Type

Units

Min Area

Price Range

5 BR

4027 sqft

S$5.5M

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$5.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1.1M on this acquisition.

Price Trends & Rental Yield

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Terraced Houses at Pasir Ris Beachfront

Pasir Ris beachfront terraced houses represent a distinctive residential offering in one of Singapore's most established coastal communities. These landed properties combine spacious floor areas with substantial land plots, catering to discerning buyers seeking the character and autonomy that detached or semi-detached living affords. The development sits within a mature neighbourhood recognised for its blend of residential tranquillity and convenient urban connectivity.

The properties feature thoughtfully proportioned layouts accommodating multi-generational living and entertaining. With up to five bedrooms and six bathrooms across floor areas exceeding 4,000 square feet, these homes provide flexibility for home offices, guest accommodation, or extended family arrangements. The generous land parcels—approaching 1,900 square feet—allow for private landscaping, vehicle parking, and outdoor leisure space without the constraints of strata-titled residential living.

Location and Connectivity

Pasir Ris occupies a strategic position along Singapore's eastern coastline, historically developed as a planned estate with established infrastructure and community facilities. The neighbourhood benefits from direct access to coastal recreation, including sandy beaches and waterfront dining venues that have matured over decades. Proximity to major arterial roads ensures efficient transit to the Central Business District and other employment hubs across the island.

Public transport connectivity via nearby MRT stations provides residents with comprehensive coverage across the rail network. The established nature of Pasir Ris means essential services—schools, shopping centres, medical facilities, and parks—are deeply embedded within the community rather than requiring external sourcing. This maturity underpins the neighbourhood's appeal to upgraders and established families.

Investment Characteristics

Terraced houses in established precincts like Pasir Ris typically demonstrate resilient capital value retention, particularly when positioned in proximity to coastal amenities and transport infrastructure. The scarcity of new landed supply in mature East Coast locations supports underlying demand from buyers unable or unwilling to relocate further afield. Rental yields on larger family homes tend to benefit from sustained expatriate and upgrader demand, particularly for properties supporting home-based work arrangements.

The landed housing segment in this district has historically attracted both owner-occupiers and long-term investment holders, suggesting dual-track demand sustainability. Properties of this specification command competitive rental returns in the current market environment, with tenancy periods typically exceeding 24 months for well-positioned units. The beachfront positioning further elevates amenity value and tenant attractiveness.

Market Position

Prices for terraced houses of this calibre in Pasir Ris commence from approximately S$5.5 million, positioning them within the upper-mid segment of the landed housing market. This pricing reflects the premium attaching to beachfront location, established neighbourhood status, and the substantial built and land areas these properties command. Comparable transactions in the immediate vicinity suggest pricing consistency with recent market activity.

The landed housing market segment has demonstrated relative stability through various economic cycles, underpinned by the limited availability of new supply and the lifestyle preferences of high-net-worth individuals and established family groups. Properties of this specification serve as lifestyle anchors rather than speculative holdings, encouraging longer holding periods and more cautious transaction activity than resale apartment markets.

Buyer Suitability

These terraced houses cater principally to established families with school-age children, professionals requiring home office space, and purchasers prioritising outdoor living and autonomy over communal amenity packages. The five-bedroom, six-bathroom configuration supports multigenerational occupation or visiting family arrangements without space constraints. Buyers upgrading from apartment living typically value the private parking, security through boundary walls, and absence of strata levies and community rules.

High-net-worth individuals seeking East Coast positioning appreciate the beachfront access and established community infrastructure. The properties appeal less to first-time buyers or young couples, whose entry points typically target apartment developments with lower acquisition costs and streamlined maintenance obligations. Investment-focused purchasers evaluate these properties on rental yield metrics relative to acquisition price and financing headroom.

Ownership and Financing Considerations

Prospective buyers should evaluate financing headroom carefully given the substantial acquisition price. Whilst traditional mortgage lending accommodates up to 75% of property value for owner-occupied residential holdings, the purchase price may challenge debt-servicing capacity for some household income profiles. Buyers holding existing residential properties face Additional Buyer's Stamp Duty at 20% for second residential property purchases by Singapore citizens, materially increasing total acquisition cost beyond the advertised sale price.

The terraced house ownership model—individual title to land and structure—eliminates strata maintenance levies that burden apartment owners, though private property maintenance, utilities, and property taxes remain the owner's responsibility. Stamp duty calculations, legal fees, and agent commissions constitute significant transaction costs separate from the primary purchase price, warranting careful financial planning before commitment.

Market Supply and Future Outlook

The landed housing supply in Pasir Ris remains constrained by historical development patterns and the area's mature status. Limited government land sales in this precinct suggest new supply will remain modest, supporting underlying value retention for existing properties. The coastal positioning and established community infrastructure position Pasir Ris as a long-term residential anchor rather than a speculative development corridor.

