Property

D'Nest

Condominium · Pasir Ris Grove · District 18 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Pasir Ris Grove, District 18
Region
Outside Central Region
Kind of home
Condominium
Tenure
99-year leasehold from 2010About 83 years left
First recorded sale
Sep 2021the record starts here; the estate may be older
Height
At least 15 storeysthe highest floor band sold
Homes recorded
484 to 3,455 sq ft254 sales, 0 of them at launch
93 other projects within 4 km
  • Coco Palms0.2 km
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  • The Tampines Trilliant1.4 km
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  • Watercolours1.7 km
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  • Ripple Bay1.8 km
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  • 1.9 km
  • 2.1 km
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  • The Alps Residences2.5 km
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  • 2.6 km
  • 2.6 km
  • 2.6 km
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  • The Tapestry2.7 km
  • 2.7 km
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  • 2.8 km
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  • Treasure at Tampines2.8 km
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  • Melville Park2.9 km
  • 3.0 km
  • 3.0 km
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  • 3.2 km
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  • 3.2 km
  • 3.3 km
  • 3.3 km
  • 3.4 km
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  • 3.4 km
  • 3.5 km
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  • 3.5 km
  • 3.6 km
  • 3.6 km
  • 3.6 km
  • 3.8 km
  • 3.9 km
  • 3.9 km
  • 4.0 km

Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Sep 2026.

What it has sold for

254 recorded sales, Sep 2021 to Sep 2026, beside apartments and condominiums in district 18.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 237 of the 254 sales from this project's own contracts, 16 from contracts for that size in the district.

D'Nestapartments and condominiums in district 18cooling measure
Median price per square foot by quarter: D'Nest and apartments and condominiums in district 1801,0002,0003,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherD'Nest$1,484.09 psfDistrict 18$1,506.54 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Sep 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

254 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $1,180,000.002 bed · 753.5 sq ft · floor 6–10 · Sep 2026
    $1,566.08 psf
  • $1,150,000.002 bed · 775 sq ft · floor 11–15 · Aug 2026
    $1,483.87 psf
  • $685,000.001 bed · 484.4 sq ft · floor 1–5 · Aug 2026
    $1,414.19 psf
  • $1,430,000.003 bed · 968.8 sq ft · floor 1–5 · Aug 2026
    $1,476.13 psf
  • $1,090,000.002 bed · 753.5 sq ft · floor 11–15 · Aug 2026
    $1,446.63 psf
  • $1,140,000.002 bed · 753.5 sq ft · floor 6–10 · Aug 2026
    $1,512.99 psf
  • $695,000.001 bed · 484.4 sq ft · floor 1–5 · Aug 2026
    $1,434.84 psf
  • $2,210,000.004 bed · 1,410.1 sq ft · floor 1–5 · Aug 2026
    $1,567.30 psf
  • $1,495,000.003 bed · 968.8 sq ft · floor 1–5 · Aug 2026
    $1,543.22 psf
  • $1,403,888.003 bed · 936.5 sq ft · floor 1–5 · Aug 2026
    $1,499.14 psf

Source: URA, recorded sales to Sep 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

1-bedroom homes47 recorded sales

Investor

Strong fit · Medium confidence
81/100
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 17% below 165 comparables within 2 km+10.0
RentalGross yield 4.4%, against 4.1% for similar homes+6.3
Location8 min walk to Pasir Ris MRT Station (EW1)+4.6
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 31.5 = 81
  • Valuescore 100/100 · weight 20% · +10.0 pts

    recorded prices 17% below 165 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 165, floor on 165)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Rentalscore 82/100 · weight 20% · +6.3 pts
    Yield
    gross yield 4.4% against a peer median of 4.1%
    81
    Demand
    59 contracts over 4 quarters to 2026-06-30, 17 in the latest
    83
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Locationscore 88/100 · weight 12% · +4.6 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+0.4
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+0.8
Unit1 bedrooms, median 484 sq ft+1.4
Lease99-year lease from 2010, about 83 years left+1.5
Resale4 resales a year, more than 81% of similar homes+4.5
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.0

