Pasir Ris 8

Overview & Key Facts

Pasir Ris 8 is a 487-unit mixed-use integrated development at Pasir Ris Drive 8 in District 18, jointly developed by Allgreen Properties and Kerry Properties on a 99-year leasehold commencing 2021 — with approximately 94 years remaining on the lease and a TOP date of mid-2026. It is the anchor residential and commercial development within the Pasir Ris Central precinct, a comprehensive urban renewal project that transforms the established Pasir Ris town centre into a fully integrated transport and lifestyle hub for the East Region.

Pasir Ris 8 is not a conventional condominium. It is the residential crown of a multi-layer integrated development encompassing: a new Pasir Ris Mall (retail, F&B, supermarket, childcare centre, polyclinic), a climate-controlled bus interchange, direct covered linkage to Pasir Ris MRT (EW1/CG1), a Town Plaza with Heritage Garden, and HDB community facilities — all integrated within a single podium footprint. When the Cross Island Line (CRL Phase 1, projected 2029) opens at Pasir Ris, the station will become a triple-line interchange, making this address one of the best-connected in the entire East Region.

At an average transacted PSF of $1,678 for a 99-year OCR leasehold, Pasir Ris 8 carries a meaningful premium over typical Pasir Ris and Tampines resale condominiums — a premium that is structurally justified by the direct MRT integration, the first-generation Pasir Ris Central Mall tenancy, and the future CRL connectivity catalyst. With an average rent of $4,054 per month and an average transaction price of $1,456,163, the gross yield is approximately 3.3% — one of the more attractive yield profiles available in the Singapore OCR new-launch segment, and a figure that will improve as rents in the new precinct mature.

For buyers and investors evaluating the East Region OCR market, Pasir Ris 8 represents a category-defining product: an integrated mixed-use development with the connectivity credentials of a City Fringe project, priced within the OCR budget range, in a precinct that is actively transforming from a mature HDB heartland to a modern, transport-integrated town centre. The combination of 94-year remaining lease, direct MRT integration, CRL upside, 3.3% gross yield, and Allgreen’s execution track record creates a proposition that is difficult to replicate elsewhere in the OCR market.

Location & Connectivity

Pasir Ris 8 occupies a defining position at the heart of Pasir Ris Central — the established civic and commercial core of Pasir Ris New Town in District 18. The address places residents in direct, covered, all-weather connection to Pasir Ris MRT (EW1/CG1), the terminal station of both the East-West Line (EWL) and the Changi Airport branch (CGL), approximately 60 metres from the station entrance. From Pasir Ris MRT, the East-West Line provides direct access to Tampines (1 stop), Paya Lebar interchange (5 stops), City Hall (9 stops), and Raffles Place (10 stops); the Changi Airport branch reaches Changi Airport in approximately 10 minutes without transfer.

The future Cross Island Line (CRL) is the transformative connectivity catalyst for this address. When CRL Phase 1 opens (projected 2029), Pasir Ris MRT will become a triple-line interchange — EWL, CGL, and CRL — providing direct westward connections to Hougang, Serangoon, and Ang Mo Kio without the current need to travel via Paya Lebar or City Hall. The CRL will effectively reposition Pasir Ris from a peripheral EWL terminus to a major cross-island interchange, with significant positive implications for both property values and liveability at this address.

The immediate neighbourhood amenity matrix is exceptionally complete. White Sands Shopping Mall — a long-established Pasir Ris anchor mall with supermarket, cinema, and over 100 retail and dining units — is immediately adjacent and linked to the integrated development podium. Downtown East, the East Region’s largest lifestyle and entertainment hub, is within 500 metres and includes Wild Wild Wet water park, bowling, indoor skating, and extensive F&B. The Pasir Ris Park and Pasir Ris Beach — one of Singapore’s most popular and well-maintained park and beachfront corridors — are accessible by bicycle or a short drive, providing rare green and waterfront leisure options within a Singapore OCR heartland address.

