Property

Watercolours

Executive condominium · Pasir Ris Link · 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 Link, District 18
Region
Outside Central Region
Kind of home
Executive condominium
Tenure
99-year leasehold from 2012About 85 years left
First recorded sale
Aug 2021the record starts here; the estate may be older
Height
At least 15 storeysthe highest floor band sold
Homes recorded
743 to 2,282 sq ft146 sales, 0 of them at launch
76 other projects within 4 km
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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 Aug 2026.

What it has sold for

146 recorded sales, Aug 2021 to Aug 2026, beside executive condominiums in district 18.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 103 of the 146 sales from this project's own contracts, 32 from contracts for that size in the district.

Watercoloursexecutive condominiums in district 18cooling measure
Median price per square foot by quarter: Watercolours and executive condominiums in district 1805001,0001,5002,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherWatercolours$1,250.05 psfDistrict 18$1,446.63 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 Aug 2026.

Recent recorded sales

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

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

  • $1,115,000.003 bed · 914.9 sq ft · floor 1–5 · Aug 2026
    $1,218.67 psf
  • $1,200,000.003 bed · 936.5 sq ft · floor 1–5 · Aug 2026
    $1,281.42 psf
  • $1,500,000.004 * bed · 1,485.4 sq ft · floor 1–5 · Jul 2026
    $1,009.82 psf
  • $1,600,000.003 * bed · 1,237.8 sq ft · floor 6–10 · Jul 2026
    $1,292.57 psf
  • $1,872,000.003 * bed · 1,625.3 sq ft · floor 11–15 · Jul 2026
    $1,151.75 psf
  • $1,510,000.003 bed · 1,141 sq ft · floor 6–10 · Jul 2026
    $1,323.43 psf
  • $1,150,000.003 bed · 958 sq ft · floor 6–10 · Jun 2026
    $1,200.43 psf
  • $1,138,000.003 bed · 914.9 sq ft · floor 1–5 · Jun 2026
    $1,243.81 psf
  • $1,200,000.003 bed · 936.5 sq ft · floor 1–5 · Jun 2026
    $1,281.42 psf
  • $1,300,000.003 * bed · 1,205.6 sq ft · floor 1–5 · May 2026
    $1,078.34 psf

Source: URA, recorded sales to Aug 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.

2-bedroom homes18 recorded sales

Investor

Good fit · High confidence
75/100

Why it scores well

ValueRecorded prices 7% below 18 comparables within district+6.9
RentalGross yield 4.1%, against 3.2% for similar homes+5.7
Resale3 resales a year, more than 70% of similar homes+4.1

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-1.0
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 + 25.0 = 75
  • Valuescore 84/100 · weight 20% · +6.9 pts

    recorded prices 7% below 18 adjusted comparables of the same property type within district over 24 months (mixed prices; lease adjusted on 18, floor on 18)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Rentalscore 78/100 · weight 20% · +5.7 pts
    Yield
    gross yield 4.1% against a peer median of 3.2%
    98
    Demand
    6 contracts over 4 quarters to 2026-06-30, 3 in the latest
    49
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Resalescore 80/100 · weight 14% · +4.1 pts
    Frequency
    3.0 resales a year over 24 months (p71 nationally)
    71
    Buyer pool
    Not measured
    Quantum
    median resale $958,444 (p3 of 2-bedroom homes nationally)
    97
    Competing supply
    Not measured
    Activity
    last resale 9 months ago
    70

    transactions, 2026-10-03

  • Amenitiesscore 38/100 · weight 8% · -1.0 pts
    Supermarket
    supermarket: 5 within 20 min, nearest RAW MARKET PTE. LTD. 2 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blks 2 & 3 Changi Village Road 59 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Pasir Ris Central Hawker Centre 14 min
    20
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Alchemy Pharmacy 16 min
    20
    Gp
    gp: 2 within 20 min, nearest Central 24-Hr Clinic (Pasir Ris) 11 min
    60
    Childcare
    childcare: 32 within 20 min, nearest MY FIRST SKOOL 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PASIR RIS PK 16 min
    30
    Sports facility
    sports facility: 1 within 20 min, nearest Pasir Ris Sport Centre 14 min
    20
    Library
    library: 0 within 20 min, nearest Pasir Ris Library 17 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 228 within 20 min, nearest NG BOON ANN 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Pasir Ris East CC 13 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest PASIR RIS POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest Changi Medical Facility 32 min
    0
    Medical centre
    Not measured

    onemap, 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.

