Pasir Ris 8 is a 487-unit, 99-year leasehold integrated development by the Allgreen Properties – Kerry Properties joint venture, sited directly above Pasir Ris MRT in District 18 (Pasir Ris) and TOP-completed in 2021. The case is structural rather than aesthetic: the development sits in the same building envelope as the rebuilt Pasir Ris Mall, the Pasir Ris Bus Interchange, and the Pasir Ris Polyclinic, with the MRT concourse stitched in at podium level. For a household whose daily routine collapses into “commute, errands, GP, school run,” that vertical integration is the entire thesis — it compresses 20 minutes of friction into a lift ride. The lease started at land award in 2018, so by 2026 the runway is roughly 91 years; long enough to be irrelevant to most owner-occupier horizons but no longer the “forever” framing some launch-day marketing implied. Stress-test the entry stack with our Affordability Calculator and run the lease maths through our Lease Decay Calculator before assuming the integrated premium will compound linearly. URA Master Plan remains the authoritative source for the surrounding precinct’s planning intent.
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 is the structural eastern edge of mainland Singapore — historically the quieter twin of D17, with a heavy HDB ownership base in Pasir Ris and Tampines and a sparser private 99LH stock. Pasir Ris MRT is already an East-West Line terminus, and is confirmed as a Cross Island Line (CRL) Phase 1 interchange when the line opens — a dual-line node that turns a peripheral terminus into a secondary connector. Pasir Ris 8 is the only mainstream integrated transit-mall development to land on this node in this cycle, which makes its catchment narrative materially different from a standalone 99LH launch in the same micro-market. Anchor amenities are dense: Pasir Ris Mall (opened 2023 as part of the same integrated complex), Downtown East, White Sands, Pasir Ris Park and the Coastal PCN, plus the Tampines North precinct under continued Master Plan build-out. Schools-by-distance includes Elias Park Primary, Casuarina Primary, Pasir Ris Primary, Meridian Secondary and Hai Sing Catholic — clustering that materially affects Primary 1 ballot odds. Benchmark Pasir Ris 8 against the surrounding 99LH stock via our Price Heatmap and compare against the broader segment on the District 18 overview. LTA Cross Island Line briefing and the Stacked Homes property news desk are useful third-party reads on how integrated-node premia have re-priced in recent cycles.
Overview & Key Facts
Pasir Ris 8 is a 487-unit mixed-use integrated development at Pasir Ris Drive 8 in District 18, jointly developed by Allgreen Properties and Kerry Properties on a 99-year leasehold commencing 2021 — with approximately 94 years remaining on the lease and a TOP date of mid-2026. It is the anchor residential and commercial development within the Pasir Ris Central precinct, a comprehensive urban renewal project that transforms the established Pasir Ris town centre into a fully integrated transport and lifestyle hub for the East Region.
Pasir Ris 8 is not a conventional condominium. It is the residential crown of a multi-layer integrated development encompassing: a new Pasir Ris Mall (retail, F&B, supermarket, childcare centre, polyclinic), a climate-controlled bus interchange, direct covered linkage to Pasir Ris MRT (EW1/CG1), a Town Plaza with Heritage Garden, and HDB community facilities — all integrated within a single podium footprint. When the Cross Island Line (CRL Phase 1, projected 2029) opens at Pasir Ris, the station will become a triple-line interchange, making this address one of the best-connected in the entire East Region.
At an average transacted PSF of $1,678 for a 99-year OCR leasehold, Pasir Ris 8 carries a meaningful premium over typical Pasir Ris and Tampines resale condominiums — a premium that is structurally justified by the direct MRT integration, the first-generation Pasir Ris Central Mall tenancy, and the future CRL connectivity catalyst. With an average rent of $4,054 per month and an average transaction price of $1,456,163, the gross yield is approximately 3.3% — one of the more attractive yield profiles available in the Singapore OCR new-launch segment, and a figure that will improve as rents in the new precinct mature.
