Vue 8 Residence is a mid-scale 99-year leasehold condominium tucked along Pasir Ris Heights in District 18, developed by Publique Realty (Pasir Ris) Pte Ltd — a Frasers Property vehicle — and completed in 2017. With eight blocks of 17 storeys, 463 units ranging from compact one-bedders to sprawling 3,391 sq ft penthouses, and a site that borders Pasir Ris Park and looks out toward Pasir Ris Beach, the development stakes a clear lifestyle claim: greenery, sea air, and suburban calm within a 20-minute train ride of the CBD. As of early 2025 the average transacted price over the preceding 12 months sat at approximately S$1,349 psf, with the band running from roughly S$1,171 psf to S$1,521 psf. Rental demand has kept pace — the development has recorded 637 rental transactions since completion — and gross yield estimates from multiple platforms converge around 3.9–4.3%. The forthcoming Cross Island Line (CRL) Punggol Extension, targeting a 2032 opening and stopping at Pasir Ris MRT (CR5), is the headline catalyst that has sharpened investor interest in this corner of the Outside Central Region (OCR).
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 sits at Singapore's north-eastern coastal edge, a mature HDB town whose private residential stock remains thin relative to its population base — a supply dynamic that has historically supported resale values. District 18 encompasses Pasir Ris, Tampines, and Simei, and the private condo universe here skews toward large-family formats: 3- and 4-bedroom units dominate transactional volumes because the surrounding HDB upgrader cohort prizes space over proximity to the CBD. Vue 8 Residence launched in 2013 at prices then considered ambitious for the locale — around S$880–S$950 psf at launch — yet by 2024 the development had achieved per-square-foot gains of roughly 40–50% from those initial levels, broadly in line with the OCR private residential index tracked by URA's property price data.
The CRL context deserves close attention. Pasir Ris MRT already serves the East-West Line (EWL), making it one of the better-connected suburban stations in the north-east. When the CRL Punggol Extension opens by 2032, the station becomes an interchange, cutting travel times to Jurong Lake District and the new Changi City nodes along the CRL mainline. Research by property analysts cited on platforms such as 99.co suggests that properties within 500 metres of a future MRT interchange have historically commanded 10–20% premiums relative to broader district averages once construction reaches visible progress. Vue 8 Residence is approximately a 10-minute walk (roughly 800 m) from Pasir Ris MRT, placing it on the outer fringe of the immediate premium zone — a nuance buyers should weigh against the pricing differential versus closer competing projects.
The surrounding amenity cluster is mature. White Sands Mall, Pasir Ris Mall, and the Elias Road hawker strip cover daily retail and dining needs. Pasir Ris Primary School, Coral Secondary, and St Hilda's Primary (within 1–2 km) give families genuine school-choice options without relying on fringe-zone ballots. The Pasir Ris Bus Interchange, directly adjacent to the MRT, means car-free households are well served by feeder services. On the District 18 overview you can compare Vue 8 against other private developments in the same postal district.
We track 132 sales and 378 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VUE 8 RESIDENCE dashboard.
- Average sale price: $1,382,399 across 132 transactions
- Estimated gross rental yield: 3.3%
- District 18 PSF ranking: Above average (top 36%)
- 99 yrs lease commencing from 2012 · OCR · D18 · 463 units
About VUE 8 RESIDENCE
VUE 8 RESIDENCE is a 99 yrs lease commencing from 2012 condominium, located at PASIR RIS HEIGHTS in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by PUBLIQUE REALTY (PASIR RIS) PTE LTD, comprising 463 residential units, completed in 2017.
