Pasir Ris Condos: Where to Buy, Prices and the Best-Known Projects
A Pasir Ris condo guide: the Pasir Ris Grove cluster, Flora Drive, Pasir Ris 8 and Coastal Cabana, with tenure, TOP and 12-month psf from EdgeProp, CRL plans and a Hougang comparison.
Pasir Ris has a reputation as Singapore’s seaside town: a long beach park, cycling paths and a quieter pace than Tampines next door. It is also a place where a Pasir Ris condo can still cost noticeably less per square foot than a new launch, and where the Cross Island Line will change the map around 2030. This guide covers where to buy, what recent prices look like, the best-known projects, and how Pasir Ris compares with Hougang and the upcoming LinkTown Residences (Hougang Central Residences).
Pasir Ris at a glance: MRT, malls, parks and the sea
MRT. Pasir Ris (EW1) is the terminus of the East-West Line. LTA’s CRL Phase 1, targeted for 2030, makes Pasir Ris an interchange and adds two new stations nearby, Pasir Ris East and Loyang. The CRL Punggol Extension, targeted for 2032, will run from Pasir Ris towards Riviera and Punggol, giving the town a direct link to the north-east.
Malls. Pasir Ris Mall, part of the Pasir Ris 8 integrated development, and White Sands serve the town centre, with Downtown East for leisure and Tampines’ regional malls a short ride away.
Parks. Pasir Ris Park, with its beach, mangrove boardwalk and cycling tracks, is the main draw, and Pasir Ris Town Park sits beside the MRT. Park connectors link towards Tampines and Punggol. Changi Airport and the Loyang industrial area are close, which matters for shift workers and airport staff.
Schools. There are several primary and secondary schools across the estate. Check the 1 km and 2 km circles for any specific condo address on OneMap before you commit.
Best-known Pasir Ris condos compared
| Condo | Tenure (lease start) | TOP | Units | Nearest MRT | 12-month avg psf (range) |
|---|---|---|---|---|---|
| Pasir Ris 8 (Pasir Ris Drive 8) | 99 years (2021) | 2025 | 487 | Pasir Ris EW1, directly linked | ~S$2,069 (1,914–2,200) |
| Coco Palms (Pasir Ris Grove) | 99 years (2008) | 2018 | 944 | Pasir Ris EW1 | ~S$1,688 (1,394–1,814) |
| The Palette (Pasir Ris Grove) | 99 years (2010) | 2015 | 892 | Pasir Ris EW1 | ~S$1,563 (1,361–1,667) |
| The Jovell (Flora Drive) | 99 years (2018) | 2022 | 428 | Tampines East DT33; future Pasir Ris East (CRL) | ~S$1,468 (1,342–1,546) |
| NV Residences (Pasir Ris Grove) | 99 years (2008) | 2013 | 642 | Pasir Ris EW1 | ~S$1,417 (1,277–1,564) |
| Sea Esta (Pasir Ris Link) | 99 years (2012) | 2015 | 376 | Future Pasir Ris East (CRL); Pasir Ris EW1 | ~S$1,347 (1,176–1,608) |
| Ris Grandeur (Elias Road) | Freehold | 2005 | 453 | Pasir Ris EW1 | ~S$1,327 (1,263–1,432) |
| Livia (Pasir Ris Grove) | 99 years (2008) | 2011 | 724 | Pasir Ris EW1 | ~S$1,325 (1,151–1,474) |
| Seastrand (Pasir Ris Link) | 99 years (2011) | 2014 | 473 | Future Pasir Ris East and Loyang (CRL) | ~S$1,302 (1,239–1,420) |
| Elias Green (Elias Green) | 99 years (1991) | 1994 | 419 | Pasir Ris EW1 | ~S$968 (922–1,021) |
Source: EdgeProp project pages (tenure, TOP, units, nearest stations, last-12-month transaction data), accessed 29 Sep 2026. Future CRL stations are not yet open. Averages mix unit types and floors; check URA caveats for the specific unit.
