The Esparis
PASIR RIS DRIVE 4 · D18
Median PSF · 12m
S$1,133
Median price · 12m
S$1.35M
Latest sale
S$1.36M
Jul 2026
1-year change
+2.7%
Sales · 12m
10
41 all time
Gross yield
4.41%
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
- +51.7%
- Annualised
- +9.7%
- Transactions
- 41
- 1 year
- +2.7%
- 3 years p.a.
- +4.9%
- 5 years p.a.
- —
- Median size
- 1,270 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 | The Esparis | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,133 | S$1,727 | -34.4% |
| Median price | S$1.35M | S$1.76M | -23.2% |
| Gross rental yield | 4.41% | 3.12% | +1.3 pts |
| 1-year price change | +2.7% | -2.5% | +5.2 pts |
This development trades about 34% below the D18 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,450
Contracts · 12m
17
Implied annual rent
S$53K
Gross yield
4.41%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 13 | S$4,400 |
| 4 bedroom | 3 | S$5,000 |
| 2 bedroom | 1 | S$3,400 |
Investment analysis
Investment score 72 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
72/100
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%92
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%89
Gross yield against every other development in its segment.
- Valuationweight 22%86
How its median price per square foot compares with its own district.
- Price momentumweight 18%70
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%50
Distance to the nearest rail station, plus schools within 1 km. Nearest is Pasir Ris East MRT at 710 m.
- 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 East MRT710 m
- Loyang MRT1.3 km
- Pasir Ris Interchange MRT1.3 km
- Pasir Ris MRT1.3 km
Schools within 2 km
- Pasir Ris Crest Secondary Schoolsecondary (s1-s5)150 m
- Pasir Ris Primary Schoolprimary240 m
- Casuarina Primary Schoolprimary450 m
- Hai Sing Catholic Schoolsecondary (s1-s5)710 m
- White Sands Primary Schoolprimary880 m
- Loyang View Secondary Schoolsecondary (s1-s5)880 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- THE SHOREFRONT165@Loyang Pte Ltd23 units630 m
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$1,365,000 | 1,184 sqft | S$1,153 | 01-05 | 74 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,335,000 | 1,173 sqft | S$1,138 | 06-10 | 74 yr 6 mo |
| Jun 2026 | Executive Condominium | S$1,450,000 | 1,173 sqft | S$1,236 | 06-10 | 74 yr 7 mo |
| Jun 2026 | Executive Condominium | S$1,300,000 | 1,270 sqft | S$1,024 | 01-05 | 74 yr 7 mo |
| Mar 2026 | Executive Condominium | S$1,458,000 | 1,292 sqft | S$1,129 | 06-10 | 74 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,400,000 | 1,173 sqft | S$1,193 | 06-10 | 74 yr 10 mo |
| Feb 2026 | Executive Condominium | S$1,388,000 | 1,259 sqft | S$1,102 | 01-05 | 74 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,335,000 | 1,184 sqft | S$1,128 | 01-05 | 74 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,260,000 | 1,076 sqft | S$1,171 | 01-05 | 74 yr 11 mo |
| Jan 2026 | Executive Condominium | S$1,330,000 | 1,270 sqft | S$1,047 | 01-05 | 75 yrs |
| Sep 2025 | Executive Condominium | S$1,387,000 | 1,292 sqft | S$1,074 | 01-05 | 75 yr 4 mo |
| Aug 2025 | Executive Condominium | S$1,310,000 | 1,184 sqft | S$1,106 | 01-05 | 75 yr 5 mo |
