Elias Green
Overview & Key Facts
Elias Green is one of Pasir Ris’s original large-format condominiums — a 419-unit leasehold development completed in 1994 by Elias Development Pte Ltd. Spread across seven blocks ranging from seven to sixteen storeys, the estate sits on an expansive 48,019 sqm site that gives it a distinctly low-density, almost kampung-like character that newer mega-developments in District 18 simply cannot replicate. The name is literal: this is a green estate, with mature trees, wide spacing between blocks, and generous common areas that have had three decades to grow into something genuinely lush.
What makes Elias Green noteworthy in 2026 is the collision of two narratives. On one hand, it is a well-loved family estate with spacious units (1,367–1,668 sqft), strong expatriate appeal, and a sense of community that residents consistently praise. On the other, it is a 99-year leasehold development with only 64 years remaining on its lease — a number that will drop below the critical 60-year threshold within four years, triggering maximum loan tenure restrictions that materially affect buyer financing. The estate has already mounted three collective sale attempts, the most recent at $928 million in 2025, all of which have failed to attract a buyer.
At a current average of $961 PSF and a median transaction price of $1,313,000, Elias Green offers some of the most generous square footage per dollar in District 18. The gross yield of 3.56% is respectable for the area. But every purchasing decision here must be made with eyes wide open about the lease situation: the clock is ticking, and the financing landscape will tighten progressively over the coming decade. For buyers who understand that trade-off — and who value space, greenery, and community over brand-new finishings — Elias Green remains a compelling proposition at a price point that most of Pasir Ris’s newer launches cannot match.
Location & Connectivity
Elias Green occupies a quiet residential pocket in Pasir Ris, set back from the main arterial roads and buffered by landed housing and parkland. The immediate neighbourhood is low-rise and leafy, with a character that feels more suburban than the increasingly dense corridors along Tampines Avenue. For families with young children or residents who prioritise tranquillity over urban buzz, the location delivers exactly what it promises — peace, space, and a slower pace of life.
Pasir Ris MRT station is approximately 780 metres away — a 10-minute walk that sits just within comfortable walking distance, though the estate also operates a shuttle bus service for residents who prefer not to walk, particularly during Singapore’s afternoon heat. The station serves the East-West Line, providing direct access to Tampines, Paya Lebar, and City Hall without transfers. The upcoming Cross Island Line will add Pasir Ris as an interchange station, significantly enhancing connectivity when operational — a structural upgrade that benefits all properties in the catchment.
Daily amenities are well distributed. White Sands mall is the nearest full-service shopping centre, offering an NTUC FairPrice supermarket, food court, banks, and a cinema. Elias Mall provides a closer, more modest option for quick errands. Pasir Ris Central hawker centre and the cluster of coffee shops along Pasir Ris Street 11 serve affordable daily meals. For weekend leisure, Pasir Ris Park and its beachfront are within cycling distance — a genuine lifestyle asset that gives the area a coastal, resort-adjacent feel uncommon in Singapore’s suburban heartland.
The school catchment is a strong draw for families. White Sands Primary School is just 640 metres away, well within the 1 km priority enrolment radius. Pasir Ris Primary School (970m) and Elias Park Primary School (1.02 km) provide additional options. For secondary education, Pasir Ris Secondary School (810m) and Pasir Ris Crest Secondary School (1.1 km) are both within walking distance. Families seeking international education have Brighton College Singapore at 970 metres and Stamford American International School at 1.18 km — a proximity that partly explains the estate’s enduring popularity with expatriate tenants.
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 | Within 1 km |
| Elias Park Primary School | primary | ~1.0 km |
| Pasir Ris Crest Secondary School | secondary | ~1.1 km |
| Stamford American International School | international | ~1.2 km |
| Meridian Secondary School | secondary | ~1.2 km |
Facilities
For an estate built in 1994, Elias Green’s facilities are generous in scope if inevitably dated in execution. The centrepiece is the swimming pool complex, which includes a main pool, a children’s pool, and a wading pool — a triple-pool setup that reflects the family-oriented design philosophy of 1990s estates. A squash court, fitness corner, children’s playground, barbecue area, and clubhouse complete the communal amenities. The estate benefits from 24-hour security and a management team that residents generally describe as responsive and competent.
