Livia

Overview & Key Facts

Livia is a 724-unit residential development by a joint venture of City Developments Limited (CDL), Hong Leong Holdings, and Hong Realty, located along Pasir Ris Grove in District 18 (Outside Central Region). Completed in 2011 on a 99-year lease commencing January 2008, the development comprises 11 blocks of 16 storeys designed by Architects 61 across a generous 35,878-square-metre site. The CDL pedigree is evident in the build quality and landscaping — Livia was conceived as a nature-inspired sanctuary with flowing water features and lush tropical greenery, and residents consistently rate it as the best-maintained condo along the Pasir Ris Grove corridor.

The transaction data tells a story of steady appreciation that has recently plateaued. With 164 recorded sales at an average price of $1,453,640 and a trailing PSF of $1,300, Livia has appreciated from roughly $1,055 psf in 2021 to $1,295 psf in 2025 — a 23% gain over four years driven by the broader market uplift. However, the fifth-year reading of $1,282 psf shows a slight softening, hinting that the lease clock may be beginning to weigh on pricing. The rental market remains healthy: 359 rental transactions at a median rent of $3,917 deliver a gross yield of 3.05%, in line with the OCR average. The walkability score of 63/100 and investment score of 65/100 reflect a development that is solid but not exceptional on these metrics — a fair assessment for a suburban estate that trades on lifestyle rather than connectivity.

Location & Connectivity

Livia occupies a quiet stretch of Pasir Ris Grove, a cul-de-sac residential road that branches off Pasir Ris Drive 1. The immediate neighbourhood is defined by a cluster of five 99-year leasehold condominiums built along the same road between 2008 and 2016 — Livia, NV Residences, The Palette, D’Nest, and Coco Palms — collectively forming a substantial residential enclave. This clustering creates a self-contained suburban neighbourhood with shared access to the same amenities and transport links, though it also means competition for tenants and resale buyers within a narrow geographic band.

Daily amenities are well served by White Sands shopping centre (1.2 km), which provides NTUC FairPrice, banks, food court, and retail. Downtown East (1.5 km) adds entertainment, dining, and the Wild Wild Wet waterpark. Closer to home, Elias Mall offers neighbourhood essentials including a Sheng Siong supermarket. Pasir Ris Park (1.2 km) is one of Singapore’s few seaside parks, with a mangrove boardwalk, cycling trails, barbecue pits, and a beach — a genuine lifestyle asset that residents cite as a key reason for choosing the area. Pasir Ris Hawker Centre provides affordable local food within a short drive or cycle.

The school catchment is a draw for families. White Sands Primary School is just 0.67 km away, Pasir Ris Secondary 0.85 km, and Brighton College (international school) 1.11 km. Elias Park Primary School is within a 4-minute walk. For expatriate families, the Overseas Family School (OFS) and United World College of South East Asia (East Campus) are both accessible in the broader Pasir Ris – Tampines corridor.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Livia’s facilities reflect CDL’s nature-inspired design philosophy — the development was themed around flowing water and lush greenery, and nearly 15 years after completion, the landscaping has matured into genuinely attractive grounds. Residents consistently describe Livia as feeling like a private estate, with pools, water features, and tropical planting creating an atmosphere that elevates the suburban location. At 35,878 square metres of site area for 724 units, the amenity density is generous by OCR standards.

The aquatic facilities are the centrepiece. The main lap pool stretches across a substantial portion of the development, complemented by an aerobic pool, a children’s wading pool, Jacuzzis, and spa pools. For active residents, a full-sized tennis court, basketball court, a well-equipped gymnasium, and a 900-metre jogging path that loops through the landscaped grounds provide solid exercise options. The jogging path is a standout feature — long enough for a genuine workout and winding through mature greenery that makes it more pleasant than running on public footpaths. Barbecue pavilions, a children’s playground, a function room, and a clubhouse round out the communal amenities.

“Best condo of the Grove area. The landscaping and pools are beautiful — it felt like a private estate on its own. Management does a great job with the overall upkeep. The 900m jogging path is fantastic — you can do laps without ever leaving the condo. Facilities are well-maintained and the pools rarely feel overcrowded despite 724 units.”