| Jul 2025 | Executive Condominium | S$1,480,000 | 1,259 sqft | S$1,175 | 01-05 | 75 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,300,000 | 1,184 sqft | S$1,098 | 01-05 | 75 yr 6 mo |
| Jun 2025 | Executive Condominium | S$2,350,000 | 2,422 sqft | S$970 | 06-10 | 75 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,520,000 | 1,324 sqft | S$1,148 | 06-10 | 75 yr 7 mo |
| Apr 2025 | Executive Condominium | S$1,250,000 | 1,173 sqft | S$1,065 | 01-05 | 75 yr 9 mo |
| Feb 2025 | Executive Condominium | S$1,300,000 | 1,184 sqft | S$1,098 | 01-05 | 75 yr 11 mo |
| Feb 2025 | Executive Condominium | S$1,295,000 | 1,173 sqft | S$1,104 | 01-05 | 75 yr 11 mo |
| Dec 2024 | Executive Condominium | S$1,355,000 | 1,184 sqft | S$1,144 | 06-10 | 76 yr 1 mo |
| Oct 2024 | Executive Condominium | S$1,378,000 | 1,184 sqft | S$1,164 | 06-10 | 76 yr 3 mo |
| Sep 2024 | Executive Condominium | S$1,470,000 | 1,324 sqft | S$1,110 | 01-05 | 76 yr 4 mo |
| Jul 2024 | Executive Condominium | S$1,315,000 | 1,173 sqft | S$1,121 | 01-05 | 76 yr 6 mo |
| Jun 2024 | Executive Condominium | S$1,705,000 | 1,464 sqft | S$1,165 | 06-10 | 76 yr 7 mo |
| May 2024 | Executive Condominium | S$1,440,000 | 1,292 sqft | S$1,115 | 06-10 | 76 yr 8 mo |
| Apr 2024 | Executive Condominium | S$1,400,000 | 1,324 sqft | S$1,057 | 01-05 | 76 yr 9 mo |
| Jan 2024 | Executive Condominium | S$1,780,000 | 1,830 sqft | S$973 | 01-05 | 77 yrs |
| Nov 2023 | Executive Condominium | S$1,450,000 | 1,324 sqft | S$1,095 | 06-10 | 77 yr 2 mo |
| Sep 2023 | Executive Condominium | S$1,300,000 | 1,324 sqft | S$982 | 01-05 | 77 yr 4 mo |
| Jun 2023 | Executive Condominium | S$1,400,000 | 1,292 sqft | S$1,084 | 06-10 | 77 yr 7 mo |
| May 2023 | Executive Condominium | S$1,485,000 | 1,464 sqft | S$1,014 | 01-05 | 77 yr 8 mo |
| May 2023 | Executive Condominium | S$1,300,000 | 1,324 sqft | S$982 | 06-10 | 77 yr 8 mo |
| Apr 2023 | Executive Condominium | S$1,300,000 | 1,292 sqft | S$1,006 | 06-10 | 77 yr 9 mo |
| Mar 2023 | Executive Condominium | S$1,160,000 | 1,184 sqft | S$980 | 01-05 | 77 yr 10 mo |
| Dec 2022 | Executive Condominium | S$1,200,000 | 1,292 sqft | S$929 | 01-05 | 78 yr 1 mo |
| Oct 2022 | Executive Condominium | S$1,150,000 | 1,184 sqft | S$971 | 01-05 | 78 yr 3 mo |
| Oct 2022 | Executive Condominium | S$1,092,000 | 1,184 sqft | S$922 | 06-10 | 78 yr 3 mo |
| Jun 2022 | Executive Condominium | S$1,900,000 | 2,422 sqft | S$785 | 06-10 | 78 yr 7 mo |
| Jun 2022 | Executive Condominium | S$1,080,000 | 1,324 sqft | S$816 | 06-10 | 78 yr 7 mo |
| Jan 2022 | Executive Condominium | S$1,080,000 | 1,292 sqft | S$836 | 01-05 | 79 yrs |
Showing the 40 most recent of 41 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Sea Esta
S$1,358
+2.3%17 sales3.7% yield
Seastrand
S$1,280
-0.0%18 sales4.9% yield
Watercolours
S$1,227
-2.1%26 sales3.8% yield
Ripple Bay
S$1,431
+3.5%37 sales3.7% yield
Sea Horizon
S$1,304
+3.7%32 sales3.5% yield
Watercrest
S$1,056
-6.4%5 sales4.1% yield
Coastal Breeze Residences
S$1,182
+5.8%4 sales4.8% yield
Aston Residence
S$718
+2.7%2 sales2.6% 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.