Belysa
Belysa is a 99-year leasehold executive condominium located in District 18 (Tampines, Pasir Ris), part of the Outside Central Region (OCR). Completed in 2014, the development comprises 315 units, on a lease that commenced in 2011. Sale and rental figures on this page are compiled from URA transaction records.
BELYSA
Over the 12 months to May 2026, Belysa recorded 21 resale transactions at a median $1,410 psf (median price $1,525,000), and 16 rental contracts at a median $4,000/mo, a gross rental yield of 3.1%. Source: URA caveat data, as of May 2026.
Belysa's median of $1,410 psf over the trailing 12 months places its pricing above roughly 51% of District 18 condos; resale liquidity has been active with 21 caveats lodged; the 3.1% gross rental yield sits above the ~3% private-market benchmark. Figures reflect URA-registered resale caveats and exclude new-launch sales; weigh unit-specific factors — floor, facing and remaining lease — against this project-level average.
| Date | Price | PSF | Size (sqft) | Floor | Type |
|---|---|---|---|---|---|
| May-26 | $1,170,000 | $1,412 psf | 829 sqft | 06 to 10 | 2BR |
| May-26 | $1,800,000 | $1,349 psf | 1,335 sqft | 11 to 15 | 3BR |
| Apr-26 | $1,738,888 | $1,430 psf | 1,216 sqft | 16 to 20 | 3BR |
| Apr-26 | $1,500,000 | $1,422 psf | 1,055 sqft | 06 to 10 | 3BR |
| Apr-26 | $1,590,000 | $1,434 psf | 1,109 sqft | 16 to 20 | 3BR |
| Mar-26 | $1,430,000 | $1,384 psf | 1,033 sqft | 01 to 05 | 3BR |
| Feb-26 | $1,525,000 | $1,476 psf | 1,033 sqft | 11 to 15 | 3BR |
| Feb-26 | $1,638,000 | $1,507 psf | 1,087 sqft | 06 to 10 | 3BR |
Can I afford Belysa?
Get the monthly repayment, total interest and cash flow based on this project’s median price of $1,525,000.
En-Bloc Potential
A heuristic read of land/redevelopment fundamentals — not a prediction that a collective sale will happen. Whether one succeeds hinges on owner consent, reserve-price expectations, and market timing. Only ~1 in 10 en-bloc attempts complete, and realised premiums have averaged ~14% (owners often expect 40%+). For an ageing leasehold, weigh this against near-certain lease decay while you wait.