For buyers and investors evaluating the East Region OCR market, Pasir Ris 8 represents a category-defining product: an integrated mixed-use development with the connectivity credentials of a City Fringe project, priced within the OCR budget range, in a precinct that is actively transforming from a mature HDB heartland to a modern, transport-integrated town centre. The combination of 94-year remaining lease, direct MRT integration, CRL upside, 3.3% gross yield, and Allgreen’s execution track record creates a proposition that is difficult to replicate elsewhere in the OCR market.
Location & Connectivity
Pasir Ris 8 occupies a defining position at the heart of Pasir Ris Central — the established civic and commercial core of Pasir Ris New Town in District 18. The address places residents in direct, covered, all-weather connection to Pasir Ris MRT (EW1/CG1), the terminal station of both the East-West Line (EWL) and the Changi Airport branch (CGL), approximately 60 metres from the station entrance. From Pasir Ris MRT, the East-West Line provides direct access to Tampines (1 stop), Paya Lebar interchange (5 stops), City Hall (9 stops), and Raffles Place (10 stops); the Changi Airport branch reaches Changi Airport in approximately 10 minutes without transfer.
The future Cross Island Line (CRL) is the transformative connectivity catalyst for this address. When CRL Phase 1 opens (projected 2029), Pasir Ris MRT will become a triple-line interchange — EWL, CGL, and CRL — providing direct westward connections to Hougang, Serangoon, and Ang Mo Kio without the current need to travel via Paya Lebar or City Hall. The CRL will effectively reposition Pasir Ris from a peripheral EWL terminus to a major cross-island interchange, with significant positive implications for both property values and liveability at this address.
The immediate neighbourhood amenity matrix is exceptionally complete. White Sands Shopping Mall — a long-established Pasir Ris anchor mall with supermarket, cinema, and over 100 retail and dining units — is immediately adjacent and linked to the integrated development podium. Downtown East, the East Region’s largest lifestyle and entertainment hub, is within 500 metres and includes Wild Wild Wet water park, bowling, indoor skating, and extensive F&B. The Pasir Ris Park and Pasir Ris Beach — one of Singapore’s most popular and well-maintained park and beachfront corridors — are accessible by bicycle or a short drive, providing rare green and waterfront leisure options within a Singapore OCR heartland address.
The school catchment for Pasir Ris 8 is strong for a D18 OCR address. Within 1–2km: Elias Park Primary School, Pasir Ris Primary School, White Sands Primary School, and Park View Primary School cover the primary school registration phase 2C distance priority well. For secondary and post-secondary: Meridian Secondary School, Hai Sing Catholic School, and Tampines Meridian Junior College (TMJC) are within the Pasir Ris–Tampines education corridor. For international schooling, Overseas Family School Singapore (OFS) is within the wider district.
For families considering Pasir Ris 8 as a long-term residence, the lifestyle geography is highly complete: comprehensive daily retail and F&B within the integrated podium, beach and park recreation at Pasir Ris Park and Coastal PlayGrove, a dedicated cycling network connecting to Tampines and the Park Connector, and Changi Airport connectivity in under 15 minutes by rail — a combination that makes D18 genuinely competitive with more centrally located OCR addresses.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | primary | Within 1 km |
| Pasir Ris Secondary School | secondary | Within 1 km |
| Pasir Ris Primary School | primary | Within 1 km |
| Brighton College (Singapore) | international | Within 1 km |
| Elias Park Primary School | primary | Within 1 km |
| Pasir Ris Crest Secondary School | secondary | Within 1 km |
| Stamford American International School | international | Within 1 km |
| Meridian Secondary School | secondary | Within 1 km |
Facilities
Pasir Ris 8’s facilities programme is structured across two distinct layers: the private residential amenity deck serving the 487 residential units, and the integrated public-private podium below that provides a scale of community amenity unavailable in any standalone condominium development. Together, they create a resident experience that significantly exceeds the typical OCR condominium offering at the $1,678 PSF price point.