Young family

Moderate fit · Medium confidence
66/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 3 bedrooms.
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 17% below 165 comparables within 2 km+6.0
Location8 min walk to Pasir Ris MRT Station (EW1)+5.7
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+5.2

What holds it back

Unit1 bedrooms, median 484 sq ft; a weaker fit for this buyer-5.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 16.4 = 66
  • Valuescore 100/100 · weight 12% · +6.0 pts

    recorded prices 17% below 165 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 165, floor on 165)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Locationscore 88/100 · weight 15% · +5.7 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 76/100 · weight 20% · +5.2 pts
    Primary nearest
    9 min walk to ELIAS PARK PRIMARY SCHOOL
    80
    Primary count
    1 primary within 1 km, 10 primary within 2 km
    70
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to MERIDIAN SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 7 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Unitscore 22/100 · weight 20% · -5.5 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 36%)
    Size
    median 484 sq ft over 47 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+1.0
Lease99-year lease from 2010, about 83 years left+1.5
Resale4 resales a year, more than 81% of similar homes+1.6
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+0.8

Large family

Moderate fit · Medium confidence
61/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 4 bedrooms.
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 17% below 165 comparables within 2 km+5.0
Location8 min walk to Pasir Ris MRT Station (EW1)+4.6
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+3.9

What holds it back

Unit1 bedrooms, median 484 sq ft; a weaker fit for this buyer-8.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 11.2 = 61
  • Valuescore 100/100 · weight 10% · +5.0 pts

    recorded prices 17% below 165 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 165, floor on 165)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Locationscore 88/100 · weight 12% · +4.6 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 76/100 · weight 15% · +3.9 pts
    Primary nearest
    9 min walk to ELIAS PARK PRIMARY SCHOOL
    80
    Primary count
    1 primary within 1 km, 10 primary within 2 km
    70
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to MERIDIAN SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 7 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Unitscore 16/100 · weight 25% · -8.4 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 36%)
    Size
    median 484 sq ft over 47 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+0.8
Lease99-year lease from 2010, about 83 years left+1.5
Resale4 resales a year, more than 81% of similar homes+1.6
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.1

Downsizer

Good fit · Medium confidence
75/100
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

Location8 min walk to Pasir Ris MRT Station (EW1)+7.7
ValueRecorded prices 17% below 165 comparables within 2 km+7.5
Resale4 resales a year, more than 81% of similar homes+2.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 24.9 = 75
  • Locationscore 88/100 · weight 20% · +7.7 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Valuescore 100/100 · weight 15% · +7.5 pts

    recorded prices 17% below 165 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 165, floor on 165)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 82/100 · weight 7% · +2.2 pts
    Frequency
    4.5 resales a year over 24 months (p82 nationally)
    82
    Buyer pool
    Not measured
    Quantum
    median resale $780,000 (p26 of 1-bedroom homes nationally)
    73
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+1.1
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+0.8
Unit1 bedrooms, median 484 sq ft+1.9
Lease99-year lease from 2010, about 83 years left+1.5
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.2

2-bedroom homes68 recorded sales

Investor

Good fit · High confidence
78/100

Why it scores well

ValueRecorded prices 6% below 98 comparables within 2 km+6.6
RentalGross yield 3.4%, against 3.2% for similar homes+5.9
Resale11 resales a year, more than 94% of similar homes+5.7
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 28.4 = 78
  • Valuescore 83/100 · weight 20% · +6.6 pts

    recorded prices 6% below 98 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 98, floor on 98)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Rentalscore 79/100 · weight 20% · +5.9 pts
    Yield
    gross yield 3.4% against a peer median of 3.2%
    77
    Demand
    82 contracts over 4 quarters to 2026-06-30, 24 in the latest
    82
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Resalescore 91/100 · weight 14% · +5.7 pts
    Frequency
    11.0 resales a year over 12 months (p94 nationally)
    94
    Buyer pool
    Not measured
    Quantum
    median resale $1,150,000 (p19 of 2-bedroom homes nationally)
    81
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-04