Residential policy settings and conservation efforts affecting the East Coast may influence future development patterns, though existing landed estates typically benefit from stable planning frameworks. Buyers should recognise these properties as primarily lifestyle acquisitions for long-term occupation rather than trading vehicles dependent on rapid supply-demand fluctuations or redevelopment cycles.

Frequently Asked Questions

What rental yield might investors expect from a terraced house at this Pasir Ris beachfront development?

Rental yields on larger family homes in established Pasir Ris typically range between 2.5% and 3.5% gross annually, depending on precise positioning, unit specifications, and current tenant demand cycles. Properties of this size command premium rental rates given their suitability for expatriate families, upgraders seeking home-office space, and tenants requiring multi-bedroom accommodation outside the apartment sector. The beachfront amenity positioning enhances tenant appeal and supports tenancy retention rates exceeding 85% for well-maintained properties, reducing vacancy drag and supporting net yield realisation. Investors should model realistic maintenance, property tax, and insurance costs against gross rental income to determine net yield, as terraced houses carry ongoing private upkeep responsibilities absent from strata-managed apartment investments.

How does the price per square foot compare to recent terraced house sales in Pasir Ris and nearby East Coast precincts?

Terraced houses in Pasir Ris currently trade at price-per-square-foot figures approaching S$1,300–S$1,400 for floor area, positioning them within the established landed housing market's upper-mid range. Recent comparable transactions in nearby precincts like Siglap, Marine Parade, and Joo Chiat suggest consistent pricing patterns, with beachfront positioning commanding premium adjustments of 10–15% relative to inland properties of equivalent size and condition. The S$5.5 million entry price reflects this established market positioning rather than speculative uplift; buyers should evaluate whether their acquisition price aligns with comparable recent transactions in the same postal district. Price variations typically correlate with specific lot positioning, renovation quality, and proximity to local amenities rather than broad market swings in this mature neighbourhood.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizen second-property buyers?

Singapore citizen purchasers acquiring a second residential property face Additional Buyer's Stamp Duty at 20% of the purchase price, significantly increasing total acquisition costs beyond the advertised sale price. For a property priced at S$5.5 million, ABSD would total approximately S$1.1 million, raising total outlay to S$6.6 million before legal fees and agent commissions. This 20% ABSD rate applies universally to all second residential property purchases by citizens, regardless of property type or purchase timing. First-time buyer citizens purchasing this property as their primary residence would avoid ABSD entirely, making their acquisition cost materially lower than second-property purchasers. Buyers should incorporate ABSD calculations into financial planning and mortgage serviceability assessments, as the duty materially impacts financing headroom and total capital deployment.

What lease tenure applies to these terraced houses, and does this affect long-term resale value?

Terraced houses in established Pasir Ris are typically held on Freehold tenure, eliminating lease decay risk and providing indefinite use rights without diminution through time. Freehold ownership ensures property values remain supported throughout ownership periods, avoiding the lease-shortening discount that affects leasehold properties approaching 80 years remaining tenure. This structure contrasts favourably with leasehold apartments, which face progressive valuation pressure as lease years diminish. Freehold tenure enhances resale marketability and rental appeal, as tenants and subsequent purchasers face no future lease-renewal uncertainty. The Freehold position therefore underpins capital retention through extended holding periods and supports financing access for subsequent buyers, contributing to market liquidity in this segment.

How does proximity to the nearest MRT station influence demand, capital appreciation, and tenant attractiveness for these properties?

MRT accessibility within 800–1,200 metres materially enhances both owner-occupier demand and tenant appeal for properties at this price point and family size. Proximity to established transport corridors supports capital appreciation velocity and reduces tenant vacancy risk, particularly among expatriate families prioritising convenient commute access to Central Business District employment nodes. Properties positioned walking-distance to MRT stations typically command 8–12% rental premiums relative to inland alternatives, reflecting tenant willingness to pay for connectivity convenience. The established Pasir Ris transport network ensures multiple MRT options across different lines, reducing dependency on a single station and supporting continued accessibility even if service disruptions occur. Buyers should evaluate walk-times and accessibility to preferred MRT corridors as investment decision factors, as transport proximity materially influences both resale buyer pools and tenant demand strength.

Which buyer profiles—HNW, upgraders, first-timers, investors—are most suited to acquiring at this Pasir Ris development?

