The Esparis
Overview & Key Facts
The Esparis is a 274-unit executive condominium on Pasir Ris Drive 4, completed in 2006 by Cliffmont Pte Ltd — a subsidiary of City Developments Limited (CDL), one of Singapore’s largest and most established developers. Designed by Team Design Architects Pte Ltd, the development comprises five 10-storey blocks arranged across a generous 13,983 sqm site, giving it a spacious, low-rise character that has become increasingly rare in the OCR landscape. Having fully privatised after its minimum occupation period, The Esparis now trades on the open market like any private condominium — but with the generous sizing and practical layouts that remain the hallmark of well-executed ECs from that era.
CDL’s portfolio spans from ultra-luxury (St Regis Residences, Boulevard 88) to mass-market developments, and The Esparis sits firmly in their pragmatic, family-oriented segment. The unit mix is weighted towards three-bedroom and three-bedroom-plus-study configurations — 220 out of 274 units — reflecting its original target market of young Singaporean families qualifying for the EC scheme. At a current average of $1,118 PSF and a median resale price of $1.3 million, The Esparis offers one of the most accessible entry points into private condominium living in District 18, undercutting newer competitors like Treasure at Tampines ($1,585 PSF) and Pasir Ris 8 ($1,678 PSF) by a significant margin.
The development’s most significant transformation lies ahead rather than behind. The upcoming Pasir Ris East MRT station on the Cross Island Line — expected to open around 2030 — will be located approximately a two-minute walk from The Esparis, converting what has historically been a car-dependent address into one with genuine rail connectivity. For buyers willing to look past the ageing lease (75 years remaining) and 20-year-old finishings, The Esparis represents a calculated bet on infrastructure-driven appreciation in a mature Pasir Ris neighbourhood.
Location & Connectivity
The Esparis occupies a quiet pocket of Pasir Ris, nestled within a primarily HDB estate along Pasir Ris Drive 4. The immediate surroundings are distinctly suburban — HDB blocks, a wet market, neighbourhood coffee shops, and a temple form the daily backdrop. This is not the polished retail environment of a Tanjong Pagar or Orchard fringe address, but it delivers something those locations cannot: the unhurried, community-oriented character of a mature heartland neighbourhood where daily necessities are genuinely within walking distance. Four coffee shops, a Giant supermarket, a wet market, multiple clinics, and even a polyclinic and police station are all close at hand.
The current MRT situation is the elephant in the room. Pasir Ris MRT (East-West Line) is approximately 1.21 kilometres away — a 15–17 minute walk that is not realistically walkable for daily commuting, particularly in Singapore’s heat. Most residents drive or take feeder buses. However, this calculus changes dramatically with the Cross Island Line: Pasir Ris East MRT station will be built within a two-minute walk of The Esparis, expected around 2030. The CRL will connect residents directly to Punggol, Hougang, Ang Mo Kio, and eventually Jurong Lake District without transfers — a structural accessibility upgrade that the market has not yet fully priced in.
For shopping and leisure, White Sands mall anchors the Pasir Ris town centre with an NTUC FairPrice Xtra, food court, cinema, and a broad retail mix. Loyang Point provides a closer, more neighbourhood-scale alternative. Pasir Ris Park — one of Singapore’s larger coastal parks with mangrove boardwalks, cycling paths, and BBQ pits — is accessible by a short drive or cycle, offering recreational options that more centrally located condominiums simply cannot match. Changi Airport and Jewel are roughly 10 minutes by car, an underappreciated lifestyle perk.
The school catchment serves families well. Meridian Primary School (580 metres) and Elias Park Primary School (800 metres) fall within the 1 km priority enrolment radius. Meridian Secondary, Pasir Ris Crest Secondary, and Pasir Ris Secondary are all within 1.2 km. The presence of Stamford American International School (650 metres) and Brighton College Singapore (860 metres) adds international education options for expatriate families considering the development.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Meridian Primary School | primary | Within 1 km |
| Meridian Secondary School | secondary | Within 1 km |
| Stamford American International School | international | Within 1 km |
| Pasir Ris Crest Secondary School | secondary | Within 1 km |
| Elias Park Primary School | primary | Within 1 km |
| Brighton College (Singapore) | international | Within 1 km |
| Pasir Ris Primary School | primary | ~1.1 km |
| Pasir Ris Secondary School | secondary | ~1.1 km |
Facilities
For a 274-unit development built in 2006, The Esparis provides a solid if unspectacular facilities suite. The centrepiece is the 50-metre lap pool — a genuine competition-length pool that is increasingly rare in newer, denser developments where pool lengths have shrunk to accommodate higher plot ratios. A separate fun pool and spa pool round out the aquatic offerings. The tennis court, gymnasium, clubhouse, children’s playground, and BBQ area complete the communal amenities. Security is 24-hour with gated access, and the basement car park has been updated with EV charging stations — a practical touch that signals an active and forward-thinking management committee.