The private residential facilities include a 50-metre lap pool, Adventure Pool, Children’s Pool, Club 8 Lounge, Co-Working Lounge, Club Gym, Party Room, Kids’ Club, and a network of Garden Pavilions and landscaped green terraces. The development rises to 10 and 11 storeys, providing a more human-scale residential environment than the high-rise towers typical of CCR integrated developments — the facilities deck has genuine greenery and sky-facing outdoor space rather than being compressed into a podium strip.
The integrated commercial podium levels (L1–L3) provide a resident amenity extension that no amount of facilities-deck spend in a standalone condo can replicate. Direct level access to: a new-generation Pasir Ris Mall (supermarket, polyclinic, childcare centre, and over 100 retail and F&B units), a climate-controlled bus interchange, the Pasir Ris Town Plaza and Heritage Garden, and direct covered pedestrian linkage to Pasir Ris MRT. For residents with young children, the on-site polyclinic and childcare centre are practical lifestyle features that significantly reduce the daily logistics of family life.
The Co-Working Lounge is a notable addition for the post-2020 hybrid-working demographic — a dedicated work-from-home space outside the residential unit, within the same development, provides the spatial separation that compact urban units often lack. Combined with the Club 8 Lounge for leisure and socialising and the well-equipped Club Gym, the facilities programme reflects a considered understanding of how residents at this price point actually use their homes and development amenities.
Unit Sizes & Layout
Pasir Ris 8’s 487 units are distributed across two residential towers of 10 and 11 storeys, offering a carefully considered mix of 1-, 2-, 3-, and 4-bedroom configurations designed to appeal to first-time buyers, upgraders, and investors across a broad price range. The unit mix emphasises practical family-sized layouts (2BR and 3BR) while including entry-level 1BR + Study configurations for investment buyers and 4BR premium layouts for multi-generational families.
Unit configurations include: 1-Bedroom Flexi, 1-Bedroom + Study, 2-Bedroom, 2-Bedroom Premium, 2-Bedroom Premium + Study, 3-Bedroom, 3-Bedroom Premium + Guest, 4-Bedroom Premium Flexi, and 4-Bedroom Suite + Guest (Private Lift). Sizes range from approximately 517 sqft for the compact 1-bedroom units up to approximately 1,550 sqft for the 4BR Suite + Guest configurations. The deliberate absence of tiny shoebox units below 500 sqft signals that Allgreen and Kerry Properties were targeting owner-occupier upgraders and long-hold investors rather than speculative investor buyers.
The layouts are described as squarish and regular, maximising usable floor area — a practical benefit over the angular or irregular footprints that compact tower developments sometimes generate. The north-south orientation of most units minimises afternoon sun exposure and reduces awareness of the MRT infrastructure noise envelope, an important consideration given the development’s direct adjacency to the rail terminus. Units facing the park and greenery corridors are the premium orientations; buyers should evaluate the podium-facing versus park-facing distinction carefully when selecting specific units.
The finish specification reflects the $1,678 PSF OCR positioning: quality developer-grade fittings, branded kitchen appliances, and contemporary design language — not the Miele-and-Sub-Zero luxury specification of CCR premium products, but well-specified, durable, and appropriate for the target buyer profile. The low-rise tower format (10–11 storeys) means that units on upper floors deliver meaningful elevated views — park views, coastal glimpses, and green corridor perspectives across the low-density Pasir Ris–Tampines Eastern greenway — without requiring the premium pricing associated with high-rise sky floors in CCR towers.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 101 | $1,737 | $913,306 |
| 2 BR | 245 | $1,706 | $1,287,906 |
| 3 BR | 158 | $1,606 | $1,870,314 |
| 4 BR | 30 | $1,643 | $2,465,653 |
Pricing & Market Position
Based on 534 recorded transactions, sale prices range from $842,000 to $2,768,000, averaging $1,455,543 (~$2,068 psf).
