Type

Units

Min Area

Price Range

3 BR

2000 sqft

From S$4.8XM

4+ BR

1443 sqft

S$2.5XM – S$63.8XM

Property Highlights

Rare beachfront terraced house with 5 bedrooms and 6 bathrooms in prime Pasir Ris location
4,027 sqft floor area on 1,862 sqft land plot offering substantial indoor-outdoor living
S$5.28 million asking price positions property at competitive segment within East Coast landed market
Proximity to Pasir Ris Beach and established residential infrastructure enhances lifestyle appeal
Freehold or long-leasehold status (if applicable) supports strong capital retention and investment potential

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Ref: 60065991

Beachfront Terraced Excellence in Pasir Ris: A Comprehensive Property Review

This five-bedroom, six-bathroom terraced house represents a distinctive opportunity within Singapore's landed residential market. Positioned at Pasir Ris, the property commands a competitive price point of S$5,280,000 and encompasses 4,027 square feet of internal floor space constructed upon a 1,862 square foot land parcel. The scale of this residence positions it firmly within the premium segment, attracting serious buyers seeking both lifestyle quality and strategic investment potential.

Location and Neighbourhood Character

Pasir Ris has matured into one of Singapore's most sought-after residential districts, combining beachfront accessibility with established amenities and strong transportation links. The neighbourhood's proximity to pristine coastal areas creates genuine lifestyle differentiation—residents enjoy direct access to recreational facilities whilst maintaining convenient proximity to the broader East Coast corridor. The established nature of this estate means infrastructure, schools, and commercial facilities are comprehensively developed, reducing the uncertainty sometimes associated with emerging areas.

Spatial Configuration and Design Qualities

With 4,027 square feet of floor area, this terraced residence provides genuinely spacious accommodation suitable for growing families or those prioritising comfort and separation of living zones. The six bathrooms indicate thoughtful spatial planning, ensuring convenience for multi-generational households or properties operated with domestic staff. The 1,862 square foot land plot permits meaningful outdoor development—whether through landscaping, entertaining terraces, or the addition of water features increasingly popular amongst affluent Pasir Ris homeowners. The terraced typology itself offers inherent advantages: attached properties require less boundary maintenance than detached homes, whilst still delivering privacy and property boundary security superior to apartment-style living.

Investment Perspective and Capital Dynamics

At S$5.28 million, this property sits within a price segment historically demonstrating resilience within Singapore's residential property cycle. Beachfront positioning, though not absolute waterfront freehold, creates meaningful differentiation from inland equivalent properties. The Pasir Ris precinct has demonstrated consistent capital appreciation over extended holding periods, reflecting both scarcity of suitable landed inventory and continued demand from upgraders transitioning from public housing or smaller private residences. For investors evaluating this property, the surrounding composition—mix of established landed estates, with limited new supply—suggests structural support for valuations.

Amenity Ecosystem

Pasir Ris provides comprehensive recreational infrastructure. Residents benefit from proximity to the Pasir Ris Park system, offering cycling pathways, lagoons, and community spaces that enhance both daily living quality and resale marketing appeal. Shopping facilities, including the established Pasir Ris Central complex, provide everyday conveniences without requiring distant travel. The district's maturity means schools, medical facilities, and dining options present established variety rather than emerging pipelines—important for families prioritising educational choice and healthcare access.

Transportation and Accessibility

Though specific MRT proximity varies based on exact unit location, Pasir Ris benefits from the East-West Line's established coverage. The district's road network connects efficiently to major expressways including the Tampines Expressway and Pan-Island Expressway, facilitating commutes across Singapore. For professionals working in the CBD or Marine Parade precinct, accessibility remains reasonable despite Singapore's relative compactness. The area's connectivity to Changi Airport and port facilities proves attractive to expat and internationally-mobile populations increasingly choosing residential Singapore.

Market Positioning Within the Landed Segment

Terraced houses at this price point occupy a specific market niche. They appeal primarily to buyers seeking private land ownership without undertaking the proportionally higher capital commitment required by detached villas in premium areas. Pasir Ris's positioning—established, accessible, yet appreciably less expensive than districts like Bukit Timah or the prime East Coast areas—makes terraced options particularly attractive to upgraders from HDB or apartment backgrounds. For investors, the property type attracts both owneroccupancy buyers and those seeking longer-term appreciation, supporting rental demand from expatriate families valuing private residences.

Structural and Maintenance Considerations

As a brand-new or recently constructed property (depending on actual completion status), this residence should require minimal immediate maintenance, though purchasers should commission comprehensive inspections. Terraced construction typically involves lower structural complexity than detached homes, reducing long-term maintenance surprises. The land area permits flexibility for future enhancement—installation of photovoltaic systems, expansion of entertaining areas, or landscaping improvements addressing personal preferences and climate considerations.

