Oasis @ Elias
Overview & Key Facts
OASIS @ ELIAS is a 388-unit condominium along Elias Road in District 18, developed by CES Land and completed in 2012. Sitting on a 99-year leasehold tenure commencing 2008, the development is positioned squarely in the Pasir Ris heartland — an area that has historically traded at a meaningful discount to the rest of the east but has seen renewed interest thanks to the Cross Island Line and Pasir Ris town rejuvenation plans.
With 93 resale transactions on record at an average quantum of S$1,245,870 (approximately S$1,194 psf), OASIS @ ELIAS sits firmly in affordable territory for a private condominium in the east. The development has also attracted a healthy rental market: 253 rental contracts averaging S$3,726 per month, translating to a gross yield of roughly 3.6% — competitive by OCR standards.
What makes OASIS @ ELIAS stand out statistically is its profit score of 80 — significantly above the median for District 18 condominiums. This reflects a strong track record of sellers realising gains, driven largely by the low entry price and steady capital appreciation from S$943 psf to S$1,326 psf over recent years. For buyers focused on downside protection and affordable entry, this is a data point worth paying attention to.
Location & Connectivity
OASIS @ ELIAS sits along Elias Road, a residential corridor in the heart of Pasir Ris. The nearest MRT station is Pasir Ris MRT (East-West Line), approximately 900 metres away. That distance is borderline walkable — manageable on a cool morning but uncomfortable in Singapore’s afternoon heat. In practice, most residents take a short bus ride or cycle. The upcoming Cross Island Line interchange at Pasir Ris will significantly improve connectivity once operational, adding a second line without changing the walking distance.
For drivers, the Tampines Expressway (TPE) is accessible within minutes, connecting to Changi Airport (under 15 minutes) and the CBD via the East Coast Parkway. Pasir Ris is not a central location by any measure, but for households with at least one car and an east-side workplace — Changi Business Park, Tampines Hub, or the airport corridor — the commute arithmetic works.
Daily amenities are well covered. White Sands mall is a short drive or bus ride away, offering NTUC FairPrice, a food court, clinics, and everyday retail. Elias Mall is even closer for basic needs. The Pasir Ris Town Park and mangrove boardwalk are within reach for outdoor recreation — a genuine lifestyle asset for families and nature enthusiasts that is difficult to replicate elsewhere in Singapore.
Schools & Education
1 primary school 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 | ~1.0 km |
| Pasir Ris Crest Secondary School | secondary | ~1.3 km |
| Brighton College (Singapore) | international | ~1.3 km |
| Elias Park Primary School | primary | ~1.4 km |
| Stamford American International School | international | ~1.5 km |
| Meridian Secondary School | secondary | ~1.6 km |
Facilities
As a mid-sized development of 388 units, OASIS @ ELIAS offers a standard but serviceable set of facilities. The swimming pool, wading pool, gymnasium, BBQ pits, function room, tennis court, and children’s playground cover the essentials that most families look for. A clubhouse provides event space for gatherings.
The facilities are adequate rather than exceptional. Residents will not find resort-style amenities like those at mega-developments, but the trade-off is lower maintenance fees and a more manageable MCST operation. For a sub-400-unit development at this price point, the provision is reasonable and in line with market expectations.
“Facilities are basic but well-maintained. The pool area is decent and not overcrowded since the development is not too big. Good enough for families who don’t need a resort-style condo.”
— Resident review via PropertyGuru
One practical advantage of the smaller development size: facilities are rarely overcrowded. The pool, gym, and BBQ areas do not suffer from the chronic overbooking that plagues larger developments. For families who value quiet enjoyment over amenity breadth, this is a genuine daily-life benefit.
Unit Sizes & Layout
OASIS @ ELIAS offers a mix of unit types ranging from compact one-bedroom layouts to larger four-bedroom configurations. The development was built during a period when unit sizes had not yet shrunk to the minimums seen in post-2015 launches, so buyers can expect marginally more generous floor plates compared to the newest OCR launches.
Layouts are functional and largely efficient, with regular shapes that minimise wasted corridor space. The north-south orientation of several stacks provides natural ventilation and reduces afternoon sun exposure — a practical consideration that affects both comfort and electricity bills in Singapore’s climate.
Interior finishings are consistent with mid-2000s developer standards — functional but not premium. Most resale buyers should expect to budget for cosmetic upgrades to bathrooms and kitchens. The solid concrete walls (as opposed to drywalls in some newer developments) do offer better sound insulation between units.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 73 | $997 | $1,139,808 |
| 4 BR | 19 | $1,092 | $1,593,678 |
| 5 BR | 1 | $902 | $2,380,000 |
Pricing & Market Position
Based on 93 recorded transactions, sale prices range from $755,000 to $2,380,000, averaging $1,245,870 (~$1,194 psf).
