that connect Elias Road to the interchange. This is manageable but it is a genuine competitive disadvantage versus Pasir Ris 8 (directly above the interchange) and future GLS sites closer to the station. The CRL upgrade will improve connectivity at the interchange node but will not physically move Stratum closer.
Developer brand positioning and en-bloc prospects. Elitist Development is the residential vehicle of the Fragrance group, a mid-market developer whose projects are competently built but do not carry the prestige premium of CapitaLand, City Developments or Far East Organization brands. This matters at the margin when competing for top-tier tenants or when a development's brand perception influences en-bloc appetite. That said, Stratum's land area, plot ratio and location make it a plausible — if long-dated — en-bloc candidate once the lease approaches the 70-year mark (around 2040+), and the town-renewal context improves the underlying land value calculus.
New supply pressure from GLS and EC releases. The government has allocated two residential GLS sites in Pasir Ris for 2026–2027 release, and the upcoming Coastal Cabana Executive Condominium launched from S$1,639 psf, compressing the price gap between EC and freehold private supply. Elevated new supply in the sub-market could dampen resale price growth and create rental competition. Buyers should track URA's confirmed-list GLS releases and model the supply pipeline carefully.
[
{
"persona": "HDB upgrader — family of 3–4, eastside-based, first private purchase",
"fit_color": "green",
"reason": "Stratum delivers family-sized units (3BR 1,033–1,249 sqft), strong school proximity within 1–2 km, a resort-like environment at OCR pricing, and monthly mortgage instalments that are manageable against a combined household income of S$12,000–S$15,000. The CRL catalyst provides an appreciation tailwind within a typical 7–10 year holding horizon."
},
{
"persona": "Buy-to-let investor — Singapore citizen or PR, targeting gross yield above 4%",
"fit_color": "green",
"reason": "At S$1,200–S$1,350 psf resale for 2BR and 3BR units, entry prices are below the S$1,500 psf threshold at which yield compression becomes acute in OCR. The 4.3% gross yield and deep Changi–Tampines–Loyang tenant pool support occupancy. Model exit returns using the <a href=\"/calculator/roi\">ROI calculator</a> and <a href=\"/calculator/cash-flow\">cash-flow calculator</a> to confirm positive carry at current SORA-linked rates."
},
{
"persona": "Expatriate family — Changi Business Park or Tampines Regional Centre posting, 2–4 year assignment",
"fit_color": "green",
"reason": "The development's resort facilities, low density, proximity to the East Coast Park corridor and direct bus connectivity to Changi Business Park make it a strong lifestyle match. Rents for a 3BR (1,200 sqft) run S$4,200–S$5,000 per month — competitive versus comparable-sized units in newer developments at higher psf. Good school options within 2 km support families with school-age children."
},
{
"persona": "Owner-occupier seeking en-bloc windfall in the medium term",
"fit_color": "yellow",
"reason": "En-bloc redevelopment is plausible but long-dated — the lease needs to age to the 60–70 year mark (circa 2072–2082) before land-value economics typically override the leasehold haircut discount. Buyers banking primarily on en-bloc should set expectations accordingly. The CRL and town-renewal upside are more immediate and investable catalysts."
},
{
"persona": "Short-term speculative buyer — sub-3-year flip horizon",
"fit_color": "red",
"reason": "Buyer's Stamp Duty (BSD) and the 1-year Seller's Stamp Duty (SSD) regime make sub-3-year exits costly. Use the <a href=\"/calculator/stamp-duty\">stamp-duty calculator</a> and <a href=\"/calculator/total-cost\">total-cost calculator</a> to quantify frictional costs. At current resale pricing, a sub-3-year flip scenario offers insufficient margin of safety after transaction costs unless the CRL opening is dramatically accelerated — which it is unlikely to be."
}
]
Stratum is not a headline-grabbing development — it will never be mistaken for a Marina Bay skyline icon or a prime-district trophy asset. What it is, however, is a structurally sound OCR residential play at a price point that still offers genuine value relative to the town-renewal and transit catalysts converging on Pasir Ris over the next five years. The combination of a 4.3% gross yield, sub-S$1,400 psf resale entry on established 99-year stock, generous facilities, strong family liveability metrics and the approaching Cross Island Line interchange at Pasir Ris MRT creates a risk-return profile that is clearly more attractive than the district average for patient buyers with a 7–12 year investment horizon.
The watch-items are honest: MRT distance is a recurring negotiation point, leasehold decay is mathematically inevitable, and the incoming GLS supply pipeline needs monitoring. None of these are unique to Stratum — they are the standard trade-offs of OCR 99-year stock — but buyers should enter with full awareness and a modelled exit strategy rather than a speculative reflex. Run your numbers through our affordability, mortgage, lease-decay and property comparison tools before committing, and consider a price-heatmap overlay to benchmark Stratum's psf against neighbouring Pasir Ris and Tampines developments. For the right buyer profile — especially the eastside HDB upgrader family and the yield-focused buy-to-let investor — Stratum at today's pricing represents a sensible, well-evidenced acquisition rather than a leap of faith.
FAQ
What is the average price for STRATUM?
What is the rental yield for STRATUM?
Is STRATUM freehold or leasehold?
How far is Stratum from Pasir Ris MRT, and which bus services connect?
Stratum on Elias Road sits approximately 950 metres from Pasir Ris MRT station (EW1, future CR5) — roughly an 11–13 minute walk depending on your route. Bus services 89 and 89e serve Elias Road with direct runs to Pasir Ris Bus Interchange (collocated with the MRT), making the commute a practical 5-minute bus journey or a pleasant morning walk for those who prefer it. Once the Cross Island Line opens (targeted circa 2030), Pasir Ris MRT becomes a full interchange connecting to Ang Mo Kio, Clementi, Jurong Lake District and beyond, which will significantly enhance the connectivity value of being within the catchment.
Is the Fragrance / Elitist Development brand a concern for long-term value?
Elitist Development is a subsidiary of the Fragrance Group, a SGX-listed developer known primarily for its hotel and mid-market residential portfolio. Fragrance-branded condominiums do not command the "developer premium" of larger branded developers such as CapitaLand or Far East Organization, which can modestly affect resale positioning when competing against brand-forward developments. In practice, Stratum's build quality and facility specification are generally well-regarded in resident reviews, and the development has maintained reasonable occupancy and transaction velocity over its lifespan. The developer brand is a second-order factor behind location, lease tenure and market timing for most buyers; it is worth noting, but should not be a primary decision driver in either direction.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 130 transactions analysed
- Rental data: 495 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 STRATUM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.