Location14 min walk to Pasir Ris East MRT Station (CR4)+3.6
SchoolsPasir Ris Primary School, 8 min walk; 2 primary schools within 1 km+1.1
Unit2 bedrooms, median 786 sq ft+1.3
Lease99-year lease from 2012, about 85 years left+1.5
Future supply141 new condo and EC homes planned within 2 km; 2 planned rail stations+1.8

Young family

Moderate fit · High confidence
67/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsPasir Ris Primary School, 8 min walk; 2 primary schools within 1 km+7.6
Location14 min walk to Pasir Ris East MRT Station (CR4)+4.5
ValueRecorded prices 7% below 18 comparables within district+4.1

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-2.2
Unit2 bedrooms, median 786 sq ft; a weaker fit for this buyer-1.0
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 + 16.6 = 67
  • Schoolsscore 88/100 · weight 20% · +7.6 pts
    Primary nearest
    8 min walk to PASIR RIS PRIMARY SCHOOL
    90
    Primary count
    2 primary within 1 km, 4 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    7 min walk to PASIR RIS CREST SECONDARY SCHOOL
    90
    Secondary count
    2 secondary within 1 km, 5 secondary within 2 km
    85
    Secondary transport
    Not measured

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

  • Locationscore 80/100 · weight 15% · +4.5 pts
    Mrt
    13.7 min walk to PASIR RIS EAST MRT STATION (CR4)
    70
    Bus
    9 bus stops within a 5-minute walk, 23 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

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

  • Valuescore 84/100 · weight 12% · +4.1 pts

    recorded prices 7% below 18 adjusted comparables of the same property type within district over 24 months (mixed prices; lease adjusted on 18, floor on 18)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Amenitiesscore 38/100 · weight 18% · -2.2 pts
    Supermarket
    supermarket: 5 within 20 min, nearest RAW MARKET PTE. LTD. 2 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blks 2 & 3 Changi Village Road 59 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Pasir Ris Central Hawker Centre 14 min
    20
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Alchemy Pharmacy 16 min
    20
    Gp
    gp: 2 within 20 min, nearest Central 24-Hr Clinic (Pasir Ris) 11 min
    60
    Childcare
    childcare: 32 within 20 min, nearest MY FIRST SKOOL 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PASIR RIS PK 16 min
    30
    Sports facility
    sports facility: 1 within 20 min, nearest Pasir Ris Sport Centre 14 min
    20
    Library
    library: 0 within 20 min, nearest Pasir Ris Library 17 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 228 within 20 min, nearest NG BOON ANN 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Pasir Ris East CC 13 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest PASIR RIS POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest Changi Medical Facility 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 45/100 · weight 20% · -1.0 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 786 sq ft over 18 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · 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.

Lease99-year lease from 2012, about 85 years left+1.5
Resale3 resales a year, more than 70% of similar homes+1.5
Future supply141 new condo and EC homes planned within 2 km; 2 planned rail stations+0.6

Large family

Limited fit · High confidence
58/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsPasir Ris Primary School, 8 min walk; 2 primary schools within 1 km+5.7
Location14 min walk to Pasir Ris East MRT Station (CR4)+3.6
ValueRecorded prices 7% below 18 comparables within district+3.4