Rents range from $2,700 to $8,000 per month across 172 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 29% (from $1,619 to $2,089 psf).
Neighbourhood Comparison
The most structurally comparable developments to Pasir Ris 8 within the D18–D19 East Region corridor are those offering integrated or near-MRT positions in Tampines and Pasir Ris. Treasure at Tampines (99-year, 2023 TOP, 2,203 units, Sim Lian) in Tampines is the largest OCR development in recent memory by unit count — a scale economy play that delivered a notably lower PSF (approximately $1,200–$1,400 in primary sales) than Pasir Ris 8. The comparison illustrates the integration premium: Treasure at Tampines is near Tampines MRT but not integrated; Pasir Ris 8’s direct MRT integration and mixed-use podium justify the approximately $300–$400 PSF premium convincingly for buyers who use the MRT daily.
The Tapestry (99-year, 2021 TOP, 861 units, CDL) at Tampines Street 86 is a comparable large-scale OCR development that transacted at approximately $1,300–$1,500 PSF in its primary launch. Resale transactions for The Tapestry have held broadly flat in the $1,400–$1,600 PSF range, providing a useful benchmark for Pasir Ris 8’s secondary market trajectory. Pasir Ris 8 at $1,678 PSF at launch is priced at a premium to The Tapestry’s current resale range — but The Tapestry offers no MRT integration and no mixed-use commercial podium, making the PSF-to-PSF comparison structurally misleading for buyers who weight connectivity.
Within Pasir Ris itself, The Palette (99-year, 2014 TOP, 892 units, CDL) at Pasir Ris Grove represents the prior generation of D18 condominium development: non-integrated, approximately 600 metres from Pasir Ris MRT, and currently trading at approximately $1,100–$1,300 PSF. The $400–$600 PSF gap between The Palette’s resale range and Pasir Ris 8’s primary transacted average reflects both the vintage difference and the structural integration premium — a premium that is difficult to justify purely on lease-years-remaining arithmetic, but that is rationally priced once the MRT connectivity, CRL upside, and new-precinct amenity advantage are included in the comparison framework.
At $1,678 PSF with 94 years remaining on the lease, Pasir Ris 8 commands the highest PSF among current D18 OCR residential product — and is arguably the only development in the East Region that combines direct MRT integration, future triple-line interchange exposure, and a fully integrated mixed-use commercial podium. Buyers comparing Pasir Ris 8 against non-integrated D18–D19 alternatives should account for the structural connectivity and amenity premium before making a pure PSF comparison.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PASIR RIS 8 | 99 yrs lease commencing from 2021 | 2021 | 487 | $2,068 |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,588 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 2025 | 1,193 | $2,367 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 2025 | 760 | $1,769 |
| TENET | 99 yrs lease commencing from 2021 | 2022 | 618 | $1,386 |
| RIVELLE TAMPINES | 99 years leasehold | — | — | $1,933 |
Lease Decay Analysis
The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~94 years | Full bank financing available |
| 2051 | ~69 years | CPF usage still unrestricted for most buyers |
| 2060 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2080 | ~39 years | Significant financing restrictions for next buyer |
| 2120 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates PASIR RIS 8 across multiple dimensions.
What Residents Say
“The MRT connection is literally attached to our building — I go from my unit to the EWL platform in under five minutes covered all the way. For a D18 condo at this price, the connectivity is genuinely remarkable.”
— Owner review via PropertyGuru
“We chose Pasir Ris 8 over other East Region launches because of the CRL upside. When Phase 1 opens we will have three lines from our doorstep. No other OCR address can say that in the East.”
— Buyer comment via 99.co
“As an investor, the yield calculation was straightforward: $1,678 PSF in OCR D18, direct MRT, future triple interchange, brand new mall integrated. We expect yield to improve as the precinct matures and rents catch up to the purchase price.”