Three clusters worth knowing
Pasir Ris Grove. Coco Palms, The Palette, NV Residences and Livia sit together near the MRT and Pasir Ris Town Park, and all four are by Hong Realty, according to EdgeProp. Newer projects in the cluster transact higher, which is a clear illustration of how age and remaining lease feed into psf.
Pasir Ris Link and Flora Drive. Sea Esta, Seastrand, The Jovell and neighbours are further from Pasir Ris MRT today, but closer to the planned Pasir Ris East and Loyang CRL stations. The Jovell and Flora Drive projects fall in District 17.
Elias Road. Ris Grandeur is a rare freehold option in Pasir Ris. Freehold does not automatically mean a higher psf: its 12-month average is close to 2010s leasehold projects, which shows how age, facilities and location all play a part. See our leasehold vs freehold guide.
New launches in and near Pasir Ris
- Pasir Ris 8 completed in 2025 and is now a resale and sub-sale market. It is integrated with Pasir Ris Mall, a bus interchange and Pasir Ris MRT. We compare it head-to-head in Pasir Ris 8 vs LinkTown Residences.
- Coastal Cabana is a 748-unit executive condominium at Jalan Loyang Besar. EdgeProp reported 498 units (67%) sold over its 17–18 January 2026 launch weekend at an average of S$1,734 psf. ECs have their own eligibility rules; current ECs keep the S$16,000 household income ceiling, while the S$18,000 ceiling applies only to EC sites whose tenders close on or after 24 August 2026 (verify with HDB).
We have not found a private condo new launch within Pasir Ris town itself on sale as at September 2026. Tampines, next door, has had Parktown Residence and Pinery Residences; see our Tampines condo guide.
Pasir Ris condo prices in OCR context
URA’s Q2 2026 release (24 July 2026) showed OCR non-landed prices down 0.1% in the quarter, with the overall private price index up 0.5%. So mid-2026 was broadly steady. In Pasir Ris the price spread is mainly explained by age and integration: roughly S$1,000 psf for 1990s condos, S$1,300–1,700 psf for 2010s projects and about S$2,000–2,200 psf for Pasir Ris 8, based on EdgeProp’s 12-month data. Our condo prices 2026 guide puts these in a wider OCR context.
Who a Pasir Ris condo suits
- Families who value outdoor space: beach, park connectors and cycling are on the doorstep.
- Airport, Loyang and Changi Business Park workers who want a short commute.
- Buyers after space at a lower quantum, as many 2010s projects offer family-sized units below new-launch psf.
- Long-term CRL believers: the interchange plus the Punggol Extension will make Pasir Ris far better connected by the early 2030s.
Pasir Ris vs Hougang and LinkTown Residences
Today, Pasir Ris and Hougang feel far apart because there is no direct rail link. Once CRL Phase 1 opens, Pasir Ris to Hougang is three stops: Tampines North, Defu, then Hougang. Both towns get a CRL interchange, and both have an integrated condo linked to the station.
The trade-offs are clear. Pasir Ris offers the sea, a lower average psf and a completed integrated option in Pasir Ris 8. Hougang offers the North-East Line, direct to Dhoby Ghaut, Outram Park and HarbourFront, and a more central position. LinkTown Residences is the Hougang Central integrated development: about 830 homes above Hougang MRT, a new bus interchange and a mall of about 300,000 sq ft, set to be Hougang’s largest. Analysts expect about S$2,500–2,600 psf, an estimate only. A launch is expected in early 2027, though UOL’s August 2026 results guide a 2H 2027 launch, with completion expected around 2030/2031. See our Hougang CRL interchange guide and the LinkTown Residences overview.
More town guides: Bedok Condos, Yishun Condos, Ang Mo Kio Condos.
If you are weighing an east-coast lifestyle against a north-east interchange, register your interest and we will send LinkTown Residences prices and floor plans as soon as they are released.
Information as at September 2026, based on EdgeProp project data, URA and LTA releases and publicly reported launch results. Figures are approximate averages, not valuations. Verify with URA transaction data and your own checks.
