Belysa
PASIR RIS DRIVE 1 · D18
Median PSF · 12m
S$1,427
Median price · 12m
S$1.53M
Latest sale
S$1.58M
Jul 2026
1-year change
+4.4%
Sales · 12m
20
91 all time
Gross yield
3.36%
17 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +49.2%
- Annualised
- +7.9%
- Transactions
- 91
- 1 year
- +4.4%
- 3 years p.a.
- +6.0%
- 5 years p.a.
- +7.9%
- Median size
- 1,055 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for private homes in this district.
| Measure | Belysa | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,427 | S$1,727 | -17.4% |
| Median price | S$1.53M | S$1.76M | -13.0% |
| Gross rental yield | 3.36% | 3.12% | +0.2 pts |
| 1-year price change | +4.4% | -2.5% | +6.9 pts |
This development trades about 17% below the D18 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,000
Contracts · 12m
17
Implied annual rent
S$48K
Gross yield
3.36%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 16 | S$3,900 |
| 4 bedroom | 1 | S$5,100 |
Investment analysis
Investment score 66 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
66/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%96
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%86
Distance to the nearest rail station, plus schools within 1 km. Nearest is Pasir Ris MRT at 170 m.
- Price momentumweight 18%77
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%58
Gross yield against every other development in its segment.
- Valuationweight 22%56
How its median price per square foot compares with its own district.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Pasir Ris MRT170 m
- Pasir Ris Interchange MRT200 m
- Tampines North MRT1.2 km
- Pasir Ris East MRT1.4 km
Schools within 2 km
- Meridian Secondary Schoolsecondary (s1-s5)460 m
- Elias Park Primary Schoolprimary550 m
- Hai Sing Catholic Schoolsecondary (s1-s5)700 m
- Casuarina Primary Schoolprimary900 m
- Loyang View Secondary Schoolsecondary (s1-s5)1.0 km
- Pasir Ris Crest Secondary Schoolsecondary (s1-s5)1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units860 m
- THE SHOREFRONT165@Loyang Pte Ltd23 units1.5 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Executive Condominium | S$1,900,000 | 1,335 sqft | S$1,424 | 11-15 | 83 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,580,000 | 1,055 sqft | S$1,498 | 11-15 | 83 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,410,000 | 969 sqft | S$1,455 | 01-05 | 83 yr 6 mo |
| May 2026 | Executive Condominium | S$1,800,000 | 1,335 sqft | S$1,349 | 11-15 | 83 yr 8 mo |
| May 2026 | Executive Condominium | S$1,170,000 | 829 sqft | S$1,412 | 06-10 | 83 yr 8 mo |
| Apr 2026 | Executive Condominium | S$1,738,888 | 1,216 sqft | S$1,430 | 16-20 | 83 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,590,000 | 1,109 sqft | S$1,434 | 16-20 | 83 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,500,000 | 1,055 sqft | S$1,422 | 06-10 | 83 yr 9 mo |
| Mar 2026 | Executive Condominium | S$1,430,000 | 1,033 sqft | S$1,384 | 01-05 | 83 yr 10 mo |
| Feb 2026 | Executive Condominium | S$1,638,000 | 1,087 sqft | S$1,507 | 06-10 | 83 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,535,000 | 1,055 sqft | S$1,455 | 11-15 | 83 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,525,000 | 1,033 sqft | S$1,476 | 11-15 | 83 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,425,000 | 1,033 sqft | S$1,379 | 06-10 | 83 yr 11 mo |