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location8 min walk to Pasir Ris MRT Station (EW1)+4.6
Amenities6 of 13 measured amenities within a 10-min walk+0.4
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+0.8
Unit2 bedrooms, median 753 sq ft+1.0
Lease99-year lease from 2010, about 83 years left+1.5
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.0

Young family

Moderate fit · High confidence
69/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

Location8 min walk to Pasir Ris MRT Station (EW1)+5.7
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+5.2
ValueRecorded prices 6% below 98 comparables within 2 km+3.9

What holds it back

Unit2 bedrooms, median 753 sq ft; a weaker fit for this buyer-1.7
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 18.6 = 69
  • Locationscore 88/100 · weight 15% · +5.7 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 76/100 · weight 20% · +5.2 pts
    Primary nearest
    9 min walk to ELIAS PARK PRIMARY SCHOOL
    80
    Primary count
    1 primary within 1 km, 10 primary within 2 km
    70
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to MERIDIAN SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 7 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 83/100 · weight 12% · +3.9 pts

    recorded prices 6% below 98 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 98, floor on 98)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 41/100 · weight 20% · -1.7 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 753 sq ft over 68 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+1.0
Lease99-year lease from 2010, about 83 years left+1.5
Resale11 resales a year, more than 94% of similar homes+2.0
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+0.8

Large family

Moderate fit · High confidence
60/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

Location8 min walk to Pasir Ris MRT Station (EW1)+4.6
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+3.9
ValueRecorded prices 6% below 98 comparables within 2 km+3.3

What holds it back

Unit2 bedrooms, median 753 sq ft; a weaker fit for this buyer-8.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 10.2 = 60
  • Locationscore 88/100 · weight 12% · +4.6 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 76/100 · weight 15% · +3.9 pts
    Primary nearest
    9 min walk to ELIAS PARK PRIMARY SCHOOL
    80
    Primary count
    1 primary within 1 km, 10 primary within 2 km
    70
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to MERIDIAN SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 7 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 83/100 · weight 10% · +3.3 pts

    recorded prices 6% below 98 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 98, floor on 98)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 17/100 · weight 25% · -8.1 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 753 sq ft over 68 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+0.8
Lease99-year lease from 2010, about 83 years left+1.5
Resale11 resales a year, more than 94% of similar homes+2.0
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.1

Downsizer

Good fit · High confidence
77/100

Why it scores well

Location8 min walk to Pasir Ris MRT Station (EW1)+7.7
Unit2 bedrooms, median 753 sq ft+6.2
ValueRecorded prices 6% below 98 comparables within 2 km+4.9
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 27.3 = 77
  • Locationscore 88/100 · weight 20% · +7.7 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 92/100 · weight 15% · +6.2 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 753 sq ft over 68 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Valuescore 83/100 · weight 15% · +4.9 pts

    recorded prices 6% below 98 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 98, floor on 98)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+1.1
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+0.8
Lease99-year lease from 2010, about 83 years left+1.5
Resale11 resales a year, more than 94% of similar homes+2.9
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.2

3-bedroom homes79 recorded sales

Investor

Good fit · Medium confidence
79/100

Why it scores well

RentalGross yield 3.4%, against 2.8% for similar homes+7.6
Resale15 resales a year, more than 97% of similar homes+6.4
ValueRecorded prices 5% below 161 comparables within 2 km+6.0

What holds it back

Unit3 bedrooms, median 947 sq ft; a weaker fit for this buyer-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 29.0 = 79
  • Rentalscore 88/100 · weight 20% · +7.6 pts
    Yield
    gross yield 3.4% against a peer median of 2.8%
    94
    Demand
    73 contracts over 4 quarters to 2026-06-30, 19 in the latest
    80
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Resalescore 96/100 · weight 14% · +6.4 pts
    Frequency
    15.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,430,000 (p9 of 3-bedroom homes nationally)
    91
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

  • Valuescore 80/100 · weight 20% · +6.0 pts

    recorded prices 5% below 161 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 160, floor on 155)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 46/100 · weight 8% · -0.3 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 40%)
    Size
    median 947 sq ft over 79 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location8 min walk to Pasir Ris MRT Station (EW1)+4.6
Amenities6 of 13 measured amenities within a 10-min walk+0.4
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+0.8
Lease99-year lease from 2010, about 83 years left+1.5
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.0