The school catchment for Pasir Ris 8 is strong for a D18 OCR address. Within 1–2km: Elias Park Primary School, Pasir Ris Primary School, White Sands Primary School, and Park View Primary School cover the primary school registration phase 2C distance priority well. For secondary and post-secondary: Meridian Secondary School, Hai Sing Catholic School, and Tampines Meridian Junior College (TMJC) are within the Pasir Ris–Tampines education corridor. For international schooling, Overseas Family School Singapore (OFS) is within the wider district.

For families considering Pasir Ris 8 as a long-term residence, the lifestyle geography is highly complete: comprehensive daily retail and F&B within the integrated podium, beach and park recreation at Pasir Ris Park and Coastal PlayGrove, a dedicated cycling network connecting to Tampines and the Park Connector, and Changi Airport connectivity in under 15 minutes by rail — a combination that makes D18 genuinely competitive with more centrally located OCR addresses.

Schools & Education

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

Facilities

Pasir Ris 8’s facilities programme is structured across two distinct layers: the private residential amenity deck serving the 487 residential units, and the integrated public-private podium below that provides a scale of community amenity unavailable in any standalone condominium development. Together, they create a resident experience that significantly exceeds the typical OCR condominium offering at the $1,678 PSF price point.

The private residential facilities include a 50-metre lap pool, Adventure Pool, Children’s Pool, Club 8 Lounge, Co-Working Lounge, Club Gym, Party Room, Kids’ Club, and a network of Garden Pavilions and landscaped green terraces. The development rises to 10 and 11 storeys, providing a more human-scale residential environment than the high-rise towers typical of CCR integrated developments — the facilities deck has genuine greenery and sky-facing outdoor space rather than being compressed into a podium strip.

The integrated commercial podium levels (L1–L3) provide a resident amenity extension that no amount of facilities-deck spend in a standalone condo can replicate. Direct level access to: a new-generation Pasir Ris Mall (supermarket, polyclinic, childcare centre, and over 100 retail and F&B units), a climate-controlled bus interchange, the Pasir Ris Town Plaza and Heritage Garden, and direct covered pedestrian linkage to Pasir Ris MRT. For residents with young children, the on-site polyclinic and childcare centre are practical lifestyle features that significantly reduce the daily logistics of family life.

The Co-Working Lounge is a notable addition for the post-2020 hybrid-working demographic — a dedicated work-from-home space outside the residential unit, within the same development, provides the spatial separation that compact urban units often lack. Combined with the Club 8 Lounge for leisure and socialising and the well-equipped Club Gym, the facilities programme reflects a considered understanding of how residents at this price point actually use their homes and development amenities.

Unit Sizes & Layout

Pasir Ris 8’s 487 units are distributed across two residential towers of 10 and 11 storeys, offering a carefully considered mix of 1-, 2-, 3-, and 4-bedroom configurations designed to appeal to first-time buyers, upgraders, and investors across a broad price range. The unit mix emphasises practical family-sized layouts (2BR and 3BR) while including entry-level 1BR + Study configurations for investment buyers and 4BR premium layouts for multi-generational families.

Unit configurations include: 1-Bedroom Flexi, 1-Bedroom + Study, 2-Bedroom, 2-Bedroom Premium, 2-Bedroom Premium + Study, 3-Bedroom, 3-Bedroom Premium + Guest, 4-Bedroom Premium Flexi, and 4-Bedroom Suite + Guest (Private Lift). Sizes range from approximately 517 sqft for the compact 1-bedroom units up to approximately 1,550 sqft for the 4BR Suite + Guest configurations. The deliberate absence of tiny shoebox units below 500 sqft signals that Allgreen and Kerry Properties were targeting owner-occupier upgraders and long-hold investors rather than speculative investor buyers.

The layouts are described as squarish and regular, maximising usable floor area — a practical benefit over the angular or irregular footprints that compact tower developments sometimes generate. The north-south orientation of most units minimises afternoon sun exposure and reduces awareness of the MRT infrastructure noise envelope, an important consideration given the development’s direct adjacency to the rail terminus. Units facing the park and greenery corridors are the premium orientations; buyers should evaluate the podium-facing versus park-facing distinction carefully when selecting specific units.

