Livia
Picture this: 724 homes arranged across a lushly landscaped estate just 900 metres from Pasir Ris MRT, with Pasir Ris Beach Park essentially at your doorstep and a 15-minute train ride separating you from the Tampines Regional Centre’s malls, libraries and regional courts. That is Livia — a mid-sized condominium by the CDL – Hong Leong – Hong Realty triumvirate that launched in 2007, topped out in 2011, and has since matured into one of District 18’s most recognisable family addresses (as of 2026-05).
Developed on a 99-year leasehold land parcel dating from 2008, Livia sits in the quieter residential pocket of Pasir Ris Drive 1. It is notably one of very few private condominiums in Singapore where the sea breeze from a gazetted beach park can reach upper-floor units without industrial or reclamation land blocking the corridor. Against a backdrop of approximately 171 recorded URA sales transactions, the project has traded at an average of roughly S$1,310 psf — competitive for the OCR eastern corridor but trailing newer launches that have repositioned price expectations upward. Whether you are a family upgrader weighing a leasehold tenure now at roughly 83 years remaining, or an investor scanning the Cross Island Line (CRL) catalyst story, Livia rewards careful underwriting. This review examines the fundamentals that matter: location moats, structural risks and who the development genuinely suits.
Before diving in, a quick orientation: Livia is in District 18 (Tampines & Pasir Ris), Singapore’s largest planning area by land and one of only two districts with a direct coastal frontage accessible by public park. That geographic distinction shapes almost every strength and risk discussed below.
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.
| 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 | ~1.1 km |
| Elias Park Primary School | primary | ~1.2 km |
| Pasir Ris Crest Secondary School | secondary | ~1.2 km |
| Stamford American International School | international | ~1.3 km |
| Meridian Secondary School | secondary | ~1.3 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 44 | $1,109 | $1,008,381 |
| 3 BR | 71 | $1,139 | $1,470,572 |
| 4 BR | 48 | $1,148 | $1,758,075 |
| 5 BR | 6 | $1,070 | $2,299,481 |
Pricing & Market Position
Based on 169 recorded transactions, sale prices range from $805,000 to $2,600,000, averaging $1,461,325 (~$1,310 psf).
Rents range from $2,200 to $7,500 per month across 369 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 39.6% (from $941 to $1,314 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LIVIA | 99 yrs lease commencing from 2008 | 2011 | 724 | $1,310 |
| 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 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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~81 years | Full bank financing available |
| 2038 | ~69 years | CPF usage still unrestricted for most buyers |
| 2047 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2067 | ~39 years | Significant financing restrictions for next buyer |
| 2107 | 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 ~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)
Beach-park proximity is rare and genuinely underpriced. Pasir Ris Beach Park — a gazetted park of approximately 70 ha — begins within walking distance of the estate’s northern perimeter. Few Singapore condominiums can claim a clean pedestrian corridor to the sea; Livia is one of them. Singapore’s URA Master Plan 2019 and the subsequent Long-Term Plan Review (2022) both designate the Pasir Ris waterfront for continued recreational enhancement, so this amenity is unlikely to be eroded by industrial re-zoning (as of 2026-05).
Cross Island Line uplift in the near-term pipeline. The CRL Phase 1 is scheduled for completion in 2030, and while the Pasir Ris interchange station will share its name with the existing East-West Line stop, the interchange upgrade meaningfully increases connectivity. Commuters will gain direct interchange-free access to Jurong Lake District and Greater Southern Waterfront precincts without going through the CBD bottleneck at Raffles Place. For buy-to-hold investors this is a concrete, government-committed infrastructure catalyst rather than speculative rezoning hope. You can map the affected corridor on the Commute Time map to visualise travel-time deltas (as of 2026-05).
Established estate with superior facilities for the price tier. At 724 units, Livia is large enough to sustain a full clubhouse, 50-metre lap pool, gym, tennis courts and multiple function rooms — facilities typically reserved for developments in the S$1,500 psf bracket. The CDL pedigree — a developer with over five decades of track record in Singapore — translates to above-average construction quality and competent property management. Maintenance fees are reported at a manageable S$300–S$450 per month for typical 3-bedroom units (as of 2026-05).
School encatchment is a genuine differentiator. Within 1 km, buyers can access Coral Primary School, one of the most sought-after primary schools in the East with a strong academic reputation and consistently oversubscribed Phase 2C. For families planning P1 registration, Livia’s location within the 1 km priority radius is a calculable, cashflow-positive feature that justifies a premium over comparable leasehold condos outside the zone. Use the Affordability Calculator to model whether the school-zone premium fits your budget envelope.
Rental yield holds up relative to newer peers. With an average rental yield of approximately 3.1% (as of 2026-05) based on URA REALIS caveats, Livia competes respectably with newer Tampines launches that trade at higher absolute psf but do not proportionally command higher rents. According to data from URA rental caveats, District 18 median rents for 3-bedroom units have held in the S$3,200–S$3,800 per month range — sufficient to cover interest costs on a conservative 75% LTV loan at current SORA-pegged rates. Compare district-level yields across the OCR corridor using the Rental Yield Map.
