Nv Residences

Overview & Key Facts

NV Residences is one of the largest condominium developments in Pasir Ris, delivering 1,586 units across nine residential blocks at Pasir Ris Grove in District 18’s Outside Central Region. Completed in 2013 on a 99-year lease commencing from 2008, the development occupies a generous site of approximately 328,000 square feet — large enough to accommodate a genuine resort-scale facilities suite and generous landscaping, but also large enough that prospective buyers should think carefully about what “mega-development” living actually means in practice.

The project was developed by Hong Realty (Private) Limited, a vehicle within the Hong Leong Group and City Developments Limited (CDL) ecosystem — one of Singapore’s most prolific residential developers, responsible for more than 80 projects across the island. The CDL pedigree is visible in the build quality, which residents consistently describe as a cut above the typical OCR mass-market launch. The architectural design by Architects 61 Pte Ltd organises the blocks to maximise cross-ventilation and frame views toward the Pasir Ris shoreline and surrounding greenery, though lower-floor units inevitably look across the neighbouring HDB landscape.

At a trailing 12-month average of S$1,372 psf, NV Residences sits well below every significant competitor in the immediate area: Treasure at Tampines at S$1,584 psf, Pasir Ris 8 at S$1,678 psf, and the newer Parktown Residence at S$2,369 psf. That discount is partly a function of the older lease — 81 years remaining as of 2026 — but also reflects the sheer volume of units creating consistent resale supply. For buyers who are comfortable with those dynamics, NV Residences offers a genuinely spacious east-side lifestyle at a price point that new launches in the corridor simply cannot match.

Location & Connectivity

Pasir Ris is Singapore’s most north-eastern residential estate — a deliberate suburban retreat with a beach park, mangroves, and a pace of life that feels distinctly different from the island’s urban core. NV Residences sits along Pasir Ris Grove, set back from Pasir Ris Drive 3, in a pocket that is quiet and green but requires honest assessment of connectivity trade-offs.

The nearest MRT is Pasir Ris Station (East-West Line) at approximately 670 metres — a genuine 10–12 minute walk through covered HDB linkways and open stretches. This is walkable for most able-bodied residents, though not the effortless sub-five-minute commute that some marketing materials suggest. Critically, the upcoming Cross Island Line (CRL) will add an interchange at Pasir Ris, transforming the station from a single-line terminus into a dual-line node with direct connectivity to Punggol, Hougang, Ang Mo Kio, and eventually Jurong. The CRL interchange — expected in the early 2030s — is the single most significant infrastructure catalyst for NV Residences and one that the current PSF has not yet fully priced in.

Daily amenities are well served. White Sands Mall is 550 metres away, housing a FairPrice Finest, food court, banks, and essential retail. Downtown East with its E!Hub entertainment complex, Wild Wild Wet water park, and chalets is within a kilometre. Pasir Ris Park — one of Singapore’s finest coastal parks with its mangrove boardwalk, cycling paths, and barbecue pits — is accessible in minutes by bicycle or a short drive.

The school catchment is solid for families. White Sands Primary School at 550 metres is within 1-kilometre priority enrollment, and Pasir Ris Primary at 860 metres provides a second option. Pasir Ris Secondary at 730 metres and Brighton College (international) at 950 metres round out the education picture. This is not a “elite school belt” neighbourhood, but it is genuinely convenient for families who want school runs measured in minutes rather than bus rides.

Schools & Education

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

Facilities

With 1,586 units on a 328,000-square-foot site, NV Residences has the land area to deliver a facilities programme that smaller boutique developments simply cannot match. The result is one of the most comprehensive amenity suites in Pasir Ris — though the sheer resident population means peak-hour competition for popular facilities is a genuine consideration.

The aquatic offering is substantial: six swimming pools including a 50-metre lap pool and a 36-metre pool, jacuzzi pools, a children’s pool, and an aqua gym. For serious swimmers, the 50-metre lap pool is a rare find in a residential development and a genuine differentiator over competitors like Pasir Ris 8 and Treasure at Tampines. Two tennis courts, an outdoor fitness station, and a leisure track provide additional active-lifestyle options. The gym overlooks the main pool — a thoughtful design choice that makes the workout experience feel substantially more resort-like than the typical basement gym box.

Beyond fitness, the development includes a Geometric Garden, Bio Pond, Timber Boardway, Earth Pods, and an Amphitheatre — landscaping elements that create genuine variety in the ground-level experience. BBQ corners, lighted tents, and a Shadow Play House cater to social gatherings and children’s play. The Clubhouse houses a Multi-Purpose Function Room, Outdoor Function Pavilion, and Audio-Visual Room — useful for birthday parties, workshops, and resident gatherings.