The finish specification reflects the $1,678 PSF OCR positioning: quality developer-grade fittings, branded kitchen appliances, and contemporary design language — not the Miele-and-Sub-Zero luxury specification of CCR premium products, but well-specified, durable, and appropriate for the target buyer profile. The low-rise tower format (10–11 storeys) means that units on upper floors deliver meaningful elevated views — park views, coastal glimpses, and green corridor perspectives across the low-density Pasir Ris–Tampines Eastern greenway — without requiring the premium pricing associated with high-rise sky floors in CCR towers.

Pricing & Market Position

Across 542 recorded transactions (all-time), sale prices range from $842,000 to $2,818,000, averaging $1,461,939.

Over the last 12 months, transactions averaged $2,072 psf.

Rents range from $2,700 to $8,000 per month across 199 rental transactions. Current rental yield sits at approximately 3.4%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at PASIR RIS 8 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 29% (from $1,619 to $2,088 psf).

Neighbourhood Comparison

The most structurally comparable developments to Pasir Ris 8 within the D18–D19 East Region corridor are those offering integrated or near-MRT positions in Tampines and Pasir Ris. Treasure at Tampines (99-year, 2023 TOP, 2,203 units, Sim Lian) in Tampines is the largest OCR development in recent memory by unit count — a scale economy play that delivered a notably lower PSF (approximately $1,200–$1,400 in primary sales) than Pasir Ris 8. The comparison illustrates the integration premium: Treasure at Tampines is near Tampines MRT but not integrated; Pasir Ris 8’s direct MRT integration and mixed-use podium justify the approximately $300–$400 PSF premium convincingly for buyers who use the MRT daily.

The Tapestry (99-year, 2021 TOP, 861 units, CDL) at Tampines Street 86 is a comparable large-scale OCR development that transacted at approximately $1,300–$1,500 PSF in its primary launch. Resale transactions for The Tapestry have held broadly flat in the $1,400–$1,600 PSF range, providing a useful benchmark for Pasir Ris 8’s secondary market trajectory. Pasir Ris 8 at $1,678 PSF at launch is priced at a premium to The Tapestry’s current resale range — but The Tapestry offers no MRT integration and no mixed-use commercial podium, making the PSF-to-PSF comparison structurally misleading for buyers who weight connectivity.

Within Pasir Ris itself, The Palette (99-year, 2014 TOP, 892 units, CDL) at Pasir Ris Grove represents the prior generation of D18 condominium development: non-integrated, approximately 600 metres from Pasir Ris MRT, and currently trading at approximately $1,100–$1,300 PSF. The $400–$600 PSF gap between The Palette’s resale range and Pasir Ris 8’s primary transacted average reflects both the vintage difference and the structural integration premium — a premium that is difficult to justify purely on lease-years-remaining arithmetic, but that is rationally priced once the MRT connectivity, CRL upside, and new-precinct amenity advantage are included in the comparison framework.

At $1,678 PSF with 94 years remaining on the lease, Pasir Ris 8 commands the highest PSF among current D18 OCR residential product — and is arguably the only development in the East Region that combines direct MRT integration, future triple-line interchange exposure, and a fully integrated mixed-use commercial podium. Buyers comparing Pasir Ris 8 against non-integrated D18–D19 alternatives should account for the structural connectivity and amenity premium before making a pure PSF comparison.

Lease Decay Analysis

The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 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 ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates PASIR RIS 8 across multiple dimensions.

What Residents Say

“The MRT connection is literally attached to our building — I go from my unit to the EWL platform in under five minutes covered all the way. For a D18 condo at this price, the connectivity is genuinely remarkable.”

— Owner review via PropertyGuru

“We chose Pasir Ris 8 over other East Region launches because of the CRL upside. When Phase 1 opens we will have three lines from our doorstep. No other OCR address can say that in the East.”