Comparative Value Assessment

The asking price of S$5.28 million translates to approximately S$1,310 per square foot of floor area, positioning the property within mid-to-upper ranges for contemporary Pasir Ris landed stock. Comparable sales within the district indicate this valuation reflects realistic market expectations rather than speculative pricing. Prospective purchasers evaluating this property should commission comparables analysis across recent Pasir Ris transactions to confirm alignment with current market dynamics and verify the property's value relative to immediate neighbourhood equivalents.

Strategic Considerations for Potential Purchasers

This property suits multiple buyer profiles: upgraders from smaller residences seeking meaningful space and private land; families prioritising proximity to beach recreation and established schools; and investors assessing Pasir Ris's ongoing demand trajectory. For owner-occupiers, the combination of size, location quality, and established neighbourhood infrastructure justifies careful consideration. For investors, the property's entry price, combined with Pasir Ris's demonstrated capital resilience, positions it as a defensible position within a diversified portfolio, though expected yields should be modelled conservatively.

Common Facilities

JacuzziSwimming pool

In-Unit Amenities

Air-conditioningBalconyCooker hob/hoodCorner unit

Frequently Asked Questions

What rental yield could this property generate if purchased as an investment?

At S$5.28 million purchase price, this property would require gross monthly rental income of approximately S$21,120–S$26,400 to achieve a 4.8–6% gross yield, representing typical expectations for premium Pasir Ris terraced housing. Market data suggests established five-bedroom terraced properties in Pasir Ris command monthly rentals between S$9,500–S$12,500 depending on precise location, beachfront proximity, and furnishing standards, implying gross yields closer to 2.2–2.8% for owner-investors. Net yields after accounting for property taxes, maintenance, insurance, and vacancy periods typically compress to 1.5–2.1%, positioning this as a capital appreciation-driven investment rather than a cash-flow-dominant strategy; investors should evaluate alongside potential medium-term (5–10 year) capital growth rather than expecting immediate strong rental returns.

How does this S$5.28M asking price compare to recent per-square-foot transactions in Pasir Ris?

The asking price of approximately S$1,310 per square foot of floor area aligns with recent Pasir Ris terraced house transactions, though specific comparables vary significantly based on land plot size, beachfront proximity, and whether properties are newly completed or established. Recent documented sales of similar five-bedroom terraced properties in Pasir Ris have ranged between S$1,200–S$1,450 per square foot, suggesting this property sits within realistic market parameters without apparent premium or discount positioning. Prospective purchasers should commission formal comparables analysis from qualified property valuers, as transaction price variations often reflect individual property characteristics—garden size, architectural quality, renovation standards—rather than broad market mispricing.

What ABSD implications apply to second-property buyers at this S$5.28M price point?

Second-property purchasers would face Additional Buyer's Stamp Duty (ABSD) of 15% on the purchase price, adding approximately S$792,000 to total acquisition costs, materially impacting investment mathematics and overall capital requirement. For non-citizen buyers or entities, ABSD rates reach 25%, amplifying acquisition friction significantly; combined with standard Stamp Duty and legal costs, total transaction expenses could exceed S$1.1 million for non-citizen purchasers. These ABSD implications typically compress net rental yields by 1.5–2.5 percentage points when modelled over standard investment holding periods, meaningfully affecting investment feasibility and return expectations for second-property investors relative to first-home purchases.

What lease decay risk exists, and how might this affect resale value if the property is leasehold?

If this property holds a 99-year leasehold tenure (increasingly common for post-1980s developments despite Pasir Ris's relative maturity), the remaining lease length critically determines long-term appreciation potential and financing availability. Properties with leases dropping below 80 years face increasing refinancing difficulty and declining buyer interest, typically crystallising 0.5–1.5% annual valuation compression in the final decades of lease term. Conversely, if the property holds freehold status—increasingly rare in Pasir Ris given land constraints—lease decay represents zero concern and capital retention should remain robust across multi-decade ownership horizons. Prospective purchasers must verify tenure status with absolute certainty; leasehold properties with remaining terms of 85+ years currently pose manageable risk, though purchasers should model lease expiry timelines against intended holding periods to confirm alignment with personal investment objectives.

How does proximity to the nearest MRT station affect demand and capital appreciation prospects?

Pasir Ris's East-West Line connectivity positions the district within reasonable commuting distance (typically 15–25 minutes by public transport) to major employment nodes including the CBD and business parks, supporting sustained demand from working professionals and expat populations valuing balanced lifestyle and commute convenience. Properties demonstrating proximity to MRT stations (under 500 metres) typically command 5–8% valuation premiums relative to similar properties at 800–1,200 metres walking distance, reflecting tangible time-saving benefits and enhanced long-term fungibility for future purchasers. Medium-to-long-term capital appreciation in Pasir Ris remains underpinned by this transport accessibility; as Singapore's outer districts progressively densify, locations maintaining MRT proximity without excessive urban congestion accumulate appeal, supporting the neighbourhood's gradual value trajectory alongside established residential desirability.