Young family

Good fit · Medium confidence
72/100

Why it scores well

Location8 min walk to Pasir Ris MRT Station (EW1)+5.7
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+5.2
ValueRecorded prices 5% below 161 comparables within 2 km+3.6
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 22.4 = 72
  • Locationscore 88/100 · weight 15% · +5.7 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 76/100 · weight 20% · +5.2 pts
    Primary nearest
    9 min walk to ELIAS PARK PRIMARY SCHOOL
    80
    Primary count
    1 primary within 1 km, 10 primary within 2 km
    70
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to MERIDIAN SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 7 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 80/100 · weight 12% · +3.6 pts

    recorded prices 5% below 161 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 160, floor on 155)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+1.0
Unit3 bedrooms, median 947 sq ft+2.2
Lease99-year lease from 2010, about 83 years left+1.5
Resale15 resales a year, more than 97% of similar homes+2.3
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+0.8

Large family

Moderate fit · Medium confidence
63/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

Location8 min walk to Pasir Ris MRT Station (EW1)+4.6
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+3.9
ValueRecorded prices 5% below 161 comparables within 2 km+3.0

What holds it back

Unit3 bedrooms, median 947 sq ft; a weaker fit for this buyer-5.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 12.8 = 63
  • Locationscore 88/100 · weight 12% · +4.6 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 76/100 · weight 15% · +3.9 pts
    Primary nearest
    9 min walk to ELIAS PARK PRIMARY SCHOOL
    80
    Primary count
    1 primary within 1 km, 10 primary within 2 km
    70
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to MERIDIAN SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 7 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 80/100 · weight 10% · +3.0 pts

    recorded prices 5% below 161 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 160, floor on 155)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 28/100 · weight 25% · -5.5 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 40%)
    Size
    median 947 sq ft over 79 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+0.8
Lease99-year lease from 2010, about 83 years left+1.5
Resale15 resales a year, more than 97% of similar homes+2.3
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.1

Downsizer

Good fit · Medium confidence
77/100

Why it scores well

Location8 min walk to Pasir Ris MRT Station (EW1)+7.7
Unit3 bedrooms, median 947 sq ft+5.5
ValueRecorded prices 5% below 161 comparables within 2 km+4.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 26.6 = 77
  • Locationscore 88/100 · weight 20% · +7.7 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 87/100 · weight 15% · +5.5 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 40%)
    Size
    median 947 sq ft over 79 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Valuescore 80/100 · weight 15% · +4.5 pts

    recorded prices 5% below 161 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 160, floor on 155)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+1.1
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+0.8
Lease99-year lease from 2010, about 83 years left+1.5
Resale15 resales a year, more than 97% of similar homes+3.2
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.2

4-bedroom homes59 recorded sales

Investor

Good fit · High confidence
74/100

Why it scores well

Resale17 resales a year, more than 97% of similar homes+5.7
RentalGross yield 2.9%, against 2.8% for similar homes+5.3
Location8 min walk to Pasir Ris MRT Station (EW1)+4.6

What holds it back

Unit4 bedrooms, median 1,410 sq ft; a weaker fit for this buyer-1.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 23.6 = 74
  • Resalescore 91/100 · weight 14% · +5.7 pts
    Frequency
    17.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $2,120,000 (p23 of 4-bedroom homes nationally)
    77
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

  • Rentalscore 77/100 · weight 20% · +5.3 pts
    Yield
    gross yield 2.9% against a peer median of 2.8%
    76
    Demand
    13 contracts over 4 quarters to 2026-06-30, 6 in the latest
    78
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Locationscore 88/100 · weight 12% · +4.6 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 36/100 · weight 8% · -1.1 pts
    Bedrooms
    4 bedrooms (project basis, runner-up band 25%)
    Size
    median 1,410 sq ft over 59 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 1% below 54 comparables within 2 km+4.4
Amenities6 of 13 measured amenities within a 10-min walk+0.4
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+0.8
Lease99-year lease from 2010, about 83 years left+1.5
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.0