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 VUE 8 RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 8 | $1,482 psf | $701,736 |
| 1 BR | 12 | $1,327 psf | $851,506 |
| 2 BR | 33 | $1,257 psf | $1,002,660 |
| 3 BR | 64 | $1,307 psf | $1,561,594 |
| 4 BR | 9 | $1,222 psf | $1,962,333 |
| 5+ BR | 6 | $1,049 psf | $2,658,981 |
Sales Market Overview
VUE 8 RESIDENCE has recorded 132 sale transactions with an average transaction price of $1,382,399, ranging from $621,888 to $2,860,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 31 | $1,132 psf | $1,218,416 | — |
| 2022 | 34 | $1,280 psf | $1,210,634 | ↑ 13.1% |
| 2023 | 19 | $1,335 psf | $1,370,816 | ↑ 4.3% |
| 2024 | 23 | $1,323 psf | $1,618,551 | ↓ 0.9% |
| 2025 | 20 | $1,415 psf | $1,581,298 | ↑ 6.9% |
| 2026 | 5 | $1,501 psf | $1,729,219 | ↑ 6.1% |
VUE 8 RESIDENCE ranks in the top 36% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, VUE 8 RESIDENCE trades 16.8% below the segment benchmark.
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Rental Market Overview
VUE 8 RESIDENCE has recorded 378 rental transactions with monthly rents averaging $3,795/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 46 | $2,537/mo | $1,700/mo | $3,800/mo |
| 2 BR | 147 | $3,109/mo | $2,000/mo | $4,100/mo |
| 3 BR | 113 | $4,025/mo | $2,700/mo | $6,375/mo |
| 4 BR | 46 | $5,224/mo | $3,250/mo | $8,000/mo |
| 5+ BR | 26 | $6,378/mo | $4,000/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 70 | $3,067/mo |
| 2022 | 79 | $3,510/mo |
| 2023 | 65 | $4,268/mo |
| 2024 | 65 | $3,943/mo |
| 2025 | 81 | $4,119/mo |
| 2026 | 18 | $4,189/mo |
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Investment Analysis
Based on average rents and sale prices, VUE 8 RESIDENCE 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 VUE 8 RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VUE 8 RESIDENCE
- Pasir Ris MRT
- White Sands Primary School
- Pasir Ris Primary School
- Pasir Ris Secondary School
Nearby MRT Stations
VUE 8 RESIDENCE is 1.4 km from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 1.4 km |
Nearby Schools
There are 6 schools within 2 km of VUE 8 RESIDENCE.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | Primary | 1.4 km |
| Pasir Ris Primary School | Primary | 1.5 km |
| Pasir Ris Secondary School | Secondary | 1.5 km |
| Pasir Ris Crest Secondary School | Secondary | 1.8 km |
| Brighton College (Singapore) | International | 1.9 km |
| Elias Park Primary School | Primary | 1.9 km |
The most immediately legible strength of Vue 8 Residence is its natural setting. Eight blocks are arranged around a central facilities spine that includes a 50-metre lap pool, aqua gym, Jacuzzi, fun pool and wading pool, tennis court, steam room, and a Level 13 sky terrace with an elevated gym. The north-facing upper-floor units enjoy unobstructed views of Pasir Ris Park's forest canopy and, beyond it, the Strait of Johor. This is a genuinely rare amenity in Singapore's dense urban landscape and sustains rental premiums among expatriate tenants who prioritise environment over commute convenience.
The unit mix is a second structural strength. The 23 penthouses (1,873–3,391 sq ft) cater to an ultra-local luxury segment that rarely trades — low turnover means price discovery is infrequent, but the handful of penthouse transactions that have occurred since 2017 suggest premium capture of 20–30% over the per-square-foot levels of comparable 4-bedroom units. For investors targeting mid-market rentals, the 145 three-bedroom units (1,033–1,259 sq ft) are the workhorse format: at a median asking rent of approximately S$4,000–S$4,500 per month they generate gross yields that remain above the 4% threshold even at current resale prices of roughly S$1.35–S$1.40 million for that size tier.
Developer pedigree carries some weight here. Frasers Property (via Publique Realty) is a listed REIT-backed developer with a reputation for reliable construction quality and responsive warranty service — an important consideration in a mature 8-year-old development where mechanical-and-electrical systems are entering their first major maintenance cycle. Independent buyer reviews on EdgeProp and PropertyGuru consistently rate build finish and management council responsiveness above the OCR average. Use the property comparison tool to benchmark Vue 8 against neighbouring projects such as Pasir Ris 8 or Livia.