What holds it back

Unit2 bedrooms, median 786 sq ft; a weaker fit for this buyer-7.2
Amenities3 of 13 measured amenities within a 10-min walk-1.9
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 + 8.3 = 58
  • Schoolsscore 88/100 · weight 15% · +5.7 pts
    Primary nearest
    8 min walk to PASIR RIS PRIMARY SCHOOL
    90
    Primary count
    2 primary within 1 km, 4 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    7 min walk to PASIR RIS CREST SECONDARY SCHOOL
    90
    Secondary count
    2 secondary within 1 km, 5 secondary within 2 km
    85
    Secondary transport
    Not measured

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

  • Locationscore 80/100 · weight 12% · +3.6 pts
    Mrt
    13.7 min walk to PASIR RIS EAST MRT STATION (CR4)
    70
    Bus
    9 bus stops within a 5-minute walk, 23 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

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

  • Valuescore 84/100 · weight 10% · +3.4 pts

    recorded prices 7% below 18 adjusted comparables of the same property type within district over 24 months (mixed prices; lease adjusted on 18, floor on 18)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 21/100 · weight 25% · -7.2 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 786 sq ft over 18 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 38/100 · weight 15% · -1.9 pts
    Supermarket
    supermarket: 5 within 20 min, nearest RAW MARKET PTE. LTD. 2 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blks 2 & 3 Changi Village Road 59 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Pasir Ris Central Hawker Centre 14 min
    20
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Alchemy Pharmacy 16 min
    20
    Gp
    gp: 2 within 20 min, nearest Central 24-Hr Clinic (Pasir Ris) 11 min
    60
    Childcare
    childcare: 32 within 20 min, nearest MY FIRST SKOOL 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PASIR RIS PK 16 min
    30
    Sports facility
    sports facility: 1 within 20 min, nearest Pasir Ris Sport Centre 14 min
    20
    Library
    library: 0 within 20 min, nearest Pasir Ris Library 17 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 228 within 20 min, nearest NG BOON ANN 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Pasir Ris East CC 13 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest PASIR RIS POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest Changi Medical Facility 32 min
    0
    Medical centre
    Not measured

    onemap, 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.

Lease99-year lease from 2012, about 85 years left+1.5
Resale3 resales a year, more than 70% of similar homes+1.5
Future supply141 new condo and EC homes planned within 2 km; 2 planned rail stations+1.6

Downsizer

Good fit · High confidence
71/100

Why it scores well

Location14 min walk to Pasir Ris East MRT Station (CR4)+6.0
Unit2 bedrooms, median 786 sq ft+5.7
ValueRecorded prices 7% below 18 comparables within district+5.2

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-2.5
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 + 20.6 = 71
  • Locationscore 80/100 · weight 20% · +6.0 pts
    Mrt
    13.7 min walk to PASIR RIS EAST MRT STATION (CR4)
    70
    Bus
    9 bus stops within a 5-minute walk, 23 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

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

  • Unitscore 88/100 · weight 15% · +5.7 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 786 sq ft over 18 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Valuescore 84/100 · weight 15% · +5.2 pts

    recorded prices 7% below 18 adjusted comparables of the same property type within district over 24 months (mixed prices; lease adjusted on 18, floor on 18)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Amenitiesscore 38/100 · weight 20% · -2.5 pts
    Supermarket
    supermarket: 5 within 20 min, nearest RAW MARKET PTE. LTD. 2 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blks 2 & 3 Changi Village Road 59 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Pasir Ris Central Hawker Centre 14 min
    20
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Alchemy Pharmacy 16 min
    20
    Gp
    gp: 2 within 20 min, nearest Central 24-Hr Clinic (Pasir Ris) 11 min
    60
    Childcare
    childcare: 32 within 20 min, nearest MY FIRST SKOOL 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PASIR RIS PK 16 min
    30
    Sports facility
    sports facility: 1 within 20 min, nearest Pasir Ris Sport Centre 14 min
    20
    Library
    library: 0 within 20 min, nearest Pasir Ris Library 17 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 228 within 20 min, nearest NG BOON ANN 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Pasir Ris East CC 13 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest PASIR RIS POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest Changi Medical Facility 32 min
    0
    Medical centre
    Not measured

    onemap, 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.