“The facilities are rarely crowded — you practically have the pool and gym to yourself even on weekends. The car park is spacious and well-kept, and the MCST has been proactive about maintenance and upgrades like the EV chargers.”
— Long-term resident via Stacked Homes
The honest caveat is that these are 2006-era facilities in a 2026 market. The gym is functional but basic — do not expect the curated fitness studios or yoga decks of newer developments like Treasure at Tampines or Pasir Ris 8. The clubhouse and common areas show their age in finishings and design language. However, The Esparis benefits from a trade-off that larger developments cannot offer: with only 274 units sharing the facilities, crowding is virtually non-existent. Multiple residents report having the pool and gym entirely to themselves, even during peak weekend hours. The strong community spirit among residents — described by one long-term owner as a “trust system” where belongings can be left safely in common areas — adds an intangible quality that no amount of designer landscaping can manufacture.
Unit Sizes & Layout
The Esparis offers a unit mix weighted heavily towards family living: 4 two-bedroom units, 97 three-bedroom units, 123 three-bedroom-plus-study suites, 40 four-bedroom suites, and 10 penthouses ranging from 2,422 to 2,443 sqft. The three-bedroom and three-bedroom-plus-study configurations account for 80% of the development, reflecting its EC origins targeting young Singaporean families. Unit sizes are generous by current standards — three-bedrooms range from approximately 1,100 to 1,300 sqft, comfortably larger than the 900–1,000 sqft three-bedrooms in newer launches like Treasure at Tampines. The four-bedroom suites at roughly 1,500–1,600 sqft provide genuine family-scale living space that is becoming scarce in new OCR developments.
The penthouses deserve special mention. At 2,422–2,443 sqft with duplex layouts, they include thoughtful design details that elevate them beyond typical EC fare: skylights over the entry foyer for natural illumination, and angled windows beneath the bay windows that allow ventilation during rain without water ingress. These are the kinds of practical, lived-in design touches that distinguish experienced developers like CDL. For stack selection, units facing away from Pasir Ris Drive 4 tend to be quieter, while higher-floor units in Blocks 14 and 16 capture partial sea breezes. The 10-storey height means no unit is truly “high floor” by current standards, but the low-rise surroundings of HDB blocks and landed homes mean that even mid-floor units enjoy reasonable openness.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 37 | $1,016 | $1,257,294 |
| 4 BR | 8 | $872 | $1,329,861 |
| 5 BR | 3 | $829 | $2,013,333 |
Pricing & Market Position
Based on 48 recorded transactions, sale prices range from $875,000 to $2,350,000, averaging $1,316,641 (~$1,112 psf).
Rents range from $2,300 to $6,000 per month across 124 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 47.5% (from $765 to $1,128 psf).
Neighbourhood Comparison
The most relevant comparison is with District 18’s newer 99-year developments. Treasure at Tampines ($1,585 PSF, 99-year, 2,203 units) is the mega-development benchmark — newer finishings, a massive facilities deck with over 120 amenities, and direct connectivity to Simei MRT. But its sheer density means pool overcrowding is a constant complaint, and three-bedroom units at around 900–1,000 sqft feel noticeably tighter than The Esparis’s equivalent. Pasir Ris 8 ($1,678 PSF, 99-year from 2021, 487 units) offers the advantage of being integrated with Pasir Ris MRT, but at 50% higher PSF with smaller units, the absolute quantum difference narrows more than the PSF gap suggests. At $1.3M for a three-bedroom at The Esparis versus $1.6–1.8M at Pasir Ris 8, the savings are material — enough to fund a full renovation and still come out ahead.
Among privatised ECs in the east, Tenet ($1,386 PSF, 99-year from 2021, 618 units) in Tampines offers a newer product at a moderate premium but with a longer remaining lease. The upcoming Aurelle of Tampines ($1,769 PSF) and Parktown Residence ($2,368 PSF) represent the new-launch end of the spectrum — fresh finishings and full lease but at quantum levels that require substantially higher household incomes. The Esparis’s investment case ultimately rests on a simple thesis: the Cross Island Line will compress the PSF discount between The Esparis and its MRT-proximate neighbours. Whether that compression is sufficient to offset the ongoing lease decay is the central question every buyer must answer for themselves. For a five-to-ten-year hold by an owner-occupier family, the risk-reward balance is favourable. For a pure investment play, the lease timeline demands careful modelling.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE ESPARIS | 99 yrs lease commencing from 2002 | 2006 | 274 | $1,112 |
| 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 2002, meaning approximately 24 years have already been consumed. Roughly 75 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~75 years | Full bank financing available |
| 2032 | ~69 years | CPF usage still unrestricted for most buyers |
| 2041 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2061 | ~39 years | Significant financing restrictions for next buyer |
| 2101 | 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 ~65 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE ESPARIS across multiple dimensions.
