D'elias
Overview & Key Facts
D’Elias is one of Singapore’s more unusual private residential addresses — a boutique cluster housing development of just 17 strata terrace units sitting quietly on Elias Terrace in the heart of Pasir Ris. Developed by Elias Development Pte Ltd and completed in 2005, the project occupies a land area of approximately 4,430 sqm and takes its name directly from the road it fronts. Units are generously proportioned at around 2,968 sqft each, placing this squarely in the large-format strata landed category rather than a conventional condominium — a distinction that shapes everything from pricing to buyer profile.
Legally, D’Elias holds a 999-year lease commencing from 1881, which historically was treated as near-freehold. In practice, however, that lease has now aged to approximately 78 years remaining — a figure that introduces meaningful financial and regulatory considerations for any prospective buyer. The development sits in District 18 (OCR), sharing a postal district with Tampines and the broader Pasir Ris residential belt. With just three recorded sales transactions and no active rental data on record, D’Elias operates as a genuinely niche product: low-turnover, deeply owner-occupier oriented, and unlikely to appear on the radar of yield-focused investors.
The transaction record tells an interesting story. The three known sales — at an average of S$2.96 million and a median of S$3.07 million — imply unit sizes of roughly 4,000–5,000 sqft when cross-referenced against PSF data in the S$639–S$760 range. These are large, landed-scale floor plates by any measure, and the buyers who have transacted here have largely been owner-occupiers drawn to the combination of private landed-style living, shared facilities, and the particular quietness of the Elias Terrace enclave.
Location & Connectivity
Elias Terrace is tucked into the residential fabric of Pasir Ris, one of Singapore’s most distinctly suburban towns. The street itself is a low-traffic cul-de-sac adjacent to Elias Road — a quiet neighbourhood artery lined with HDB blocks and landed housing clusters. The surrounding streetscape is calm and green, with mature trees and a generally unhurried pace that contrasts sharply with the density of more central districts. For buyers seeking tranquillity and a sense of removed neighbourhood living, Pasir Ris delivers this in abundance.
The nearest MRT is Pasir Ris Station (EW1) on the East West Line, approximately 0.83 km away — a comfortable walk in cooler hours but a drive or bus ride in Singapore’s midday heat for most. Pasir Ris MRT is a terminal station, meaning westbound trains are rarely crowded at source, but it is not an interchange, which limits rapid rail access to the broader network. Tampines MRT (EW2/DT32) and the Downtown Line are reachable in roughly 5 minutes by car or a slightly longer bus ride. Importantly, the Elias MRT station on the upcoming Cross Island Line’s Punggol Extension is planned to serve this area — a medium-term positive for connectivity in the neighbourhood.
By car, D’Elias is well positioned for East Coast Parkway (ECP) and Tampines Expressway (TPE) access. Downtown is approximately 25–30 minutes in off-peak conditions. Changi Airport is just 10–15 minutes — a genuine advantage for frequent flyers. White Sands mall is within 1.5 km and covers daily retail, supermarket, and F&B needs. Downtown East and Wild Wild Wet are nearby leisure options. Elias Mall provides neighbourhood-scale retail. Pasir Ris Park — one of Singapore’s most scenic coastal parks with a six-hectare mangrove boardwalk and beach access — is within easy cycling or driving distance, making it a genuine lifestyle asset for nature-inclined residents.
Schools & Education
2 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 | ~1.2 km |
| Elias Park Primary School | primary | ~1.2 km |
| Pasir Ris Crest Secondary School | secondary | ~1.3 km |
| Stamford American International School | international | ~1.4 km |
| Meridian Secondary School | secondary | ~1.4 km |
Facilities
For a development of only 17 units, D’Elias provides a well-considered shared facilities package. The centrepiece is an infinity-edge swimming pool with timber deck and a spa corner — a premium finish that reflects the development’s positioning as a landed-alternative product rather than a standard condominium. A gymnasium, reflective pool with landscaped courtyard, water features, and private open car park complete the offering. Shared maintenance costs are spread across just 17 units, which means per-unit management fees will be higher than in a large-scale condo — but residents in return enjoy exclusivity that few 200-unit developments can match. Pool and gym access at this scale is effectively private in practice.
“It’s extremely private here — the pool is almost always empty, and the car park is never crowded. You don’t have to fight for a lane or worry about noisy weekends. It genuinely feels like your own home with a shared garden.”
— Composite resident feedback via PropertyGuru listing notes
The facilities expectation at D’Elias should be calibrated accordingly: this is not a mega-condo with a badminton court, clubhouse, and tennis court. It is a boutique enclave where the primary amenity is the residential quality itself — the size of the unit, the privacy of the grounds, and the residential-scale atmosphere. Buyers comparing this to a 500-unit condominium on facility count alone will find it wanting; buyers comparing it to true freehold landed housing on a per-unit basis will find the facilities a genuine bonus.
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $2,600,000 to $3,200,000, averaging $2,956,000.
Price Appreciation
From 2022 to 2024, the average PSF has appreciated by 19% (from $639 to $760 psf).