— Owner-occupier, three-bedroom + study (SingaporeExpats)

The MCST maintenance is a consistent positive in resident feedback. The grounds, pools, and common areas are kept to a high standard, and the CDL build quality means the physical infrastructure has aged well. The 24-hour security provides peace of mind, and the three separate entrances distribute vehicle traffic effectively across the estate. The mature tropical landscaping — now fully grown in after 15 years — creates a lush canopy effect that is genuinely impressive and softens the 11-block development’s visual scale. Maintenance fees remain reasonable for the facility range offered.

Unit Sizes & Layout

Livia offers an unusually wide range of unit configurations — 30 different floor plan types spanning from 883-sqft two-bedroom apartments to 2,594-sqft five-bedroom penthouses across 11 sixteen-storey blocks. The unit mix is weighted toward family-sized layouts: three-bedroom and three-bedroom-plus-study units account for roughly 420 of the 724 units, forming the development’s core offering. Four-bedroom units (160 standard plus 8 PES and 4 penthouses) provide the next largest segment, while the 2-bedroom configurations (124 units including PES variants) cater to investors and smaller households.

The layouts are efficient with regular rectangular rooms — the Architects 61 floor plates avoid the awkward triangular spaces and narrow corridors that plague newer developments maximising unit count. Living-dining areas offer defined zones, kitchens accommodate full-sized appliances, and bedrooms genuinely fit furniture configurations beyond a single bed plus wardrobe. The PES (Private Enclosed Space) variants on ground-floor units add 200–400 sqft of outdoor patio, a premium for families with young children or pet owners. The penthouses (2,422–2,594 sqft) at the top of the 16-storey blocks offer double-volume living spaces and roof terraces.

The finishing standard reflects CDL’s 2008-era specifications — solid and durable, with branded fittings that were premium at launch but now show their age compared to smart-home enabled 2020s developments. Buyers should budget $25,000–45,000 for renovation of a three-bedroom unit to refresh bathrooms, kitchen cabinetry, and flooring to contemporary standards. At the development’s average PSF of $1,300, a 3-bedroom + study unit of 1,324 sqft transacts at approximately $1.72 million — competitive for the unit size, but the same quantum buys a newer (albeit smaller) unit with a fresh 99-year lease in competing developments like Treasure at Tampines.

Pricing & Market Position

Across 178 recorded transactions (all-time), sale prices range from $805,000 to $2,600,000, averaging $1,470,611.

Over the last 12 months, transactions averaged $1,306 psf.

Rents range from $2,200 to $7,500 per month across 382 rental transactions. Current rental yield sits at approximately 3.0%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at LIVIA typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 39.4% (from $941 to $1,312 psf).

Neighbourhood Comparison

Livia ($1,300 psf, 99-year from 2008, 81 years remaining) sits within the Pasir Ris Grove cluster — five leasehold condominiums built between 2008 and 2016 along the same road, creating a micro-market where direct comparison is unusually straightforward. The most direct competitor is NV Residences ($1,329 psf, 99-year from 2010, 83 years remaining), a 642-unit development by the same Hong Realty group just further along Pasir Ris Grove. NV Residences commands a modest 2% PSF premium reflecting its 2 additional years of lease and slightly newer build, but Livia counters with larger unit sizes, superior landscaping, and better MCST maintenance. The two developments are effectively interchangeable on location and amenity access — the choice between them reduces to unit preference and build quality, where Livia’s CDL pedigree gives it an edge.

The major new-launch competitor is Treasure at Tampines ($1,584 psf, 99-year from 2019), a 2,203-unit mega-development that dominates the D18 resale market. At 22% above Livia on PSF, Treasure offers a nearly full 99-year lease (92 years remaining), newer finishes, and proximity to Simei MRT — but with significantly smaller units at any given bedroom count. A 3-bedroom at Treasure at 1,000–1,100 sqft costs roughly the same quantum as Livia’s 3-bedroom + study at 1,324 sqft. Buyers choosing between the two are essentially deciding whether 12 additional years of lease and a newer build justify 25% less living space. For families prioritising room to breathe, Livia wins on pure space-per-dollar.

Further afield, the new-launch competitors are dramatically higher. Parktown Residence ($2,369 psf) and Aurelle of Tampines ($1,769 psf) represent the new generation of Tampines launches at 36–82% premiums over Livia, with full 99-year leases and integrated township features. Pasir Ris 8 ($1,678 psf, 99-year from 2019) is the most relevant Pasir Ris new launch — an integrated development with direct MRT access at Pasir Ris station, commanding a 29% PSF premium over Livia. Pasir Ris 8’s MRT integration is its trump card: residents walk directly into the station, eliminating the 10-minute walk that Livia requires. Among the older resale peers, Tenet ($1,384 psf) at Tampines Street 62 is the budget-adjacent option at 6% above Livia, though it lacks the Pasir Ris lifestyle amenities. Livia’s competitive position is clearest for buyers who value unit size, CDL build quality, and a mature green estate over MRT proximity and remaining lease length.