The most structural risk for prospective buyers is lease decay. The land lease commenced in 2012, meaning roughly 86 years remain as of 2026. While that tenure comfortably supports another full generational ownership cycle, buyers using CPF funds should model the Valuation Limit and Withdrawal Limit rules carefully — CPF Board progressively restricts withdrawals as the remaining lease dips below certain thresholds, and a buyer today will face those constraints at resale in 15–20 years. Running a lease decay scenario alongside a full affordability assessment is strongly advisable before committing.
The second risk is distance from the MRT. At roughly 800 m from Pasir Ris station, the development sits beyond the 500 m "sweet spot" that commands the largest MRT proximity premiums. In wet weather or the Singapore heat, that walk is non-trivial, and the estate relies heavily on feeder buses and private transport. Buyers who prioritise walkability should stress-test their tolerance before purchase.
Macro supply risk also deserves mention. The Pasir Ris and Tampines corridor has seen sustained HDB BTO and executive condominium (EC) launches that compete directly with Vue 8's upgrader catchment. New EC launches at lower per-square-foot entry points can dampen resale demand at Vue 8's price tier, particularly in softer market cycles. Additionally, the CRL Punggol Extension completion in 2032 is still approximately six years away — infrastructure timelines in Singapore are generally reliable, but any delay would postpone the anticipated MRT-interchange uplift.
Finally, the en-bloc horizon, while not imminent for a 2017-TOP development, is worth noting. With 463 units spread across eight blocks, a collective sale would require an 80% consent threshold and a land area that would attract scrutiny under current master plan plot ratios for Pasir Ris. Owners should not price in an en-bloc premium at current valuations.
[
{
"persona": "HDB Upgrader — Family",
"fit_color": "green",
"reason": "The 3- and 4-bedroom units (1,033–1,776 sq ft) align perfectly with the space expectations of HDB upgraders from nearby Pasir Ris and Tampines towns. The mature school network (St Hilda's Primary, Coral Secondary), proximity to White Sands Mall, and large pool deck make this a genuine family estate. Entry prices around S$1.35–1.5M for a 3-bedder are accessible relative to comparable CCR or even RCR alternatives."
},
{
"persona": "Yield-Focused Investor",
"fit_color": "green",
"reason": "Gross yields of approximately 3.9–4.3% on mid-sized units are competitive within the OCR private market. The 637 rental transactions since 2017 evidence consistent demand, and the CRL interchange opening (targeted 2032) provides a credible medium-term capital appreciation narrative. A <a href=\"/calculator/roi\">ROI analysis</a> and <a href=\"/calculator/cash-flow\">cash-flow projection</a> are recommended before committing."
},
{
"persona": "Expatriate Tenant / Lifestyle Buyer",
"fit_color": "green",
"reason": "Park and sea-facing upper-floor units offer a nature immersion rarely available in Singapore at this price point. The 50-metre lap pool, sky terrace gym, and beach-proximity make this a premium lifestyle proposition. Expatriates posted to Changi Business Park, Tampines Regional Centre, or Singapore Expo benefit from a short commute while enjoying resort-like surroundings."
},
{
"persona": "First-Time Buyer (Singles or Couples)",
"fit_color": "yellow",
"reason": "The 26 one-bedroom units (474–646 sq ft) at roughly S$680,000–S$800,000 offer a feasible entry point, but the car-light lifestyle is stressed by the 800 m walk to the MRT. Use the <a href=\"/calculator/affordability\">affordability calculator</a> and <a href=\"/calculator/total-cost\">total cost of ownership tool</a> to verify the numbers. Younger buyers who prioritise nightlife or CBD proximity may find the Pasir Ris location less compelling than Mid-Town or even Tampines alternatives."
},
{
"persona": "En-Bloc Speculator",
"fit_color": "red",
"reason": "At 9 years old as of 2026 and with 463 units requiring 80% consent, a near-term collective sale is structurally unlikely and should not be factored into investment modelling. The development's land area and plot ratio do not present the kind of obvious redevelopment uplift that typically motivates collective sale momentum."
