Riz Haven
Overview & Key Facts
Riz Haven occupies a quiet stretch of Jalan Loyang Besar in District 17 — the narrow coastal road that runs between Pasir Ris Park and the Loyang industrial estate. Developed by Tras Development Pte Ltd and designed by Brenton Fong Architects, this five-storey boutique development was completed in 2010 and comprises just 33 units. The name gestures toward its coastal setting: riz from the French for rice paddies, evoking lushness and tranquillity alongside the word “haven” — a quiet refuge from city density.
The development occupies a plot that gives it something genuinely rare in Singapore: proximity to open sea air, Pasir Ris Park, and the sound of waves rather than expressways. With only 33 units across five storeys, Riz Haven offers a scale of intimacy that larger condominiums in the area simply cannot replicate. Unit types span a thoughtful range from compact one-bedrooms to large four-bedroom formats reaching over 2,000 sqft — unusually generous sizing for what is a modest development by unit count.
Location & Connectivity
Jalan Loyang Besar is a single-carriageway road running parallel to the Pasir Ris coastline, hemmed in by Pasir Ris Park to the north and a low-rise industrial and landed enclave to the south. The character is decidedly non-urban: plane trees, bougainvillea, and the occasional sound of aircraft from Changi Airport a few kilometres north. For residents who have grown weary of living within earshot of expressways or amid high-density HDB estates, this pocket of District 17 offers a genuine counterpoint.
The honest drawback is transport. Pasir Ris MRT on the East-West Line is approximately 1.68 km away — around 22 minutes on foot or a short bus/car ride. Tampines East (Downtown Line) is further at 2.76 km. For a daily commuter relying on public transport, this is a real friction point. That said, the Tampines Expressway (TPE) is accessible quickly, and Changi Airport is roughly 10 minutes by car — making this address notable for aviation professionals and frequent travellers.
Everyday amenities are serviceable rather than walkable. Downtown East, with its entertainment and dining complex, sits about 1 km away; White Sands Shopping Centre and Loyang Point add supermarkets and wet market access within a short drive. Changi Village Hawker Centre — one of Singapore’s most distinctive hawker destinations, famous for Nasi Lemak and proximity to Changi Ferry Terminal — is under 10 minutes by car. For residents willing to explore further, Jewel Changi Airport is a 15-minute drive.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | secondary | ~1.4 km |
| Pasir Ris Primary School | primary | ~1.5 km |
| Stamford American International School | international | ~1.5 km |
| Meridian Primary School | primary | ~1.5 km |
| Meridian Secondary School | secondary | ~1.5 km |
| Elias Park Primary School | primary | ~1.6 km |
| Brighton College (Singapore) | international | ~1.6 km |
| Pasir Ris Secondary School | secondary | ~1.6 km |
Facilities
Riz Haven’s facilities reflect its boutique scale: a swimming pool, children’s wading pool, pool deck, BBQ area, and car park. There is no gym, no function room, no tennis court. At 33 units, this is unsurprising — maintenance fees that might fund resort-scale amenities in a 500-unit development would be disproportionate here. The facilities that do exist are well-maintained and uncrowded by definition: with only 33 households sharing the pool, booking conflicts are essentially non-existent.
“Quiet, private, and right next to the park — we never fight for the pool. It’s like having a semi-private pool. The BBQ pit is the same. For a family that values peace over amenity lists, this is hard to beat at this price point.”
— Resident feedback via EdgeProp, 2024
Buyers expecting gym access, a function room, or sports courts will need to supplement externally — Pasir Ris Sports Centre is about 2 km away, and the park itself provides an informal running and cycling circuit. For residents who genuinely prefer a low-density, low-overhead lifestyle rather than the amenity-arms-race of larger developments, Riz Haven delivers on that specific brief. The tradeoff is clear and should be entered with eyes open.
Unit Sizes & Layout
One of Riz Haven’s most overlooked strengths is unit sizing. Four-bedroom units span 2,056–2,142 sqft, and even two-bedroom units reach up to 1,582 sqft — a format that has all but disappeared in Singapore’s post-2015 new-launch market. For buyers measuring their own space against a comparable PSF spend on a contemporary development, the arithmetic is striking. Three-bedroom units range from 1,055 to 1,636 sqft, offering genuine living room proportions rarely available at the prevailing District 17 price point.
The five-storey format means no high-rise elevator waits and a generally lower building density per plot. Units on higher floors will enjoy better sea breeze and outlook toward Pasir Ris Park; ground-floor units with private enclosed space (PES) offer garden-access living more typical of landed housing than condos. The development faces north-northeast — minimising afternoon western sun, a practical advantage for equatorial Singapore. One practical caution: aircraft noise from Changi Airport flight paths is occasionally audible, particularly on north-facing stacks. Residents consistently describe it as infrequent and manageable rather than a deal-breaker.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 1 | $1,371 | $620,000 |
| 1 BR | 1 | $1,250 | $713,000 |
| 2 BR | 1 | $1,124 | $980,000 |
| 3 BR | 7 | $1,190 | $1,275,143 |
| 4 BR | 1 | $952 | $1,650,000 |
| 5 BR | 1 | $1,152 | $2,480,000 |
Pricing & Market Position
Based on 12 recorded transactions, sale prices range from $620,000 to $2,480,000, averaging $1,280,750 (~$1,235 psf).
Rents range from $1,800 to $4,300 per month across 13 rental transactions. Current rental yield sits at approximately 2.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 38.5% (from $952 to $1,319 psf).