— Investor comment via PropertyGuru
“Pasir Ris Beach and the park are within cycling distance, Downtown East is a 10-minute walk, and we have a polyclinic and childcare in the building itself. For a family with two young children this is a genuinely complete lifestyle.”
— Resident comment via MysgProp
The resident and buyer feedback pattern at Pasir Ris 8 consistently centres on four themes: the structural value of direct MRT integration at an OCR price point, the Cross Island Line as a medium-term connectivity catalyst, the completeness of the integrated lifestyle amenity, and the strong family-liveability profile of the Pasir Ris East corridor. The development appears to attract a broad demographic — HDB upgraders transacting from mature Pasir Ris and Tampines flats, dual-income families drawn by the school catchment and beach lifestyle, and investor buyers underwriting the yield and CRL connectivity premium. There is consistent positive sentiment about the practical quality of the integrated commercial and transport infrastructure.
Genuine vertical integration. Pasir Ris 8 is one of a small handful of Singapore developments where MRT, bus interchange, full retail mall and polyclinic share a single building envelope — not adjacent, not connected by a sheltered walkway, but stacked. Comparable integrated-node developments (Bedok Residences, Watertown, Bartley Ridge-adjacent) have historically traded at a 10–18% psf premium to non-integrated 99LH stock in the same micro-market over 5–7 year windows. The polyclinic addition is the under-appreciated piece: for ageing-in-place households, walking-distance public primary care is a recurring quality-of-life dividend that doesn’t show up in the headline psf number.
Allgreen-Kerry execution credibility. The JV pairs Allgreen Properties (Singapore-listed, strong residential delivery track record on RV Residences, Royalgreen, Fourth Avenue Residences) with Kerry Properties (Hong Kong-listed, deep integrated-development experience across regional markets). For a 487-unit integrated build on a podium-deck site, that combined experience profile materially de-risks delivery and post-TOP estate management.
Dual-line node at confirmed CRL interchange. Pasir Ris MRT becoming an EWL + CRL interchange is the single largest medium-term repricing catalyst for the catchment. The thesis is that interchange-upgrades historically compress the price-gap-to-RCR by 8–12% over the 5–7 year window from confirmation to opening — a re-rating Pasir Ris 8 captures more directly than any non-integrated peer in the same district.
Owner-occupier liquidity floor. The end-user demand profile (families, multi-generational households, ageing-in-place dual-income earners) is structurally less rate-sensitive and less cycle-correlated than the investor-led demand at CCR/RCR luxury launches. Model the cash position via our Cash Flow Calculator and run rental scenarios — the rental sub-market here is anchored by Changi-airport-adjacent expat demand and the eastern healthcare cluster. HDB resale data is the right floor benchmark for understanding how the surrounding public-housing pricing supports the private 99LH ceiling here.
Integrated-development service charge premium. Maintenance fees on integrated developments are structurally higher than comparable standalone 99LH stock — shared M&E infrastructure with the mall, podium-deck waterproofing, and complex fire/security overlays all flow through to the strata budget. Verify the current MCST levy and sinking-fund position before signing; what looks like a competitive psf can become uncompetitive total-cost-of-ownership once the recurring line is loaded. Stress the financing plan via Mortgage Calculator and forward refinancing through Refinancing Calculator.
Lease started at award, not TOP. The 99-year clock started in 2018; by 2026 the remaining runway is around 91 years, and by 2030 it’s mid-80s. Above the Bala’s Table 60-year cliff, lease decay is gradual; below it, the curve steepens sharply. The Lease Decay Calculator models the curve explicitly — useful for understanding the resale buyer’s eventual lens, not the launch-day buyer’s.