What Residents Say
“Everything is so conveniently located — there are four coffee shops here, a Giant supermarket, a wet market, and so many clinics. Even the polyclinic and police station are nearby. We have no plans to leave — I doubt we can find another project that can match the location and offerings of The Esparis.”
— Multi-generational family resident, 7 years, via Stacked Homes
“Very peaceful and cosy environment. The facilities are practically yours — few people use them even during peak hours. There’s a strong trust system here; you can leave things in the common areas and they’ll still be there the next day.”
— Owner-occupier via PropertyGuru
“The layout is practical and spacious compared to new launches, but the fittings are really showing their age now. The kitchen and bathrooms needed a complete overhaul when we moved in. Also, the walk to Pasir Ris MRT is not realistic in the heat — you need a car or the feeder bus.”
— Resale buyer via 99.co
The consistent thread across resident reviews is a deep appreciation for The Esparis’s liveability rather than its aesthetics. Long-term residents praise the community spirit, the convenience of the surrounding heartland amenities, and the quiet, uncrowded facilities. Negative feedback centres on the predictable pain points of a 20-year-old EC: dated finishings, the long walk to Pasir Ris MRT, and maintenance fees that some feel could deliver more visible improvements. The arrival of the Cross Island Line is frequently mentioned with anticipation — residents who bought years ago see it as long-overdue validation of their location choice. The overall sentiment is of a development where residents stay because it works for family life, not because it impresses visitors.
Strengths & Weaknesses
- Upcoming Pasir Ris East MRT (Cross Island Line) within 2-minute walk — transformative connectivity upgrade expected ~2030
- Affordable entry point at $1,118 PSF — 30-40% below newer District 18 competitors
- Generous unit sizes: 3BR from ~1,100 sqft, 4BR from ~1,500 sqft — substantially larger than new launches
- CDL pedigree — well-planned layouts with practical, family-oriented design
- Low density (274 units) means uncrowded facilities — pool and gym often available exclusively
- 50-metre competition lap pool — rare in developments of this scale
- Strong heartland amenities: wet market, coffee shops, Giant supermarket, clinics all within walking distance
- Excellent school catchment: Meridian Primary (580m) and Elias Park Primary (800m) within 1 km priority zone
- Tight-knit community with strong resident trust and active MCST — EV chargers recently installed
- Pasir Ris Park and Changi Airport/Jewel within short driving distance
- Only 75 years remaining on 99-year lease — drops below 60-year mark in 15 years, limiting future loan tenures
- Current Pasir Ris MRT is 1.21 km away — not walkable for daily commuting until CRL opens
- Low walkability score (36/100) — car or bus needed for most activities beyond immediate heartland
- Development is 20 years old — finishings dated, renovation budget of $40,000-$80,000 needed for most resale units
- Facilities are functional but basic by 2026 standards — gym equipment and clubhouse show their age
- ShiokNest score of 39/100 and investment score of 49/100 reflect limited capital growth potential
- Located within HDB estate — surroundings lack the aesthetic appeal of newer mixed-use developments
- Cross Island Line completion timeline subject to potential delays — infrastructure premium not yet realised
Verdict
The Esparis sits at an interesting inflection point. At $1,118 PSF and a median quantum of $1.3 million, it is one of District 18’s most affordable private condominium options — substantially cheaper than newer neighbours like Treasure at Tampines ($1,585 PSF), Pasir Ris 8 ($1,678 PSF), and the recently launched Aurelle of Tampines ($1,769 PSF). The PSF discount of 30–40% against these newer developments reflects three realities: the ageing lease, the older finishings, and the current lack of MRT proximity. The Cross Island Line has the potential to narrow that gap significantly.
The weaknesses are real and should not be minimised. The 75-year remaining lease is the most material concern — within 15 years it drops below the 60-year mark, at which point banks cap loan tenure at 30 years. This has direct implications for future buyers’ borrowing capacity and, by extension, resale liquidity. The walkability score of 36/100 reflects a location that, while rich in heartland amenities, requires a car or bus for anything beyond the immediate neighbourhood. The development is 20 years old and looks it — any buyer should budget for renovation. And the gross yield of 3.69%, while respectable for District 18, does not compensate for the lease decay risk for investors with a shorter time horizon.
Where The Esparis makes its strongest case is for owner-occupier families who plan to live there for the next 10–15 years. The combination of spacious, practical layouts, a quiet and tight-knit community, excellent nearby schools, and the transformative arrival of the Cross Island Line creates a compelling proposition at this price point. Residents who have lived here for years consistently express deep satisfaction with the day-to-day liveability — the kind of contentment that comes from a mature neighbourhood where everything works, even if nothing dazzles. For families who value substance over style and can absorb the renovation cost, The Esparis offers genuine value in a market where $1.3 million increasingly buys very little space in a new launch.