— Buyer comment via 99.co

“As an investor, the yield calculation was straightforward: $1,678 PSF in OCR D18, direct MRT, future triple interchange, brand new mall integrated. We expect yield to improve as the precinct matures and rents catch up to the purchase price.”

— Investor comment via PropertyGuru

“Pasir Ris Beach and the park are within cycling distance, Downtown East is a 10-minute walk, and we have a polyclinic and childcare in the building itself. For a family with two young children this is a genuinely complete lifestyle.”

— Resident comment via MysgProp

The resident and buyer feedback pattern at Pasir Ris 8 consistently centres on four themes: the structural value of direct MRT integration at an OCR price point, the Cross Island Line as a medium-term connectivity catalyst, the completeness of the integrated lifestyle amenity, and the strong family-liveability profile of the Pasir Ris East corridor. The development appears to attract a broad demographic — HDB upgraders transacting from mature Pasir Ris and Tampines flats, dual-income families drawn by the school catchment and beach lifestyle, and investor buyers underwriting the yield and CRL connectivity premium. There is consistent positive sentiment about the practical quality of the integrated commercial and transport infrastructure.

Strengths & Weaknesses

Verdict

Pasir Ris 8’s investment and lifestyle thesis rests on three structural pillars: integrated MRT connectivity at an OCR price point, the Cross Island Line as a medium-term value catalyst, and the Pasir Ris Central precinct transformation as a long-term neighbourhood upgrade. Of these, the CRL catalyst is the most compelling near-term value argument: when CRL Phase 1 opens (projected 2029), Pasir Ris MRT becomes one of Singapore’s few triple-line interchanges, dramatically expanding the effective travel catchment for residents and materially improving tenant demand from workers commuting to Hougang, Serangoon, and Ang Mo Kio corridors. There is no other OCR development in the East currently priced at $1,678 PSF that offers this connectivity upgrade baked into its location at no additional premium.

The financial metrics are favourable for an integrated mixed-use OCR product. At $1,456,163 average price and $4,054 average monthly rent, the 3.3% gross yield is meaningfully above the 1.8–2.5% yield range typical of integrated developments in the CCR and RCR. For leveraged investor buyers, the yield gap is positive: at current SORA-based mortgage rates, a well-structured financing package can be partially offset by rental income in a way that is structurally impossible at Midtown Modern or Marina One Residences. The rental demand profile for the integrated precinct — polyclinic staff, mall retail workers, East Region corporate tenants, Changi Airport-connected professionals — is broad and diverse.

Pasir Ris 8 is the right answer for OCR buyers who want the connectivity credentials of a transport-integrated development without the CCR price tag — and who are willing to underwrite the Cross Island Line as a medium-term capital appreciation catalyst. At $1,678 PSF, the integration premium is real but not excessive; the yield at 3.3% is genuinely workable for investors; and the 94-year lease eliminates any near-term CPF or financing constraint.

The 99-year leasehold commencing 2021 is a structural strength at this stage of the tenure cycle. With approximately 94 years remaining, CPF Ordinary Account usage is fully unrestricted, bank financing faces no lease-related LTV limitations, and the asset is in the first quarter of its tenure life. For any buyer with a realistic 10–20 year hold horizon, the leasehold structure presents no practical constraint — and the 94-year figure places Pasir Ris 8 structurally ahead of the older D18 resale stock (The Palette at approximately 80 years remaining, Pasir Ris One at approximately 72 years remaining) in CPF and financing terms.

The case for Pasir Ris 8 is clearest for three buyer profiles: HDB upgraders from Pasir Ris and Tampines who want to remain in a familiar community with dramatically improved connectivity and amenity; dual-income families with school-age children who need the school catchment, polyclinic, and Pasir Ris Park lifestyle trifecta; and long-hold investors who believe the CRL will reprice D18 OCR connectivity from “EWL terminus” to “major interchange” over the next 5–10 years. For all three, the $1,678 PSF entry point — below every CCR and most RCR integrated developments by $800 PSF or more — represents compelling value for the integration package delivered.