| Jan 2026 | Executive Condominium | S$1,160,000 | 829 sqft | S$1,400 | 06-10 | 84 yrs |
| Dec 2025 | Executive Condominium | S$1,925,000 | 1,335 sqft | S$1,442 | 16-20 | 84 yr 1 mo |
| Dec 2025 | Executive Condominium | S$1,600,000 | 1,055 sqft | S$1,517 | 16-20 | 84 yr 1 mo |
| Nov 2025 | Executive Condominium | S$1,538,000 | 1,109 sqft | S$1,387 | 11-15 | 84 yr 2 mo |
| Nov 2025 | Executive Condominium | S$1,518,000 | 1,055 sqft | S$1,439 | 11-15 | 84 yr 2 mo |
| Oct 2025 | Executive Condominium | S$1,470,000 | 1,055 sqft | S$1,394 | 11-15 | 84 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,260,000 | 893 sqft | S$1,410 | 06-10 | 84 yr 3 mo |
| Sep 2025 | Executive Condominium | S$1,740,000 | 1,335 sqft | S$1,304 | 01-05 | 84 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,520,000 | 1,109 sqft | S$1,371 | 11-15 | 84 yr 4 mo |
| Aug 2025 | Executive Condominium | S$1,935,000 | 1,421 sqft | S$1,362 | 06-10 | 84 yr 5 mo |
| Jul 2025 | Executive Condominium | S$1,250,000 | 893 sqft | S$1,399 | 01-05 | 84 yr 6 mo |
| Jun 2025 | Executive Condominium | S$1,465,000 | 1,033 sqft | S$1,418 | 16-20 | 84 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,370,000 | 969 sqft | S$1,414 | 06-10 | 84 yr 7 mo |
| May 2025 | Executive Condominium | S$1,780,000 | 1,335 sqft | S$1,334 | 11-15 | 84 yr 8 mo |
| May 2025 | Executive Condominium | S$1,628,000 | 1,216 sqft | S$1,338 | 11-15 | 84 yr 8 mo |
| May 2025 | Executive Condominium | S$1,350,000 | 969 sqft | S$1,394 | 01-05 | 84 yr 8 mo |
| Apr 2025 | Executive Condominium | S$1,450,000 | 1,033 sqft | S$1,403 | 16-20 | 84 yr 9 mo |
| Mar 2025 | Executive Condominium | S$1,450,000 | 1,076 sqft | S$1,347 | 16-20 | 84 yr 10 mo |
| Mar 2025 | Executive Condominium | S$1,390,000 | 1,087 sqft | S$1,279 | 01-05 | 84 yr 10 mo |
| Feb 2025 | Executive Condominium | S$1,515,000 | 1,087 sqft | S$1,394 | 06-10 | 84 yr 11 mo |
| Jan 2025 | Executive Condominium | S$1,530,000 | 1,216 sqft | S$1,258 | 06-10 | 85 yrs |
| Jan 2025 | Executive Condominium | S$1,480,000 | 1,109 sqft | S$1,335 | 06-10 | 85 yrs |
| Dec 2024 | Executive Condominium | S$1,520,000 | 1,216 sqft | S$1,250 | 01-05 | 85 yr 1 mo |
| Dec 2024 | Executive Condominium | S$1,488,000 | 1,055 sqft | S$1,411 | 11-15 | 85 yr 1 mo |
| Dec 2024 | Executive Condominium | S$1,440,000 | 1,087 sqft | S$1,325 | 06-10 | 85 yr 1 mo |
| Dec 2024 | Executive Condominium | S$1,430,000 | 1,033 sqft | S$1,384 | 11-15 | 85 yr 1 mo |
| Dec 2024 | Executive Condominium | S$1,160,000 | 829 sqft | S$1,400 | 01-05 | 85 yr 1 mo |
Showing the 40 most recent of 91 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Pasir Ris 8
S$2,081
+1.1%24 sales3.1% yield
Livia
S$1,329
+1.7%35 sales3.8% yield
D'Nest
S$1,507
+0.6%52 sales3.4% yield
Nv Residences
S$1,414
+6.1%21 sales3.9% yield
The Palette
S$1,577
+2.5%36 sales3.4% yield
Coco Palms
S$1,706
+0.9%44 sales3.4% yield
Eastvale
S$1,054
-1.6%11 sales3.9% yield
Elias Green
S$965
0.0%12 sales3.4% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.