}
]
Vue 8 Residence occupies a well-defined niche in Singapore's OCR private market: a large-family estate with genuine natural amenities, solid rental demand, and a medium-term MRT-upgrade catalyst, priced at a moderate premium to newer HDB towns but below CCR and RCR comparables. For HDB upgraders who prioritise space, greenery, and a stable school network over CBD commute efficiency, it remains one of the more attractive freehold-substitute options in District 18 — the 99-year lease notwithstanding. Yield-focused investors can reasonably expect gross returns in the 3.9–4.3% range with a plausible capital gain story tied to the 2032 CRL Punggol Extension interchange status. The primary caveats — MRT walkability, lease-decay CPF implications, and EC supply competition — are real but manageable if buyers enter with clear-eyed financial modelling. For a full side-by-side with competing projects, use the property comparison tool. For a broader District 18 market read, see the District 18 analytics page. Entry-level buyers should validate purchase feasibility using the mortgage calculator and stamp duty calculator before proceeding.
FAQ
What is the average price for VUE 8 RESIDENCE?
What is the rental yield for VUE 8 RESIDENCE?
Is VUE 8 RESIDENCE freehold or leasehold?
How does the Cross Island Line affect the investment case for Vue 8 Residence?
Pasir Ris MRT (CR5 on the CRL Punggol Extension) is targeted to become an EWL-CRL interchange by 2032. Research on comparable MRT interchange announcements in Singapore suggests properties within 500 m of a new interchange have historically commanded 10–20% premiums once construction reaches advanced stages. Vue 8 Residence is approximately 800 m from the station — beyond the immediate premium zone — but benefits from the broader neighbourhood uplift as District 18 connectivity improves. Investors should model a conservative 5–10% uplift contribution from this factor rather than the full interchange premium applicable to closer developments such as Pasir Ris 8.
Are there CPF usage restrictions buyers should be aware of given the 99-year lease?
Yes. The land lease for Vue 8 Residence commenced in 2012, leaving approximately 86 years as of 2026. CPF Board allows full Ordinary Account usage for properties where the remaining lease covers the youngest buyer to age 95. For most buyers today that threshold is comfortably met. However, at resale in 15–20 years, the remaining lease will have shortened to approximately 66–71 years, which may trigger CPF Withdrawal Limit restrictions for future buyers — potentially narrowing your resale pool to cash-heavy purchasers or those with shorter outstanding loan tenures. Run a lease decay analysis to model the specific impact on your exit timeline.
How does Vue 8 Residence compare to Pasir Ris 8 in terms of value?
Pasir Ris 8 (completed 2024) is an integrated development directly above Pasir Ris MRT and White Sands Mall, offering unmatched connectivity but transacting at a significant premium — typically S$1,800–S$2,100 psf as of 2025. Vue 8 Residence, at roughly S$1,300–S$1,500 psf, trades at a 25–35% discount to Pasir Ris 8 on a per-square-foot basis, primarily reflecting the MRT distance differential and the newer leasehold tenure of the latter. For buyers who value nature proximity over integrated-living convenience, and who are price-sensitive to the PSF differential, Vue 8 often represents superior value for money — particularly for larger unit types where absolute price differences are amplified. Use the comparison tool for a live side-by-side.
What facilities and lifestyle amenities does Vue 8 Residence offer residents?
Vue 8 Residence provides an extensive facilities package across its 463-unit, 8-block development: a 50-metre lap pool, aqua gym, fun pool and wading pool, Jacuzzi, steam room, fully equipped indoor gym, Level 13 sky terrace gym, yoga deck, tennis court, woodball green, BBQ corners, children's playground, 3G fitness corner, and a clubhouse with function room. Externally, the development is immediately adjacent to Pasir Ris Park — one of Singapore's largest regional parks at 70 hectares — and Pasir Ris Beach is a 2–3 minute walk. The combination of on-site and off-site recreational amenity is a genuine differentiator versus OCR condos situated in purely residential settings.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 132 transactions analysed
- Rental data: 378 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 VUE 8 RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.