Rents range from $2,000 to $7,200 per month across 256 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 53.1% (from $866 to $1,326 psf).
Neighbourhood Comparison
In the Pasir Ris and Tampines competitive set, OASIS @ ELIAS occupies the value end of the spectrum. Treasure at Tampines trades at approximately S$1,584 psf — a 33% premium — but offers 2,203 units with mega-development facilities, a newer lease (99 years from 2019), and direct Simei MRT access. Buyers choosing Treasure are paying for scale, freshness, and connectivity.
The newest entrants command steeper premiums. Parktown Residence at S$2,369 psf and Aurelle of Tampines at S$1,769 psf reflect new-launch pricing with fresh 99-year leases and contemporary specifications. Pasir Ris 8 at S$1,678 psf offers integrated transport mall status and a 2025 TOP. In each case, buyers are paying 40–100% more per square foot for newer leases and better MRT access.
The fundamental question for a buyer considering OASIS @ ELIAS versus these competitors is whether the price gap justifies the trade-offs. At S$1,194 psf, the entry price is roughly half of Parktown and two-thirds of Pasir Ris 8. For buyers who prioritise low quantum, proven profitability, and an established community over new-build finishings and closer MRT access, the value case remains intact — particularly with the CRL catalyst still ahead.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| OASIS @ ELIAS | 99 yrs lease commencing from 2008 | 2012 | 388 | $1,194 |
| 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 OASIS @ ELIAS across multiple dimensions.
What Residents Say
“Very quiet estate, good for families. Walking distance to Elias Mall and Pasir Ris Park is a big plus. Not the fanciest condo but it does what it needs to do at a fair price.”
— Resident review via PropertyGuru
“Decent rental yield for the price paid. Tenants like the proximity to Pasir Ris Park and the relatively low rent compared to other east-side condos. MRT is a bit of a walk though.”
— Landlord review via EdgeProp
“Bought in 2015 and sold in 2024. Made a healthy profit. The condo itself is nothing special but the price was right and the location grew on us.”
— Former resident via 99.co
Resident feedback converges on a consistent theme: OASIS @ ELIAS is a no-frills, honest development that delivers on value. The community is predominantly family-oriented, with a mix of owner-occupiers and tenants. Common positives include the quiet environment, proximity to Pasir Ris Park, and manageable maintenance costs. Common complaints centre on the MRT distance, basic facilities, and the age of certain fittings as the development approaches its mid-teens.
Strengths & Weaknesses
- Exceptional profit score (80) — strong track record of sellers realising gains
- Affordable entry quantum at ~S$1.25M average, accessible for HDB upgraders
- Healthy gross rental yield of 3.6%, competitive for OCR
- Strong PSF growth trajectory (S$943 to S$1,326 over recent years)
- Cross Island Line interchange at Pasir Ris will boost connectivity
- Proximity to Pasir Ris Park and mangrove boardwalk for outdoor lifestyle
- Quiet, family-oriented community with manageable development size
- Lower maintenance fees compared to mega-developments
- White Sands and Elias Mall nearby for daily amenities
- Solid concrete walls provide good sound insulation between units
- Pasir Ris MRT is 900m away — borderline walkable, bus preferred
- 81 years remaining on lease — will become a factor within the next decade
- Facilities are basic and functional, not resort-class
- Geographically remote from CBD — long commute without car
- Interior finishings show their age (2012 TOP) — renovation budget needed
- Limited capital upside if CRL timeline is delayed
- Smaller development (388 units) means less negotiating power for en-bloc
- No direct MRT shelter or covered walkway to station
Verdict
OASIS @ ELIAS is not a glamorous buy. It will not feature in glossy property magazines or attract attention at cocktail parties. But the numbers tell a compelling story for a specific type of buyer: the profit score of 80 means that the vast majority of sellers have walked away with gains. The average quantum of S$1.25 million puts it within reach of HDB upgraders without stretching to uncomfortable leverage. The 3.6% gross yield provides a reasonable holding return while waiting for capital appreciation.
The investment thesis is straightforward: buy affordable, hold for the Cross Island Line catalyst, and benefit from the broader Pasir Ris rejuvenation. The PSF trajectory from S$943 to S$1,326 already demonstrates meaningful growth, and the CRL interchange has not yet been fully priced in at these levels. For buyers who can tolerate the 900m MRT walk and accept Pasir Ris as a long-term home base, the risk-reward profile is attractive.
The counterargument is equally clear: 81 years of lease remaining is comfortable today but will become a progressively louder conversation in the next decade. Pasir Ris remains geographically remote from the CBD, and the neighbourhood’s transformation depends on government plans that may shift in timeline. Buyers should treat this as a medium-term value play (7–10 years) rather than a generational hold.