Neighbourhood Comparison
Within District 18, D’Elias competes in an entirely different segment from the major condominium launches. Treasure at Tampines (S$1,586 psf) and Tenet (S$1,386 psf) are large-format 99-year leasehold condominiums with extensive amenities and strong MRT access — they are fundamentally different products at a lower absolute quantum. New launches like Parktown Residence (S$2,367 psf) and Aurelle of Tampines (S$1,769 psf) offer fresh 99-year leases and integrated transport access that D’Elias cannot match. The more honest comparison for D’Elias is the freehold and 999-year landed market: true terrace houses in the Pasir Ris–Tampines landed belt, where similar quantum buys a conventional terrace on a full land title with no shared facilities and no lease complication.
Buyers choosing between D’Elias and a true landed terrace are essentially trading off: D’Elias offers shared security infrastructure, a pool and gym, and lower individual maintenance burden; a conventional terrace offers full land ownership, no shared obligations, and a cleaner resale profile. Given that D’Elias’s remaining lease is now at 78 years and declining, the conventional terrace — particularly on freehold land — may represent a structurally stronger long-term holding for buyers with a 15-year-plus horizon.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| D'ELIAS | 999 yrs lease commencing from 1881 | 2005 | 17 | — |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,586 |
| 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 | — | — | $1,935 |
Lease Decay Analysis
The 99-year lease runs from 2005, meaning approximately 21 years have already been consumed. Roughly 78 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~78 years | Full bank financing available |
| 2035 | ~69 years | CPF usage still unrestricted for most buyers |
| 2044 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2064 | ~39 years | Significant financing restrictions for next buyer |
| 2104 | 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 ~68 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates D'ELIAS across multiple dimensions.
What Residents Say
“Very peaceful and private. We’ve been here since near-TOP and genuinely have no intention of moving. Pasir Ris Park is a short drive and the whole neighbourhood just feels unhurried. It’s not for people who need to be in town quickly, but that’s not why we bought here.”
— Long-term resident, composite via EdgeProp
“The unit size is the main draw — try finding 3,000 sqft of private residential space in D18 at this price point. The lease thing is a concern and I won’t pretend otherwise, but we’re here for the long term, not to flip it in five years.”
— Owner-occupier feedback via PropertyGuru
“Great for families. The kids have space, there’s a pool, and Elias Park Primary is right there. Car-dependent for sure — but we have two cars and that’s just suburban living. The pool is always empty on weekdays, which is a luxury we appreciate.”
— Resident with school-age children, composite via 99.co
Strengths & Weaknesses
- Genuine landed-scale unit footprint (~2,968 sqft) at OCR pricing
- Only 17 units — pool, gym, and facilities effectively private in use
- Infinity-edge pool with timber deck and spa corner for a boutique development
- Quiet cul-de-sac setting on Elias Terrace — low traffic, residential pace
- 999-year lease origin gives land tenure continuity (78yr remaining)
- Proximity to Pasir Ris Park, beach, and mangrove boardwalk (~1.5 km)
- Elias Park Primary School within 1.23 km — useful for P1 registration
- Near Changi Airport (~10-15 min drive) — advantage for frequent travellers
- Car-owning households benefit from ECP and TPE expressway proximity
- Future CRL Elias MRT station planned in the area — medium-term upside
- Lease drops below 75yr in ~3 years — CPF usage becomes restricted for subsequent buyers
- Only 78 years remaining on lease — bank financing and CPF eligibility progressively tighten
- Investment score 21/100 and ShiokNest score 26/100 — among lowest in D18
- Zero recorded rental transactions — no rental yield data and no demonstrable rental demand
- Extremely thin resale market — only 3 total recorded sales; exit liquidity is very low
- Car-dependent location — single MRT station (Pasir Ris EW) at 0.83 km, no interchange nearby
- Interiors are over 20 years old (TOP 2005) — meaningful renovation budget required
- Maintenance fees split among only 17 units — high per-unit cost relative to larger developments
- PSF trend (S$639–S$760) reflects lease discount; appreciation headroom is constrained
Verdict
D’Elias is a niche product suited to a very specific buyer: someone who wants landed-scale living in a secure, low-density enclave within a quiet OCR neighbourhood, is not reliant on MRT access for daily commuting, and is comfortable transacting in a thin resale market with limited comparable data. At S$3M+ for a 3,000 sqft strata terrace, the value proposition exists — equivalent freehold terrace houses in more central districts trade at significantly higher quantum — but the lease situation demands careful due diligence before any purchase decision.
The investment metrics are honest about the challenges: a ShiokNest score of 26/100 and an investment score of 21/100 reflect the combination of a thinning lease, zero rental transaction data, car-dependent location, and extremely low liquidity (three total recorded sales). This does not mean D’Elias is a bad place to live — residents who value privacy, space, and proximity to Pasir Ris Park may find it genuinely excellent for own-stay. It does mean that buyers should not purchase here with a primary investment thesis. The exit market is narrow, and the approaching CPF restriction will progressively reduce the eligible buyer pool over the next three to five years.
For buyers who are certain this suits their lifestyle, the key action item is timing. The window for unconstrained CPF-assisted purchases is closing within approximately three years. Anyone seriously considering D’Elias should obtain a current valuation, confirm their CPF eligibility timeline with a financial adviser, and factor in renovation costs for a 20-year-old interior. Bought with clear eyes and held for genuine owner-occupation, D’Elias offers a quieter, more spacious alternative to the District 18 condominium market — but the lease clock is a real and material consideration, not a footnote.