SchoolsPasir Ris Primary School, 8 min walk; 2 primary schools within 1 km+1.1
Lease99-year lease from 2012, about 85 years left+1.5
Resale3 resales a year, more than 70% of similar homes+2.1
Future supply141 new condo and EC homes planned within 2 km; 2 planned rail stations+1.5

3-bedroom homes111 recorded sales

Investor

Good fit · High confidence
72/100

Why it scores well

RentalGross yield 3.6%, against 2.8% for similar homes+7.1
Resale19 resales a year, more than 97% of similar homes+6.7
Location14 min walk to Pasir Ris East MRT Station (CR4)+3.6

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-1.0
Unit3 bedrooms, median 969 sq ft; a weaker fit for this buyer-0.2
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 + 22.4 = 72
  • Rentalscore 86/100 · weight 20% · +7.1 pts
    Yield
    gross yield 3.6% against a peer median of 2.8%
    99
    Demand
    23 contracts over 4 quarters to 2026-06-30, 5 in the latest
    65
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Resalescore 98/100 · weight 14% · +6.7 pts
    Frequency
    19.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,200,000 (p2 of 3-bedroom homes nationally)
    97
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Locationscore 80/100 · weight 12% · +3.6 pts
    Mrt
    13.7 min walk to PASIR RIS EAST MRT STATION (CR4)
    70
    Bus
    9 bus stops within a 5-minute walk, 23 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

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

  • Amenitiesscore 38/100 · weight 8% · -1.0 pts
    Supermarket
    supermarket: 5 within 20 min, nearest RAW MARKET PTE. LTD. 2 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blks 2 & 3 Changi Village Road 59 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Pasir Ris Central Hawker Centre 14 min
    20
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Alchemy Pharmacy 16 min
    20
    Gp
    gp: 2 within 20 min, nearest Central 24-Hr Clinic (Pasir Ris) 11 min
    60
    Childcare
    childcare: 32 within 20 min, nearest MY FIRST SKOOL 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PASIR RIS PK 16 min
    30
    Sports facility
    sports facility: 1 within 20 min, nearest Pasir Ris Sport Centre 14 min
    20
    Library
    library: 0 within 20 min, nearest Pasir Ris Library 17 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 228 within 20 min, nearest NG BOON ANN 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Pasir Ris East CC 13 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest PASIR RIS POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest Changi Medical Facility 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 47/100 · weight 8% · -0.2 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 4%)
    Size
    median 969 sq ft over 111 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · 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 4% above 32 comparables within 2 km+1.8
SchoolsPasir Ris Primary School, 8 min walk; 2 primary schools within 1 km+1.1
Lease99-year lease from 2012, about 85 years left+1.5
Future supply141 new condo and EC homes planned within 2 km; 2 planned rail stations+1.8

Young family

Moderate fit · High confidence
68/100

Why it scores well

SchoolsPasir Ris Primary School, 8 min walk; 2 primary schools within 1 km+7.6
Location14 min walk to Pasir Ris East MRT Station (CR4)+4.5
Unit3 bedrooms, median 969 sq ft+2.4

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-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 + 17.9 = 68
  • Schoolsscore 88/100 · weight 20% · +7.6 pts
    Primary nearest
    8 min walk to PASIR RIS PRIMARY SCHOOL
    90
    Primary count
    2 primary within 1 km, 4 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    7 min walk to PASIR RIS CREST SECONDARY SCHOOL
    90
    Secondary count
    2 secondary within 1 km, 5 secondary within 2 km
    85
    Secondary transport
    Not measured

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

  • Locationscore 80/100 · weight 15% · +4.5 pts
    Mrt
    13.7 min walk to PASIR RIS EAST MRT STATION (CR4)
    70
    Bus
    9 bus stops within a 5-minute walk, 23 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