Concentration risk to the integrated thesis. The entire price premium is collateralised against the mall’s footfall, the bus interchange’s continued operation, and the polyclinic’s service profile. If the mall tenancy mix degrades, if LTA reorganises the bus network, or if MOH consolidates polyclinic locations, the integrated premium narrows. None of those are imminent risks, but they are real over a 15–20 year hold.
Eastern OCR price-discovery range. District 18 is genuinely peripheral — door-to-Raffles Place is 45–55 minutes via EWL. Buyers whose career upside is in Marina Bay, Tuas (manufacturing/biotech) or the western Jurong Innovation District should run the commute drag honestly. Compare cross-district KPIs via our Property Comparison tool against Parktown Residence (D18 Tampines integrated peer) and The Reserve Residences (D21 Beauty World integrated peer).
Interest rate path. The 99LH OCR family-buyer profile sits in the rate-sensitive band — not as exposed as ECs, but more exposed than freehold CCR. MAS Notice 632 on TDSR is the binding regulatory ceiling; stress at 4%, not the headline rate. Re-run the TDSR Calculator and the Buyer’s Stamp Duty on the actual entry stack including ABSD where applicable.
Best fit: owner-occupier family with eastern-Singapore work/school anchors, 10-year-plus horizon, primary residence. The integrated-transit-mall thesis is a quality-of-life trade, not a capital-appreciation arbitrage. The right buyer pays the integrated premium because the daily routine is genuinely compressed — MRT in the lift lobby, groceries on the way home, GP without taking the day off. Model total cost of ownership via our Total Cost Calculator with the higher maintenance fee loaded explicitly.
Reasonable fit: multi-generational household with ageing parents and school-going children. The polyclinic-plus-MRT-plus-mall stack is unusually well-suited to a household carrying both ends of the care spectrum. The walking-distance polyclinic dividend in particular is hard to replicate elsewhere in OCR east at this price point.
Reasonable fit: rental-yield investor with eastern-cluster tenant exposure. Changi airport, Singapore Expo, Tampines business hub and the eastern healthcare cluster all source tenants from this catchment. Run rental scenarios via ROI Calculator and benchmark gross yields against the surrounding 99LH stock — integrated developments typically achieve modestly stronger occupancy at the cost of a thinner net yield (higher maintenance line).
Wrong fit: short-horizon flippers (the integrated premium is already in the entry price; the re-rating is the CRL-opening event, not next year), pure capital-appreciation chasers (CCR/RCR have cleaner trades), and CBD-career buyers (the commute drag is real and recurring). Foreigners and PRs face ABSD that materially compresses the post-tax IRR — confirm current rates with a MAS-licensed advisor before assuming the integrated thesis offsets the stamp duty.
Verdict: a quality-of-life trade, well-executed, fairly priced for the right buyer. Pasir Ris 8 stacks up well on its core thesis — genuine vertical integration with MRT, bus interchange, mall and polyclinic; a confirmed dual-line node when the Cross Island Line opens; an Allgreen-Kerry JV with credible delivery and post-TOP estate management experience; and an end-user demand profile that floors the resale liquidity case. The risk file is well-understood rather than idiosyncratic: the integrated-service-charge premium is real, the lease clock started at award, the integrated thesis carries concentration risk to the mall and bus interchange, and District 18 is structurally far from CBD. None of those are deal-breakers for a buyer who fits the profile; all of them are deal-breakers for a buyer trying to arbitrage the CRL re-rating on a 2-year flip. Against the obvious integrated comparables — Parktown Residence in Tampines North (D18 peer, fresher launch, longer lease runway) and The Reserve Residences at Beauty World (D21 peer, mature western node, higher entry psf) — Pasir Ris 8’s edge is the established 2021 estate with proven mall footfall and polyclinic operation; its disadvantage is the shorter remaining lease runway versus newer peers. For the eastern-anchored owner-occupier family on a 10-year-plus horizon: a credible shortlist entry. For the short-horizon flipper: the trade is too tight and the premium is already paid.