Established families upgrading from apartment living represent the primary buyer cohort for terraced houses of this specification, attracted by private outdoor space, autonomy, and multi-bedroom layouts supporting extended occupancy. High-net-worth purchasers value the beachfront positioning, established community infrastructure, and lifestyle anchoring such properties provide, typically holding them long-term as primary residences rather than trading vehicles. First-time buyers face substantial challenges accessing properties at this price point and magnitude, which typically require sizeable downpayments and mortgage serviceability across upper-income thresholds; this segment remains a minor buyer pool. Long-term investors evaluate these properties primarily on rental yield, tenancy demand, and capital retention rather than near-term appreciation, making them suitable for investors with 10+ year holding horizons and lower required trading velocity. Young couples and small-family purchasers typically find apartment alternatives better suited to their current lifecycle stage and financial capacity.

What TDSR and financing headroom challenges should buyers anticipate at the S$5.5M+ price point?

Total Debt Service Ratio (TDSR) frameworks typically cap mortgage servicing obligations at 60% of gross household income, creating substantial income thresholds for financing properties at S$5.5 million without exceeding lending parameters. A purchaser financing 75% of property value (S$4.1 million) at prevailing mortgage rates of approximately 4.25–4.5% would face monthly servicing costs approaching S$19,500–S$20,500, requiring household gross income exceeding S$390,000 annually to maintain TDSR compliance. Downpayment requirements of 25% translate to capital deployment of approximately S$1.4 million plus stamp duty and legal costs, concentrating available liquidity and potentially constraining household emergency reserves. Second-property purchasers face heightened financing challenges given ABSD obligations and potentially stricter bank lending policies, resulting in lower loan quantum approvals and higher required downpayments. Buyers should engage financial advisors early to stress-test serviceability across income scenarios and ensure adequate liquidity buffers post-completion.

How do these Pasir Ris terraced houses compare in value and specification to nearby competing developments or precincts?

Comparable terraced houses in adjacent precincts like Joo Chiat, Siglap, and East Coast demonstrate similar price-per-square-foot metrics, suggesting this development trades at market-rate positioning rather than speculative premium. Beachfront positioning in Pasir Ris provides specific amenity value—coastal access, sea views, and waterfront dining proximity—that inland properties in neighbouring estates cannot replicate, justifying modest pricing uplift. Terraced houses in older marine estates like Sentosa or Bukit Timah command higher absolute prices but often feature smaller land parcels and comparable floor areas, suggesting Pasir Ris offerings represent competitive value within the wider East Coast landed housing market. Properties in newer developments further out (e.g., Punggol, Sengkang) typically offer lower acquisition prices but sacrifice beachfront positioning and community maturity, appealing to different buyer demographics. Comparative analysis should focus on floor area, land size, and renovation condition rather than absolute price, as these factors determine true market positioning and rental yield capacity.

Which unit orientations, floor levels, or specific stacks offer best value and amenity positioning within this development?

Terraced houses with north or northeast orientations typically command value premiums given reduced afternoon sun exposure and natural cooling benefits throughout the property, supporting lower utility costs and enhanced comfort during peak summer months. Ground-level units with direct garden or pool access appeal particularly to families with young children and pet owners, though these properties may sacrifice views and premium pricing relative to upper-level alternatives. Properties positioned closest to beachfront access points attract heightened tenant demand and command rental premium positioning, typically justifying acquisition price uplift relative to inland units within the development. Corner lot positions offering extended outdoor space and reduced neighbouring exposure typically support 5–8% value premiums relative to standard interior lots, appealing to privacy-conscious buyers and those prioritising landscaping customisation. Buyers should physically inspect orientation, view sightlines, and proximity to amenities during viewings, as these factors materially influence both occupancy satisfaction and subsequent resale or rental positioning within the development.

What future residential supply pipeline exists in Pasir Ris and surrounding East Coast precincts that might influence long-term capital appreciation?

The Pasir Ris planning landscape suggests limited new terraced house supply given the area's mature development status and government prioritisation of higher-density mixed-use projects in central locations. Singapore's long-term residential strategy emphasises apartment-based Housing and Development Board and private residential developments in fringe precincts rather than expansion of landed housing estates, implying landed supply constraints will persist throughout the coming decade. Adjacent precincts including Punggol and Sengkang have attracted recent apartment development activity, but terraced house supply remains constrained across the entire East Coast corridor. This supply limitation supports long-term value retention for existing Pasir Ris terraced houses, as demand from families preferring landed living will continue encountering restricted acquisition options. Buyers should recognise these properties as positioned within a structurally constrained supply market, supporting capital value resilience and rental demand consistency through extended ownership periods. Future transport infrastructure improvements (e.g., new MRT lines or highway connections) could materially enhance accessibility and drive appreciation, though such developments remain subject to long-term planning cycles beyond short-term buyer decision horizons.

Beachfront Landed House — From S$5.5M