A minimart within the development is a practical touch that residents consistently highlight as a daily-life convenience — bread, drinks, and essentials available downstairs without leaving the compound. Male and female changing rooms with saunas add a spa-adjacent element to the pool experience.

“Love the pools and facilities. It’s quiet and cozy as it is not facing highway or main road. A nice minimart to buy bread and drinks downstairs.”

— Resident review via SingaporeExpats

The practical caveat for a development of this scale: with 1,586 households sharing the facilities, weekend pool usage, BBQ area booking, and function room availability require planning ahead. Residents report that weekday usage is comfortable, but Saturday and Sunday afternoons around the main pools can feel crowded. This is an inherent trade-off of mega-development living — more facilities in absolute terms, but a higher facilities-to-unit ratio in practice.

Unit Sizes & Layout

NV Residences offers a broad unit mix across nine blocks ranging from 12 to 15 storeys, covering configurations from compact one-bedroom units through to four-bedroom penthouses. The size range — from 506 sqft for a 1-bedroom up to 2,497 sqft for the penthouse units — reflects a development designed to serve a wide demographic, from singles and young couples through to multi-generational families.

The unit sizes are notably generous by post-2015 standards. A 2-bedroom at 743–936 sqft is substantially larger than the 650–700 sqft 2-bedders now common in new OCR launches. The 2-bedroom + study at 872–1,066 sqft gives families genuine flexibility to use the study as a small third room, home office, or nursery. 3-bedroom units at 1,087–1,259 sqft and 3-bedroom + study at 1,184–1,464 sqft are properly sized for family living with distinct sleeping, working, and entertaining zones.

The 4-bedroom units at 1,453–1,658 sqft represent genuine family-scale accommodation, and the six penthouse units at 2,497 sqft with double-volume ceiling heights of 3.4 metres offer a distinctly different living experience. Standard ceiling heights are approximately 2.9 metres in living areas and bedrooms — above the 2.7–2.8 metre norm in many contemporary launches, contributing to a sense of spaciousness that newer, more efficiently squeezed developments often lack.

Layout efficiency is generally good — CDL’s track record in functional residential design is evident in the kitchen and bathroom proportions, which avoid the extreme compression seen in some competitor projects. Higher-floor units facing the north and east benefit from views toward Pasir Ris Park and the coastline, while lower-floor units facing inward will look across other blocks and the surrounding HDB estate. Stack selection matters more in a nine-block development than in a two-tower project — buyers should inspect specific stacks rather than relying on showflat impressions alone.

Pricing & Market Position

Across 190 recorded transactions (all-time), sale prices range from $650,000 to $2,920,000, averaging $1,168,674.

Over the last 12 months, transactions averaged $1,402 psf.

Rents range from $1,700 to $6,400 per month across 736 rental transactions. Current rental yield sits at approximately 3.7%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at NV RESIDENCES 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 46.9% (from $978 to $1,436 psf).

Neighbourhood Comparison

The most direct competitor is Treasure at Tampines at S$1,584 psf — another mega-development (2,203 units) with a 99-year lease from 2019, giving it approximately 92 years remaining. At a S$212 psf premium to NV Residences, Treasure offers a fresher lease and newer finishings but an even larger resident population. Both developments share the same fundamental dynamic: plentiful resale supply constraining PSF growth. For buyers choosing between them, the trade-off is essentially 11 additional lease years and more contemporary fittings versus NV Residences’ more established community and lower entry quantum.

Pasir Ris 8 at S$1,678 psf is a mixed-use development integrated with Pasir Ris MRT station and a mall — a fundamentally different convenience proposition. Its 99-year lease from 2019 gives approximately 92 years remaining. The S$306 psf premium over NV Residences buys direct MRT access and retail at your doorstep, which is a significant daily-life upgrade for MRT-dependent households. However, unit sizes at Pasir Ris 8 are notably smaller, and the integrated mall environment means a different noise and foot-traffic profile.

Tenet at S$1,384 psf (99-year lease from 2019, ~92 years remaining) is the closest PSF comparator. Located in Tampines North near the future Tampines North MRT on the Cross Island Line, Tenet offers a marginally fresher lease at a negligible PSF premium. The decision between NV Residences and Tenet comes down to location preference — Pasir Ris beach-park lifestyle versus Tampines’ commercial node connectivity — and personal assessment of which CRL station delivers more value.