The lease clock is the headline risk. With approximately 83 years remaining on a 99-year leasehold title (as of 2026-05), Livia is past the point where CPF usage is unrestricted and approaching the threshold where mortgage tenors start to compress. Under MAS residential property loan rules, the maximum loan tenor is capped by the shorter of 30 years or the remaining lease minus 30 years — meaning a buyer today is looking at a maximum bank-financed tenor of roughly 53 years, which is still workable but will tighten further each passing year. CPF usage rules from CPF Board already impose a lease-coverage check ensuring the property lease covers the youngest buyer to age 95 — buyers aged 40 or above should model this carefully. Run the Lease Decay Calculator to quantify the financing impact on your specific age profile.
Distance from the CBD remains a structural drag on capital appreciation. Livia is approximately 28 km from Raffles Place by road, and the EWL commute clocks in at roughly 50–55 minutes door-to-door for CBD-bound professionals. Compared with comparable-era condos in Districts 14 or 15, this translates to a sustained psf discount relative to OCR projects closer to the city fringe. The CRL uplift (see Strengths) partially mitigates this over a 5–10 year horizon, but it cannot close the structural gap created by fundamental distance. Buyers expecting Livia to “catch up” to Tampines Avenue 11 or Aurelle of Tampines pricing purely from the CRL catalyst should stress-test that thesis carefully.
New-launch competition is intense and repricing the district. The Pasir Ris / Tampines corridor has absorbed significant new supply since 2019: Treasure at Tampines (2,203 units), Parc Central Residences, Tampines Grand, and the upcoming Tampines Ave 11 mixed-use project collectively set new benchmark pricing in the S$1,500–S$1,800 psf range. Resale buyers entering Livia at S$1,300–S$1,350 psf gain a material discount entry, but the market narrative is driven by new launches. On a like-for-like comparison basis, Livia’s 83-year lease trades at a structural discount to freehold or freshly-99-year new launches. You can benchmark Livia against peers using the Condo Comparison Tool.
Ageing infrastructure and upcoming major works. At 15 years old (completed 2011), Livia will require increasing expenditure on lift upgrades, waterproofing, and common area refresh within the next 5–8 years. Sinking fund adequacy is reported as satisfactory by managing agent disclosures, but prospective buyers should request the latest audited accounts and confirm whether the fund has been adequately built up. Higher-than-expected special levies could offset the yield advantage cited above, particularly for investors managing tight cash-flow margins. Review all acquisition costs including potential levy exposure using the Total Acquisition Cost Calculator.
[
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Coral Primary within 1 km priority radius, generous facilities including children's pool and playground, quiet residential pocket with minimal traffic. The school-zone premium is a reliable, enduring value anchor for this buyer type."
},
{
"persona": "HDB upgrader",
"fit_color": "green",
"reason": "Livia's psf is comfortably below the District 18 new-launch benchmark, making it one of the most accessible upgrade targets in the OCR east. Cash proceeds from a Tampines or Pasir Ris HDB resale (often S$550k–S$700k after CPF refund) typically leave positive cash surplus after stamp duty and deposit."
},
{
"persona": "Buy-to-let investor",
"fit_color": "amber",
"reason": "3.1% gross yield is adequate but not exceptional for 2026. CRL catalyst supports long-term hold thesis; however, lease decay from 83 years onward compresses future exit pricing and will tighten CPF/mortgage access for the next buyer. Works best as a 5–7 year hold, not a perpetual income asset."
},
{
"persona": "Foreign professional",
"fit_color": "amber",
"reason": "Beach park proximity and greenery appeal strongly to expatriate quality-of-life preferences, but the 50-minute CBD commute is above typical expat tolerance. Suitable for those working in Changi Business Park, Tampines Regional Centre, or DHL/FedEx logistics hubs in the east."
},
{
"persona": "En-bloc speculator",
"fit_color": "red",
"reason": "At 83 years lease remaining and 724 units, a collective sale faces a structurally low land-betterment premium (the developer would need to offer more than market value on an already-large, lease-shortened site). No public en-bloc proceedings have been filed as of 2026-05. Do not buy expecting a near-term windfall."
}
]
Livia is a competently executed, well-located family condominium that has aged gracefully within a district that continues to attract sustained demand from HDB upgraders and east-side professionals. Its core proposition — beach proximity, school encatchment, CDL build quality, and a CRL interchange upgrade by 2030 — remains intact and arguably underappreciated relative to new-launch benchmarks in the same district (as of 2026-05).
The headline caveat is the lease. At 83 years remaining, Livia is firmly in the “leasehold decay zone” where every year of holding erodes the residual financing window for the next buyer. For families who plan to stay 10–15 years and prioritise school encatchment and liveability, the decay curve is a manageable long-term consideration rather than an immediate exit problem. For investors with a 5-year horizon, the CRL catalyst combined with the current psf discount to new launches makes a plausible case for capital preservation and modest appreciation — provided entry price discipline holds below S$1,350 psf. Check current URA Private Residential transaction records to verify recent caveats before committing.
Avoid Livia if your primary objective is aggressive capital appreciation or a future collective sale exit. The mathematics of lease decay, large unit count and improving district supply simply do not favour that thesis. But for buyers seeking a liveable, well-connected family home in the east at a rational entry price, Livia remains a considered choice well into this decade.