“This is a project with very spacious individual apartment area as well as very sizeable green and also good recreational facilities. The estate is built to be unblocked as each block is spaced out and not close to each other.”
— Resident review via 99.co
The honest assessment is that the facilities show their age. The fitness corner is basic — a far cry from the fully equipped gymnasiums in newer developments like Treasure at Tampines or Pasir Ris 8. The clubhouse and BBQ areas, while functional, lack the architectural polish and lifestyle programming of modern condo facilities decks. These are 1990s amenities maintained to a reasonable standard, not 2020s lifestyle offerings designed for Instagram.
However, what Elias Green trades in facility glamour, it gains in something harder to manufacture: space and mature greenery. The 48,019 sqm site — more than double the land area of many newer 400-unit developments — means the grounds feel genuinely expansive. Blocks are well-spaced, with sightlines that run through canopies of trees rather than into neighbouring balconies. The landscaping has had 30 years to mature, creating a parkland atmosphere that new plantings in freshly completed developments will need a decade to approach. For residents who use the grounds for morning walks, children’s play, and casual socialising rather than resort-style pool parties, the estate delivers.
Pricing & Market Position
Based on 46 recorded transactions, sale prices range from $1,000,000 to $1,550,000, averaging $1,310,891 (~$966 psf).
Rents range from $1,550 to $5,800 per month across 180 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 32.2% (from $739 to $977 psf).
Neighbourhood Comparison
The most instructive comparison is with District 18’s newer mega-developments. Treasure at Tampines ($1,585 PSF, 99-year leasehold, 2,203 units) is the mass-market benchmark — a fresh lease, modern facilities deck, and Simei MRT proximity, but at 65% higher PSF and with unit sizes starting from compact one-bedrooms. A three-bedroom at Treasure runs roughly 1,000–1,100 sqft compared to Elias Green’s 1,367–1,668 sqft. You pay more per square foot and get substantially less space, but with a full 99-year lease runway.
Pasir Ris 8 ($1,678 PSF, 99-year from 2021, 487 units) is the closest geographic competitor — a mixed-use development integrated with a hawker centre and commercial space directly adjacent to Pasir Ris MRT. It offers the convenience of direct MRT access and new finishings but at nearly double Elias Green’s PSF and with notably smaller units. The newest entrant, Aurelle of Tampines ($1,769 PSF, 99-year from 2024, 760 units), pushes the new-launch premium even higher with EC-to-private pricing that reflects current construction costs and land prices.
The comparison that matters most for Elias Green buyers is not PSF — it is total quantum versus usable space. At $1.31 million for a 1,367 sqft three-bedroom, Elias Green delivers family-sized living at a quantum that buys a two-bedroom or compact three-bedroom in the newer launches. For a family that needs the space now and plans to hold for 5–10 years with rental yield as the primary return metric, the arithmetic can work: $3,900 median monthly rent against a $1.31 million entry price produces a 3.56% gross yield that comfortably exceeds the newer developments’ sub-3% yields. The risk is entirely on the exit — as the lease depletes, the buyer pool narrows, and resale liquidity will diminish progressively. Buyers must enter with a clear horizon and a realistic assessment of what the lease will be worth when they plan to sell.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ELIAS GREEN | 99 yrs lease commencing from 1991 | 1994 | 419 | $966 |
| 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 1991, meaning approximately 35 years have already been consumed. Roughly 64 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~64 years | Full bank financing available |
| 2030 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2050 | ~39 years | Significant financing restrictions for next buyer |
| 2090 | 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 ~54 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ELIAS GREEN across multiple dimensions.
What Residents Say
“Quiet and cosy condo living and most popular among expatriates due to large size units and spacious common space and greenery landscape.”
— Resident review via 99.co
“The units are peaceful and very spacious, with the land area being very big and housing three units per floor. Conveniently located near TPE and has estate shuttle bus to ferry residents to the nearby MRT station.”
— Resident review via PropertyGuru
“This is a project with very spacious individual apartment area as well as very sizeable green and also good recreational facilities. The estate is built to be unblocked as each block is spaced out and not close to each other.”
