Condos in Pasir Ris: Area Guide (2026)

How we made this. Updated for 2026 with AI-assisted research. Figures are linked to their sources — check them before you act.

Pasir Ris is the far-east HDB town with the highest condo share of the five estates we cover in this series. This guide replaces our 2018 condo showdown. It uses public data instead of project picks, because old project lists and prices go stale quickly.

At a glance

SingStat’s General Household Survey 2025 counted 144,260 Pasir Ris residents. About 67% lived in HDB flats and 28% in condos and other apartments, the highest condo share of our five estates.
Propwise calculation from HDB resale data, Oct 2025–Sep 2026: median S$635,000 for a 4-room, S$732,000 for a 5-room and S$925,888 for an executive flat.
Resales here are mostly larger flats. Only 21 3-room flats sold in 12 months, so ignore that row’s price trend.
LTA’s Cross Island Line adds Loyang, Pasir Ris East and an interchange at Pasir Ris by 2030, and Elias by 2032.

The estate in numbers

On URA’s Master Plan 2025 boundary, Pasir Ris covers about 16.0 sq km (a Propwise calculation from the boundary dataset). In the 2025 survey, 39,750 residents lived in condos and other apartments and 6,850 in landed homes. Counts are rounded to the nearest 10 and come from a survey, so treat them as a guide to the mix, not a head count.

MRT lines and what is coming

Today the East-West Line’s Pasir Ris station is the only existing station on Master Plan 2025’s rail layer inside the boundary. The layer also shows the planned Cross Island Line stations. LTA’s Cross Island Line page gives these dates.

By 2030 (Phase 1): Loyang (CR3), Pasir Ris East (CR4) and Pasir Ris (CR5), an interchange with the East-West Line.
By 2032 (Punggol Extension): Elias (CP2), then Riviera and Punggol.

The line is more than 50 km long, and LTA says it will link Jurong Lake District, Punggol Digital District and the Changi region. Dates can slip, so check LTA before you plan a purchase around them.

Schools

The MOE school directory lists 6 primary schools, 4 secondary schools and Tampines Meridian Junior College under Pasir Ris. For primary schools, MOE gives priority by home-to-school distance (within 1 km, then 1 to 2 km) when a school has more applicants than places. You must keep living at the registered address for 30 months from the start of registration. Verify any school on SchoolFinder.

HDB resale prices and rents

Islandwide, HDB’s resale price index fell 0.2% in the Q3 2026 flash estimate, the third dip in a row. The table is a Propwise calculation from the data.gov.sg resale dataset and the HDB rental dataset, Oct 2025–Sep 2026 (resales by registration month, rents by approval month).

Flat type	Resales	Median price	Change vs prior 12 months	Median rent
3-room	21	S$608,000	+7.1% (tiny sample)	S$2,700 (27 rentals)
4-room	311	S$635,000	+1.1%	S$3,325
5-room	231	S$732,000	+1.2%	S$3,600
Executive	193	S$925,888	+1.7%	S$3,900

Propwise calculation, data.gov.sg, Oct 2025–Sep 2026.

Flats here are big. The median resale floor area is 105 sq m for a 4-room, 125 for a 5-room and 147 for an executive flat. Median remaining lease is about 68 years for 4-room flats and 66 for executive flats (computed from lease start years). In all, 28 of 766 resales crossed S$1m, and 27 of those were executive flats. Our lease decay guide explains why remaining lease matters at resale.

Condos in Pasir Ris

Pasir Ris sits in URA’s Outside Central Region. URA’s Q3 2026 flash showed private prices up 1.4% overall and 2.2% in that region, quarter on quarter. We do not name projects or quote private prices here, because we cannot verify them on a primary source. Instead, search the project you like on URA’s transaction search, compare its recent deals, and check tenure (freehold or 99-year) first.

Who Pasir Ris suits

Buyers who want bigger flats and can accept a remaining lease of around 65 years.
Households with a long view of the Cross Island Line, which will connect Pasir Ris to Punggol, Ang Mo Kio and beyond.
Upgraders who want a condo without leaving the town they know.

It suits you less if you need a second MRT line close by today. Our location guide and HDB flat guide help you weigh these trade-offs.

Checklist before you buy

Check the remaining lease and how much CPF you can use. CPF Board pro-rates usage if the lease does not reach the youngest buyer’s age 95.
Walk from the flat to the station at rush hour.
Measure the home-to-school distance if a primary school matters.
Pull recent sales for the same block and compare them with the asking price. With few 3-room sales, one deal can move the median.
Test your loan. Banks test affordability at 4% under the TDSR cap of 55%. Floating packages were about 1.5% to 1.8% and fixed about 2.0% to 2.2% after the 16 September Fed hike (Business Times, 2 Oct 2026). Use our mortgage calculator.
A Singapore citizen who still owns a home pays 20% ABSD on a second property, unless the sale timing qualifies for a refund. Plan the sequence.
Watch the BTO calendar. HDB’s November 2026 exercise covers six towns, and Pasir Ris is not one of them.

Bottom line

Pasir Ris offers space and a high condo share today, with a big transport upgrade still some years away. The figures above are medians, so check the specific block before you decide.

Sources

Resale flat prices based on registration date from Jan 2017 onwards — HDB via data.gov.sg, accessed 2 Oct 2026
Renting Out of Flats from Jan 2021 — HDB via data.gov.sg, accessed 2 Oct 2026
Resident Population by Planning Area/Subzone of Residence and Type of Dwelling (General Household Survey 2025) — SingStat, 30 Jun 2026
Master Plan 2025 Planning Area Boundary and Rail Station Layer — URA via data.gov.sg (Master Plan gazetted 1 Dec 2025)
General information of schools — MOE via data.gov.sg, accessed 2 Oct 2026
Cross Island Line — LTA, checked Oct 2026
Home-to-school distance and P1 registration — MOE, checked Oct 2026
Flash estimate of 3rd quarter 2026 resale price index and upcoming flat supply — HDB, 30 Sep 2026
Private home prices, Q3 2026 flash estimate — URA, 1 Oct 2026
MSR and TDSR rules — MAS, checked Oct 2026
Singapore mortgage rates rise following Fed hike — Business Times, 2 Oct 2026
Additional Buyer’s Stamp Duty — IRAS, checked Oct 2026
How much CPF savings you can use for your home purchase — CPF Board, checked Oct 2026