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

  • Unitscore 62/100 · weight 20% · +2.4 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 4%)
    Size
    median 969 sq ft over 111 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 38/100 · weight 18% · -2.2 pts
    Supermarket
    supermarket: 5 within 20 min, nearest RAW MARKET PTE. LTD. 2 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blks 2 & 3 Changi Village Road 59 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Pasir Ris Central Hawker Centre 14 min
    20
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Alchemy Pharmacy 16 min
    20
    Gp
    gp: 2 within 20 min, nearest Central 24-Hr Clinic (Pasir Ris) 11 min
    60
    Childcare
    childcare: 32 within 20 min, nearest MY FIRST SKOOL 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PASIR RIS PK 16 min
    30
    Sports facility
    sports facility: 1 within 20 min, nearest Pasir Ris Sport Centre 14 min
    20
    Library
    library: 0 within 20 min, nearest Pasir Ris Library 17 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 228 within 20 min, nearest NG BOON ANN 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Pasir Ris East CC 13 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest PASIR RIS POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest Changi Medical Facility 32 min
    0
    Medical centre
    Not measured

    onemap, 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.

ValueRecorded prices 4% above 32 comparables within 2 km+1.1
Lease99-year lease from 2012, about 85 years left+1.5
Resale19 resales a year, more than 97% of similar homes+2.4
Future supply141 new condo and EC homes planned within 2 km; 2 planned rail stations+0.6

Large family

Limited fit · High confidence
59/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsPasir Ris Primary School, 8 min walk; 2 primary schools within 1 km+5.7
Location14 min walk to Pasir Ris East MRT Station (CR4)+3.6
Resale19 resales a year, more than 97% of similar homes+2.4

What holds it back

Unit3 bedrooms, median 969 sq ft; a weaker fit for this buyer-5.2
Amenities3 of 13 measured amenities within a 10-min walk-1.9
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 + 8.7 = 59
  • Schoolsscore 88/100 · weight 15% · +5.7 pts
    Primary nearest
    8 min walk to PASIR RIS PRIMARY SCHOOL
    90
    Primary count
    2 primary within 1 km, 4 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    7 min walk to PASIR RIS CREST SECONDARY SCHOOL
    90
    Secondary count
    2 secondary within 1 km, 5 secondary within 2 km
    85
    Secondary transport
    Not measured

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

  • Locationscore 80/100 · weight 12% · +3.6 pts
    Mrt
    13.7 min walk to PASIR RIS EAST MRT STATION (CR4)
    70
    Bus
    9 bus stops within a 5-minute walk, 23 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

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

  • Resalescore 98/100 · weight 5% · +2.4 pts
    Frequency
    19.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,200,000 (p2 of 3-bedroom homes nationally)
    97
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Unitscore 29/100 · weight 25% · -5.2 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 4%)
    Size
    median 969 sq ft over 111 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 38/100 · weight 15% · -1.9 pts
    Supermarket
    supermarket: 5 within 20 min, nearest RAW MARKET PTE. LTD. 2 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blks 2 & 3 Changi Village Road 59 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Pasir Ris Central Hawker Centre 14 min
    20
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Alchemy Pharmacy 16 min
    20
    Gp
    gp: 2 within 20 min, nearest Central 24-Hr Clinic (Pasir Ris) 11 min
    60
    Childcare
    childcare: 32 within 20 min, nearest MY FIRST SKOOL 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PASIR RIS PK 16 min
    30
    Sports facility
    sports facility: 1 within 20 min, nearest Pasir Ris Sport Centre 14 min
    20
    Library
    library: 0 within 20 min, nearest Pasir Ris Library 17 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 228 within 20 min, nearest NG BOON ANN 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Pasir Ris East CC 13 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest PASIR RIS POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest Changi Medical Facility 32 min
    0
    Medical centre
    Not measured

    onemap, 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.