— Resident review via SingaporeExpats
“Old condo but well maintained. Facilities are basic and the gym is outdated. Good for families who want space but not for those expecting modern finishings.”
— Owner feedback via EdgeProp
The pattern across review platforms is remarkably consistent: residents who value space, greenery, and a quiet family environment are overwhelmingly positive. The words “spacious,” “peaceful,” and “green” appear across virtually every review. The estate’s popularity with expatriate families is frequently cited as a positive, creating a diverse, international community atmosphere. The shuttle bus service to Pasir Ris MRT is appreciated, particularly by those with young children or elderly family members.
The critical voices focus on what you would expect from a 32-year-old development: dated facilities, ageing finishings, and basic gym equipment. Some residents note that the maintenance fees, while not exorbitant, feel high relative to the facilities on offer. The en-bloc uncertainty is a recurring topic — some owners are hopeful, others frustrated by the repeated failed attempts. Nobody disputes the quality of the living environment; the debate is entirely about whether the lease situation makes financial sense for new buyers entering at current prices.
Strengths & Weaknesses
- Exceptionally spacious units: 1,367–1,668 sqft three-bedrooms at just $961 PSF
- Expansive 48,019 sqm site with mature landscaping and generous block spacing
- Strong expatriate rental demand supported by proximity to international schools
- Gross yield of 3.56% — above District 18 average for comparable developments
- Pasir Ris MRT within 780m, soon to become CRL interchange station
- Excellent school catchment: White Sands Primary 640m, three more within 1 km
- Only three units per floor — genuine privacy and quiet corridor experience
- Shuttle bus service to MRT provided for residents
- Median transaction price of $1.31M — accessible quantum for family-sized unit
- Well-maintained grounds with 24-hour security and responsive management
- Only 64 years remaining on 99-year lease — drops below 60yr threshold in 4 years
- Loan tenure capped at 30 years once lease falls below 60 — reduces maximum borrowing
- CPF usage disallowed when lease drops below 40 years (approx. 24 years from now)
- Three failed en-bloc attempts ($780M in 2018, $928M in 2025, $883M latest) — no guaranteed exit
- Facilities are functional but dated — gym is basic, no modern lifestyle amenities
- Development is 32 years old — renovation budget required for resale units
- ShiokNest score of 47/100 and investment score of 56/100 reflect structural headwinds
- Resale liquidity will progressively tighten as lease depletes and financing restricts
- No direct MRT doorstep access — 780m walk or shuttle bus dependency
Verdict
Elias Green sits at a crossroads that many 1990s-era leasehold condominiums in Singapore will face over the coming decade. It is simultaneously one of the best-value large-format family estates in District 18 and a development with a lease profile that demands careful financial planning. At $961 PSF, it undercuts newer competitors like Treasure at Tampines ($1,585 PSF) and Pasir Ris 8 ($1,678 PSF) by a wide margin — but those are fresh 99-year leases with decades more runway.
The honest weaknesses must be given full weight. The lease drops below 60 years within four years, triggering loan tenure caps that reduce maximum borrowing. CPF restrictions follow at the 40-year mark. Three failed en-bloc attempts suggest that collective sale is not a reliable exit strategy, despite the URA-approved plot ratio increase to 1.8. The facilities are functional but dated. The development is 32 years old, and while well-maintained, buyers should budget for renovation costs on resale units. The investment score of 56/100 and ShiokNest score of 47/100 reflect these structural headwinds.
Where Elias Green genuinely excels is in the daily lived experience. The spacious units (1,367–1,668 sqft) offer family-sized living that is vanishing from the new-launch market at any price. The 48,019 sqm site with mature landscaping creates a parkland environment that no amount of developer marketing can replicate in a newly completed estate. Pasir Ris MRT at 780 metres provides workable rail access, soon to be enhanced by the Cross Island Line interchange. The rental yield of 3.56% is solid for the area, supported by steady expatriate demand driven by proximity to international schools. For owner-occupiers on a medium-term horizon of 5–10 years who prioritise space and liveability over capital appreciation, and for investors targeting the expatriate rental market, Elias Green offers genuine value — provided the lease arithmetic is understood and accepted from day one.