Lease Decay Analysis

The 99-year lease runs from 2008, meaning approximately 18 years have already been consumed. Roughly 81 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~71 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates LIVIA across multiple dimensions.

What Residents Say

“Best condo of the Grove area. Lush gardening with pools everywhere — it really felt like a private estate on its own. The units are big: our 2+1 study is 915 sqft, which is the size of 3-bedders in the newer condos next door. Management does a great job in the overall upkeep, and most units are owner-occupied, so the conditions are very clean and well-kept. Three entrances make getting in and out easy even during peak hours.”

— Owner-occupier, two-bedroom + study (SingaporeExpats)

“We moved here from a smaller condo in Tampines and the space difference is incredible. Our 4-bedroom at 1,539 sqft means each kid has their own proper room with space for a desk. The jogging path is our favourite feature — we do evening walks as a family every day. White Sands Primary is within walking distance, and cycling to Pasir Ris Park on weekends has become our family routine. The main downside is the MRT — it’s a good 10-minute walk to Pasir Ris station, so we rely on the car for most commuting.”

— Owner-occupier, four-bedroom, since 2019 (PropertyGuru)

“I bought a 3-bedroom here as a rental investment in 2021 at around $1,100 psf. Currently tenanted at $3,800 a month to a Changi Business Park professional — yield is about 3% gross, which is acceptable. The location sells itself to tenants: quiet, green, family-friendly, and buses on Pasir Ris Drive One are frequent. My concern is the lease — I plan to sell within the next 4–5 years before we hit the 75-year mark. After that, the financing picture changes and I don’t want to be holding when the buyer pool shrinks.”

— Investor-owner, three-bedroom, since 2021 (99.co)

“Livia is a great place for expats. I work in Changi Business Park — just a few stops away on the bus — and my wife loves cycling to Pasir Ris Park and the beach. The condo facilities are excellent and we use the pools and gym daily. It can be pretty hot and stuffy because the whole Pasir Ris Grove area is built up with condos, so the cross-ventilation isn’t great on lower floors. We took a higher floor unit and it makes a big difference. The community feel is lovely — very family-oriented with lots of young children.”

— Tenant, three-bedroom + study (SingaporeExpats)

Strengths & Weaknesses

Verdict

Livia is a development that earns its reputation through substance rather than flash. The CDL build quality, mature landscaping, generous unit sizes, and well-maintained facilities create a living experience that genuinely exceeds what the $1,300 psf price tag might suggest. For families who prioritise space, greenery, and a quiet suburban lifestyle near Pasir Ris Park and good schools, Livia delivers. It is, by resident consensus, the best-maintained and most attractive condo along the Pasir Ris Grove corridor — and at 724 units with proven rental demand, the liquidity is adequate for both entry and exit.

The rental proposition is sound but not exceptional. A 3.05% gross yield from 359 rental transactions demonstrates consistent demand — driven by families, Changi Business Park professionals, and international school parents — but the yield sits at the OCR average rather than above it. For investors, the calculus is straightforward: the entry price is attractive, the rental demand is proven, but the holding period must be disciplined. A 5–7 year hold with a pre-2032 exit preserves maximum resale flexibility. Beyond that, the financing headwinds become a drag on both price and liquidity.

For owner-occupiers, Livia offers the clearest value proposition in the Pasir Ris Grove cluster. The unit sizes are 15–25% larger than competing newer builds for comparable or lower quantum. The facilities and grounds are genuinely enjoyable rather than merely adequate. White Sands Primary and Pasir Ris Park are within easy reach, and the Cross Island Line (expected 2032) will add meaningful connectivity. The trade-off is honest: you sacrifice MRT proximity (10-minute walk versus 3–5 minutes at competing developments) and a newer build for substantially more living space and a more established, liveable environment. For families with cars who value space over connectivity, this trade-off resolves clearly in Livia’s favour. For MRT-dependent commuters with a long CBD journey, the 50-minute ride from Pasir Ris is a genuine lifestyle consideration.