ValueRecorded prices 4% above 32 comparables within 2 km+0.9
Lease99-year lease from 2012, about 85 years left+1.5
Future supply141 new condo and EC homes planned within 2 km; 2 planned rail stations+1.6

Downsizer

Moderate fit · High confidence
68/100

Why it scores well

Location14 min walk to Pasir Ris East MRT Station (CR4)+6.0
Unit3 bedrooms, median 969 sq ft+5.4
Resale19 resales a year, more than 97% of similar homes+3.4

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-2.5
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 + 17.8 = 68
  • Locationscore 80/100 · weight 20% · +6.0 pts
    Mrt
    13.7 min walk to PASIR RIS EAST MRT STATION (CR4)
    70
    Bus
    9 bus stops within a 5-minute walk, 23 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

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

  • Unitscore 86/100 · weight 15% · +5.4 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 4%)
    Size
    median 969 sq ft over 111 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Resalescore 98/100 · weight 7% · +3.4 pts
    Frequency
    19.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,200,000 (p2 of 3-bedroom homes nationally)
    97
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Amenitiesscore 38/100 · weight 20% · -2.5 pts
    Supermarket
    supermarket: 5 within 20 min, nearest RAW MARKET PTE. LTD. 2 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blks 2 & 3 Changi Village Road 59 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Pasir Ris Central Hawker Centre 14 min
    20
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Alchemy Pharmacy 16 min
    20
    Gp
    gp: 2 within 20 min, nearest Central 24-Hr Clinic (Pasir Ris) 11 min
    60
    Childcare
    childcare: 32 within 20 min, nearest MY FIRST SKOOL 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PASIR RIS PK 16 min
    30
    Sports facility
    sports facility: 1 within 20 min, nearest Pasir Ris Sport Centre 14 min
    20
    Library
    library: 0 within 20 min, nearest Pasir Ris Library 17 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 228 within 20 min, nearest NG BOON ANN 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Pasir Ris East CC 13 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest PASIR RIS POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest Changi Medical Facility 32 min
    0
    Medical centre
    Not measured

    onemap, 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.

ValueRecorded prices 4% above 32 comparables within 2 km+1.4
SchoolsPasir Ris Primary School, 8 min walk; 2 primary schools within 1 km+1.1
Lease99-year lease from 2012, about 85 years left+1.5
Future supply141 new condo and EC homes planned within 2 km; 2 planned rail stations+1.5

4-bedroom homesbedroom count estimated from district rental bands6 recorded sales

Investor

Unavailable
  • Rental evidence is below the minimum for this home kind (1 contracts, 5 needed).
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

There isn't enough data to calculate an Investor score for 4-bedroom homes.

Rental potential:
Only 1 rental record is available. At least 5 are needed.
Resale activity:
Only 3 recorded resales are available. At least 5 are needed.

Why: The Investor score uses this project's own rental and resale records. When there aren't enough records, we don't calculate the score.

Young family

Unavailable
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

There isn't enough data to calculate a Young family score for 4-bedroom homes.

Resale activity:
Only 3 recorded resales are available. At least 5 are needed.

Why: The Young family score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Large family

Unavailable
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

There isn't enough data to calculate a Large family score for 4-bedroom homes.

Resale activity:
Only 3 recorded resales are available. At least 5 are needed.

Why: The Large family score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Downsizer

Unavailable
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

There isn't enough data to calculate a Downsizer score for 4-bedroom homes.

Resale activity:
Only 3 recorded resales are available. At least 5 are needed.

Why: The Downsizer score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

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

  • Coastal Cabana · Jalan Loyang Besar · 748 homes · expected 2028 · 338 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
783 m awayResidential23,488 m²1.4Pasir Ris
1,515 m awayResidential17,293.2 m²2Pasir Ris
1,542 m awayResidential104,837.6 m²1.6Pasir Ris
1,942 m awayResidential5,089.1 m²2.8Tampines

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?

WatercoloursIs it right for you?