Young family

Good fit · High confidence
71/100

Why it scores well

Location8 min walk to Pasir Ris MRT Station (EW1)+5.7
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+5.2
ValueRecorded prices 1% below 54 comparables within 2 km+2.7
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 21.0 = 71
  • Locationscore 88/100 · weight 15% · +5.7 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 76/100 · weight 20% · +5.2 pts
    Primary nearest
    9 min walk to ELIAS PARK PRIMARY SCHOOL
    80
    Primary count
    1 primary within 1 km, 10 primary within 2 km
    70
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to MERIDIAN SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 7 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 72/100 · weight 12% · +2.7 pts

    recorded prices 1% below 54 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 54, floor on 54)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+1.0
Unit4 bedrooms, median 1,410 sq ft+2.0
Lease99-year lease from 2010, about 83 years left+1.5
Resale17 resales a year, more than 97% of similar homes+2.0
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+0.8

Large family

Moderate fit · High confidence
69/100

Why it scores well

Location8 min walk to Pasir Ris MRT Station (EW1)+4.6
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+3.9
ValueRecorded prices 1% below 54 comparables within 2 km+2.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.0 = 69
  • Locationscore 88/100 · weight 12% · +4.6 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 76/100 · weight 15% · +3.9 pts
    Primary nearest
    9 min walk to ELIAS PARK PRIMARY SCHOOL
    80
    Primary count
    1 primary within 1 km, 10 primary within 2 km
    70
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to MERIDIAN SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 7 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 72/100 · weight 10% · +2.2 pts

    recorded prices 1% below 54 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 54, floor on 54)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+0.8
Unit4 bedrooms, median 1,410 sq ft+1.8
Lease99-year lease from 2010, about 83 years left+1.5
Resale17 resales a year, more than 97% of similar homes+2.0
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.1

Downsizer

Good fit · High confidence
70/100

Why it scores well

Location8 min walk to Pasir Ris MRT Station (EW1)+7.7
ValueRecorded prices 1% below 54 comparables within 2 km+3.3
Resale17 resales a year, more than 97% of similar homes+2.9
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.2 = 70
  • Locationscore 88/100 · weight 20% · +7.7 pts
    Mrt
    7.7 min walk to PASIR RIS MRT STATION (EW1)
    90
    Bus
    5 bus stops within a 5-minute walk, 25 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Valuescore 72/100 · weight 15% · +3.3 pts

    recorded prices 1% below 54 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 54, floor on 54)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 91/100 · weight 7% · +2.9 pts
    Frequency
    17.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $2,120,000 (p23 of 4-bedroom homes nationally)
    77
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+1.1
SchoolsElias Park Primary School, 9 min walk; 1 primary schools within 1 km+0.8
Unit4 bedrooms, median 1,410 sq ft+0.7
Lease99-year lease from 2010, about 83 years left+1.5
Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.2

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

No condo, apartment or EC homes are announced within 2 km (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20); the potential supply on the record is not counted.

Listed projects within 2 km

  • Aurelle Of Tampines · Tampines Street 62 · 760 homes · completion not stated · 584 m away · selling now (counted with the developer's sales)
  • Parktown Residence · Tampines Street 62 · 1,193 homes · completion not stated · 1,010 m away · selling now (counted with the developer's sales)
  • Coastal Cabana · Jalan Loyang Besar · 748 homes · expected 2028 · 1,380 m away · selling now (counted with the developer's sales)
Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

DistanceZoned forLand areaPlot ratioArea
1,446 m awayResidential10,788.5 m²2.8Tampines
1,471 m awayResidential9,793 m²3Tampines
1,562 m awayResidential38,896.6 m²2.1Pasir Ris
1,696 m awayResidential46,397.8 m²3.5Tampines
1,888 m awayResidential17,293.2 m²2Pasir Ris

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,15202,152
20273,40583,413
20283,314823,396
20292,7689783,746
20302,6102,7475,357
>203004,1914,191
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

D'NestIs it right for you?