Belysa

89 filed transactions · District 18 · OCR

Median, per square foot
1,325 psf
Observed range
S$897 — S$1,517 psf89 filed transactions · 47% low to highS$1,430k median filed price
▲ 2.8% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

Jun '24 · S$1,849kJul '26 · S$1,580k

The transactions behind those figures

20 of 89 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

98 sqm · floor 11-15Executive Condominium · Resale · 2026-07
S$1,580,000$1498 psf
124 sqm · floor 11-15Executive Condominium · Resale · 2026-07
S$1,900,000$1424 psf
90 sqm · floor 01-05Executive Condominium · Resale · 2026-07
S$1,410,000$1455 psf
77 sqm · floor 06-10Executive Condominium · Resale · 2026-05
S$1,170,000$1412 psf
124 sqm · floor 11-15Executive Condominium · Resale · 2026-05
S$1,800,000$1349 psf
103 sqm · floor 16-20Executive Condominium · Resale · 2026-04
S$1,590,000$1434 psf
113 sqm · floor 16-20Executive Condominium · Resale · 2026-04
S$1,738,888$1430 psf
98 sqm · floor 06-10Executive Condominium · Resale · 2026-04
S$1,500,000$1422 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project+16.5%

Floors 16+ against floors 1–5, Belysa only. Median S$1,403 psf up top from 13 sales, S$1,204 psf low down from 26.

District 18, typical project+16.5%

Middle of 2 projects in District 18 that clear the bar — half fall between -13.9% and +16.5%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 18, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,3951,169
06-10S$1,4311,241
11-15S$1,463889
16-20S$1,34724

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Pasir Ris
857m
Primary schools within 1km
3
nearest 419m
Primary schools · straight-line distance
4 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations
  • Pasir Ris857m
  • Tampines2.0km
Also nearby
  • Hawker centreTampines North Hawker Centre858m
  • ParkSG Api Api PK772m
  • Preschools6 within 1kmnearest 290m
  • Other schoolsTampines Meridian Junior College581m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

6projects within 300m
$1,263–$1,429the middle half, per sq ft
$1,351median of those sales

From 89 filed sales, at most the 20 most recent per project — 4 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
Livia128m2026-0901-05125 sqm$1,352
Ris Grandeur249m2026-0911-1599 sqm$1,394
Livia128m2026-0806-10143 sqm$1,416
Livia128m2026-0801-05143 sqm$1,351
Livia128m2026-0801-05143 sqm$1,429
Landed · Elias Road285m2026-08—372 sqm$1,446
Landed · Elias Road285m2026-08—602 sqm$970
Nv Residences300m2026-0801-0547 sqm$1,512
Livia128m2026-0711-15125 sqm$1,382
Livia128m2026-0701-0585 sqm$1,366
Livia128m2026-0711-15143 sqm$1,474
Livia128m2026-0711-15143 sqm$1,468
Livia128m2026-0701-05125 sqm$1,323
Livia128m2026-0701-05123 sqm$1,322
Landed · Elias Terrace145m2026-07—150 sqm$2,323
Livia128m2026-0601-05131 sqm$1,297

The 16 most recent of 89 at this radius. Storey bands as published; no feed carries a unit number.

The land under Belysa

HDB put this parcel out to tender and names Belysa as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.

  1. Tender launched8 Sep 2010
  2. Tender closed21 Oct 20106 bids received
  3. Awarded25 Oct 2010ChoiceHomes Investments Pte Ltd / CEL Development Pte Ltd
  4. Winning tenderS$89,888,000S$2,827 per sq m of gross floor area · S$263 per sq ft
Parcel
Pasir Ris E3 Pasir Ris Drive 1/ Elias Road
Site area
15,142 sq m
Lease
99 yrs
Plot ratio
2.1
Gross floor area
31,799 sq m
Sold as
EC
Every bid — all 6, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1ChoiceHomes Investments Pte Ltd / CEL Development Pte LtdS$89,888,000—
2EL Development Pte LtdS$89,330,000S$558,000 · 0.6%
3Opal Star Pte Ltd & Lum Chang Building Contractors Pte LtdS$86,080,000S$3,808,000 · 4.2%
4Sunmaster Holdings Pte. Ltd.S$82,390,000S$7,498,000 · 8.3%
5Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd & SC Wong Holdings Pte LtdS$78,870,000S$11,018,000 · 12.3%
6Ecco Development Pte LtdS$61,000,000S$28,888,000 · 32.1%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 25 Oct 2010 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Belysa”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$1,430,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,430,000

Your figures · CPF interest estimated
Sale priceS$1,430,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$33,974
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$1,013,610
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?
Rough timing
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