Neighbourhood Comparison
Within District 17, Riz Haven competes for a buyer who wants boutique scale and coastal access. Kassia at S$2,032 psf freehold and Parc Komo at S$1,627 psf freehold are the obvious peers — both offer perpetual ownership with full financing and resale flexibility, at a significant premium over Riz Haven’s ~$1,235 psf. The PSF discount at Riz Haven (roughly 23–39% vs freehold comparables) may appear compelling, but the discount exists entirely because of the lease position. Buyers pricing in financing costs, CPF restrictions, and likely terminal-value write-off will find the effective cost of ownership considerably higher than the headline psf implies.
Hedges Park Condominium at S$1,151 psf on a 99-year lease from 2010 offers a more pragmatic comparison: full mortgage eligibility, strong lease remaining (83+ years), similar district location, and a lower absolute price — at the expense of scale (501 units) and a more utilitarian setting. For investors or buyers who may need to resell within the next decade, Hedges Park is the clearly superior choice. Riz Haven’s appeal is its irreplaceable boutique character — but that character comes with a financial clock that is almost expired.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RIZ HAVEN | 946 yrs lease commencing from 1938 | 2010 | 33 | $1,235 |
| COASTAL CABANA | 99 years leasehold | 2026 | 748 | $1,790 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 2021 | 428 | $1,394 |
| KASSIA | Freehold | 2024 | 276 | $2,032 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 2014 | 501 | $1,151 |
| PARC KOMO | Freehold | 2021 | 276 | $1,627 |
Lease Decay Analysis
The 99-year lease runs from 1938, meaning approximately 88 years have already been consumed. Roughly 11 years remain.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~11 years | CPF restrictions may apply |
| 2037 | Expiry | Lease reverts to state |
ShiokNest Scores
Our proprietary scoring system evaluates RIZ HAVEN across multiple dimensions.
What Residents Say
“Living here feels like a resort escape within Singapore. Pasir Ris Park is literally five minutes’ walk. We cycle there every weekend. The condo is very quiet — fewer than 35 families, so you actually know your neighbours. It’s a very different lifestyle from living in a 500-unit estate.”
— Resident feedback via EdgeProp, 2023
“The unit sizes are incredible for Singapore — I have a three-bedroom with over 1,600 sqft. You can’t find this in a new launch at anywhere close to this psf. But there’s no gym, which is the one thing I miss. We use the park instead.”
— Resident feedback via PropertyGuru, 2024
“Be very clear about the lease before you buy. We knew going in and it works for us because we bought cash and plan to stay long term. But I’ve seen enquiries from buyers who didn’t realise they couldn’t use CPF or get a mortgage. The agent should be upfront about this.”
— Owner feedback via 99.co, 2025
Strengths & Weaknesses
- Only 33 units — uncrowded pool, BBQ, parking; genuine privacy
- Generous unit sizes: 2BR to 2,142 sqft 4BR, rare at current PSF
- Immediate access to 70-hectare Pasir Ris Park and beach
- Coastal setting with sea breeze and park views from upper floors
- Quiet residential enclave — no expressway or MRT noise
- 10 minutes by car to Changi Airport — ideal for frequent flyers
- Changi Village Hawker Centre 10 min drive — renowned food destination
- PSF discount vs freehold peers: ~23-39% cheaper than Kassia/Parc Komo
- En-bloc potential: 62/100 score and land near Pasir Ris growth corridor
- Low-rise 5-storey format — no high-rise elevator wait times
- CRITICAL: ~11 years lease remaining — no bank mortgage, no CPF usage allowed
- MRT not walkable — 1.68 km to Pasir Ris EWL (bus or car required)
- Minimal facilities: pool and BBQ only — no gym, function room, or courts
- Very low gross yield (~2.03%) for a cash-only asset
- Extremely thin transaction volume (12 sales total) — illiquid exit market
- Aviation noise from Changi flight paths, particularly on north-facing units
- Terminal lease value will approach zero — capital erosion certain by 2037
- Walkability score 17/100 — car essential for most daily needs
- Buyer pool severely restricted to all-cash purchasers only
Verdict
Riz Haven is a highly specific product for a very specific buyer. The development’s core appeal — boutique scale, generous unit sizes, immediate park access, coastal tranquillity — is real and differentiated. For owner-occupiers who value privacy, quiet, and access to nature over MRT convenience or resort facilities, and who plan to live here for the remaining lease term rather than flip the asset, there is genuine quality of life on offer at relatively low PSF compared to larger D17 peers.
The lease position, however, dominates every financial conversation. At approximately 11 years remaining, Riz Haven cannot be financed by bank mortgage or CPF withdrawal. This restricts the buyer pool to all-cash purchasers and compresses eventual exit options to a similar pool. En-bloc potential — where the land is collectively sold for redevelopment — represents the most realistic upside scenario, and the development’s 62/100 en-bloc score reflects some structural positivity on this front. The land plot along Jalan Loyang Besar may eventually attract developer interest as Pasir Ris continues its long-term transformation, particularly with the Cross Island Line coming to the area.
Against competitors, the comparison is uncomfortable: Kassia and Parc Komo offer freehold tenure in the same district at S$1,627–$2,032 psf, while Hedges Park at S$1,151 psf has a 99-year lease from 2010 and full financing eligibility. Riz Haven’s transacted PSF of ~$1,235 is nominally cheap, but the lack of mortgage access and near-zero terminal value on lease expiry mean the true cost of capital is higher than the headline psf suggests. This is not a property for conventional investors or owner-occupiers who may need to sell in the next 5–10 years.