Parktown Residence at S$2,369 psf represents the new-launch benchmark in the corridor. At a 73% PSF premium over NV Residences on a fresh lease, the gap quantifies the cost of buying new in this market. For own-stay buyers with a 15+ year horizon, the fresh lease justifies the premium; for shorter-hold investors, NV Residences’ substantially lower entry point and proven rental yield offer a more practical return profile.

Aurelle of Tampines (EC) at S$1,769 psf occupies a slightly different market segment as an Executive Condominium, with eligibility restrictions and a 5-year MOP before resale on the open market. At S$397 psf above NV Residences, it offers a fresh lease from 2024 but limits the buyer pool to Singapore citizens and permanent residents meeting income ceilings.

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 NV RESIDENCES across multiple dimensions.

What Residents Say

“Good size condo apartment, unlike those developments built at a later time. Quiet and cozy as it is not facing highway or main road.”

— Resident review via SingaporeExpats

“Love the pools and facilities. Nice minimart to buy bread and drinks downstairs. Quiet at night.”

— Resident review via SingaporeExpats

“Plenty of parking lots, a nice gym, six swimming pools, and 2 tennis courts. Very pleasant condo.”

— Resident review via 99.co

The resident feedback pattern across review platforms is notably consistent. Residents value the generous unit sizes compared to newer launches, the quiet residential setting away from major roads, the resort-scale pool and facilities offering, and the on-site minimart for daily convenience. The development scores 7.7 out of 10 on SingaporeExpats, which places it in the upper range for OCR leasehold developments of its vintage.

Recurring concerns centre on the distance to Pasir Ris MRT — which some residents describe as longer than expected, particularly in Singapore’s heat — and the occasional crowding of pool facilities on weekends, an inevitable consequence of the 1,586-unit population. Some reviewers note that the immediate surroundings are somewhat isolated compared to the cluster of amenities at White Sands and Pasir Ris Central, and that a vehicle or regular bus usage makes daily life notably smoother. Maintenance standards receive generally positive marks, with the landscaping and common areas described as well-kept for a development of this age.

Strengths & Weaknesses

Verdict

NV Residences presents a straightforward value proposition: it delivers the largest unit sizes, the most extensive facilities, and the lowest PSF entry point among all significant condominiums in the Pasir Ris–Tampines corridor. At S$1,372 psf, it trades at a meaningful discount to Treasure at Tampines (S$1,584 psf), Tenet (S$1,384 psf), Pasir Ris 8 (S$1,678 psf), and the new-launch Parktown Residence (S$2,369 psf). The question is whether the discount adequately compensates for the factors driving it: the older lease, the mega-development density, and the inherent resale competition from 1,586 units feeding the market.

The lease position requires honest assessment. At 81 years remaining in 2026, NV Residences still qualifies for full bank financing and CPF usage — the practical thresholds that matter most to buyers. But the lease will drop below 75 years within six years. Below that mark, banks begin tightening loan tenure, and CPF Board withdrawals become subject to valuation limits. For a buyer planning to hold for 10–15 years and sell around the 65–70-year remaining mark, the financing headroom is adequate. For a 20-year hold, the exit landscape becomes materially more constrained.

The PSF trajectory offers some reassurance: from S$1,079 psf in post-TOP years to S$1,420 psf in the most recent transactions, the development has delivered steady appreciation — roughly 32% cumulative, or approximately 2.5% annually. That is not spectacular, but it is respectable for an OCR leasehold, and the incoming CRL interchange provides a credible catalyst for continued support. The gross yield of 3.65% is solid by Singapore standards and reflects genuine rental demand from the Changi Business Park, Changi Airport, and industrial estate tenant pools.

The own-stay case is strongest for families who value space, school proximity, and the Pasir Ris lifestyle — beach park access, Downtown East recreation, and a quieter suburban pace. Buyers who need fast CBD access or an MRT-at-the-doorstep lifestyle will find the connectivity adequate but not outstanding, and should compare honestly against developments closer to Tampines MRT or the upcoming Pasir Ris 8.

For investors, the rental numbers work: a median rent of S$3,400 on a median purchase price of S$1,118,000 produces a gross yield that justifies the quantum. The tenant pool is concentrated in working professionals at Changi Business Park, airline crew, and families drawn to the east-side schooling corridor. The risk is exit liquidity: with 1,586 units, there are always multiple competing listings, which limits pricing power on resale.