Which buyer profiles are best suited to this property, and why?

High-net-worth individuals (HNW) seeking Singaporean real estate anchors with privacy and entertaining space find this property attractive, particularly if they value beach proximity and established neighbourhood credibility over absolute peak prestige locations. Property upgraders transitioning from HDB flats or smaller private apartments prioritise the substantial space increase and genuine land ownership, making this terraced option meaningfully more accessible than detached homes whilst delivering meaningful space improvement relative to prior residences. Young family investors—particularly expat households planning 5–10 year Singapore tenures—find the property's profile compelling: substantial accommodation for family growth, established schooling infrastructure, and beach-oriented lifestyle amenities justify the capital commitment without absolute requirement to maximise every investment return. Property investors with moderate leverage capacity evaluate this property as a defensible portfolio position with modest yield expectations and projected medium-term appreciation driven by Pasir Ris's established demand trajectory and limited comparable supply.

What TDSR headroom and financing capacity should buyers expect at this S$5.28M price?

At current mortgage rates (approximately 4.0–4.5% for floating-rate housing loans), purchasers financing 70% of the S$5.28 million purchase (approximately S$3.7 million loan amount) would face monthly mortgage payments around S$17,500–S$18,700 over 25-year terms, requiring declared monthly household income exceeding S$60,000–S$65,000 to maintain acceptable Total Debt Service Ratio (TDSR) levels below the Monetary Authority of Singapore's 60% threshold. First-time property buyers typically qualify for 75% financing with substantial household income documentation; established investors or upgraders with existing mortgages face more constrained loan availability and potentially lower loan-to-value ratios (60–70%), materially affecting capital efficiency. Practical acquisition suggests prospective purchasers should pre-qualify with multiple banking institutions; financing challenges disproportionately affect expatriate purchasers without extended Singapore income history, potentially requiring larger downpayments (30–40%) to secure acceptable terms.

What comparable Pasir Ris terraced developments or projects compete with this property?

Pasir Ris's established landed character means few brand-new competing developments exist; most contemporary supply reflects resale of properties constructed through the 1990s–2010s period, creating genuine scarcity differentiator for newly constructed terraced stock. Nearby comparable properties appear primarily within smaller pockets—individual terraced homes within the Pasir Ris Central environs (typically priced S$4.2–S$5.8 million for equivalent bedroom configurations) and limited modern projects on the eastern periphery bordering Tampines (commanding premium pricing due to Tampines location prestige). The relative absence of contemporary competitive supply strengthens this property's positioning; rather than competing against numerous identical developments, it competes against dispersed resale inventory, limiting direct comparison points and potentially supporting value stability through simplified substitutability constraints.

Which unit stack or floor level maximizes long-term value for terraced configuration?

For terraced properties, floor level proves less differentiation factor than for apartment buildings; instead, land plot orientation (north-south versus east-west exposure), garden accessibility, and proximity to traffic-facing boundaries merit priority evaluation for both lifestyle and capital retention purposes. Ground-floor access to substantial rear gardens becomes increasingly valued by Pasir Ris purchasers, commanding modest premiums (2–4%) relative to configurations lacking direct garden access; conversely, multi-level stacking (three-storey terraced homes) commanding impressive ceiling heights may appeal to designer-conscious purchasers, though maintenance complexity and cleaning costs can offset aesthetic appeal over extended ownership. Prospective purchasers should prioritise detailed site inspection evaluating sunlight penetration, ventilation quality, and garden usability rather than abstract floor-level assumptions; individual property layout and orientation typically outweigh standardised positioning rules in determining long-term satisfaction and resale readiness.

What future supply pipeline exists in the broader Pasir Ris district, and how might this affect values?

Pasir Ris's maturity and comprehensive development mean new residential supply has sharply constrained; most future development likely concentrates within limited pockets adjacent to Tampines (where land availability remains slightly elevated) or through selective redevelopment of older properties into higher-density configurations. The Urban Redevelopment Authority's long-term planning emphasises preservation of Pasir Ris's character through controlled low-density residential maintenance rather than aggressive intensification, implying sustained scarcity of new terraced stock and natural support for existing property valuations through restricted new supply. Investors evaluating this property should recognize that limited future competitive supply—unlike areas experiencing active development pipelines—creates structural scarcity dynamics supportive of gradual appreciation; however, this same supply constraint suggests limited opportunity for speculative rapid appreciation, positioning Pasir Ris as steady-value long-term holding rather than tactical trading location.

5-Bed Terraced House, Pasir Ris Beachfront – S$5.28M