Type

Units

Min Area

Price Range

5 BR

3650 sqft

S$6.4M

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$6.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1.3M on this acquisition.
999-year Leasehold with approximately 847 years remaining on the lease.
Located 7 min (600 m) from CP2 Elias MRT Station (U/C).

Price Trends & Rental Yield

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Pasir Ris Beach Park: Rare Corner Terraces in Singapore's Eastern Coastal Haven

Pasir Ris Beach Park stands as one of Singapore's most coveted landed enclaves, nestled in the quiet eastern reaches of the island where urban convenience gives way to coastal tranquillity. This distinctive neighbourhood showcases a collection of corner terraces set upon generously proportioned plots—a rarity in today's dense property landscape. Properties within this development offer buyers the exceptional opportunity to acquire substantial land parcels whilst residing in a serene, well-established community that has maintained its residential character for decades.

The corner terraces available at Pasir Ris Beach Park are built upon land areas of approximately 6,481 square feet, with existing built-up footprints ranging around 3,650 square feet. These proportions represent a genuine scarcity within Singapore's landed market, where corner plots of this magnitude increasingly command premium valuations. The scale of these properties invites multiple development pathways: owners may preserve and refresh the original structures that date to around 1976, undertake thoughtful additions and alterations to expand living quarters, or—subject to relevant municipal approvals—pursue comprehensive redevelopment to create an entirely bespoke residence tailored to contemporary family living or architectural ambition.

Exceptional Land Potential and Design Flexibility

The defining asset of Pasir Ris Beach Park's corner terraces lies in the expansive outdoor space each plot commands. Such generous acreage enables imaginative landscaping, the creation of private garden sanctuaries, and sophisticated outdoor entertainment zones that have become the hallmark of high-calibre Singapore residences. Architects and designers can envision internally coherent layouts that incorporate verdant courtyards, elevated terraces with framed vistas, and strategic privacy screening through both architectural intervention and thoughtful horticulture. The land-to-built ratio inherent to these corner plots permits the development of residences that feel neither cramped nor sprawling, but rather thoughtfully proportioned to their setting.

Existing homes within the enclave have been maintained in surprisingly good condition, reflecting the neighbourhood's stability and the care exercised by long-term residents. This foundation provides practical flexibility: buyers may elect to work incrementally with the existing structure, or pursue a clean-slate approach through demolition and reconstruction. All major works remain subject to approval by the Urban Redevelopment Authority and local planning authorities, ensuring that any development respects neighbourhood character and prevailing design guidelines.

Location: Coastal Proximity and Emerging MRT Connectivity

Pasir Ris Beach Park occupies a genuinely distinctive geographic position. The neighbourhood sits within a three-minute walk of Pasir Ris Park itself, affording residents immediate access to Singapore's eastern coastal amenities, recreational facilities, and the natural landscape that characterises this portion of the island. This proximity to parkland and waterfront areas represents a significant lifestyle advantage, particularly for families seeking regular outdoor engagement and connection to Singapore's natural environment.

Transportation connectivity has historically centred upon bus services and private vehicular access, a characteristic typical of landed estates. However, the forthcoming Elias MRT station—currently under construction and targeted to commence operations in 2032—will fundamentally reshape accessibility and desirability within this precinct. Located approximately 600 metres (a seven-minute walk) from Pasir Ris Beach Park properties, this new station on the Cross Island Line will provide direct connections across Singapore's expanding rapid-transit network. The anticipated opening of Elias MRT is expected to drive renewed interest and capital appreciation within the surrounding landed neighbourhoods, as residents gain convenient mass-transit options whilst retaining the tranquillity and space characteristic of landed living.

Long-Lease Security and Legacy Value

Properties at Pasir Ris Beach Park are held on 999-year leasehold tenure, with approximately 847 years remaining. This exceptionally long lease horizon—in practical terms, effectively perpetual—eliminates the lease-decay concerns that increasingly affect shorter-tenured properties in Singapore's market. The 999-year structure makes these residences suitable for multi-generational ownership, enabling families to retain properties as lasting assets across successive decades without concern for declining lease periods or resale impediments. This tenure structure resonates particularly strongly with Singapore citizens pursuing legacy planning or those seeking to preserve family properties as enduring holdings.

The longevity of the 999-year lease also supports strong capital preservation and appreciation potential. Unlike properties on diminishing 99-year leases, where residual tenure becomes an ever-present valuation headwind, Pasir Ris Beach Park corner terraces face no material lease-duration concerns that would erode buyer demand or resale appeal over the medium to long term.

Investment Profile and Market Positioning

Landed corner terraces at Pasir Ris Beach Park attract a diverse buyer demographic. Ultra-high-net-worth individuals and established families frequently view such properties as investment-grade assets offering both lifestyle utility and portfolio diversification. Upgraders relocating from HDB or smaller condominium holdings discover the space and autonomy that landed living provides, coupled with the prestige and investment stability of a long-established neighbourhood. Owner-occupiers seeking to create architecturally distinctive family homes find in these corner plots the creative canvas and spatial generosity increasingly scarce elsewhere in Singapore's property market.

The development's appeal also extends to investors assessing long-term capital growth. The combination of 999-year tenure, imminent MRT connectivity, and the rarity of corner plots within this scale suggests robust appreciation potential as the Elias MRT station becomes operational and surrounding precincts experience heightened prominence and accessibility.

Neighbourhood Character and Community Amenities

Pasir Ris Beach Park maintains the quiet, low-density residential character that distinguishes true landed enclaves from busier suburban precincts. The established nature of the neighbourhood—with properties dating back to the mid-1970s—ensures mature landscaping, established community relationships, and a sense of permanence often absent from nascent developments. Residents benefit from proximity to established retail, dining, and service facilities whilst remaining physically removed from congested commercial zones.

The imminent opening of Elias MRT station will introduce enhanced retail and food-and-beverage offerings within walking distance, as is typical of Singapore's transit-oriented development patterns. This organic expansion of neighbourhood amenities is expected to occur without compromising the residential tranquillity that defines Pasir Ris Beach Park's core appeal.

Development Outlook and Future Appreciation Drivers

Pasir Ris Beach Park's positioning within eastern Singapore, combined with the arrival of new MRT connectivity and the scarcity of corner plots at this scale, positions the enclave favourably within Singapore's evolving landed-property landscape. As land costs continue to rise and available acreage for new landed developments diminishes, established enclaves such as Pasir Ris Beach Park—offering genuinely spacious plots within stable neighbourhoods—command increasing investor and owner-occupier attention. The 999-year lease tenure removes a key impediment to capital appreciation that affects other leasehold developments, whilst the emerging MRT station represents a tangible catalyst for heightened visibility and demand.

For buyers seeking a rare combination of substantial land, coastal proximity, architectural flexibility, and long-term ownership security, Pasir Ris Beach Park corner terraces represent a compelling opportunity within Singapore's contemporary property market.

Frequently Asked Questions

What rental yield might an investor realistically expect if purchasing a Pasir Ris Beach Park corner terrace as an investment property?

Rental yields on landed corner terraces of this scale typically range between 2% and 3.5% gross, depending on the specific property's renovation status, design appeal, and the particular rental market dynamics at the time of acquisition. Pasir Ris Beach Park's appeal to expatriate and high-net-worth tenant demographics—seeking spacious, private residences in established neighbourhoods—generally supports above-average rental demand within the landed-property sector. However, investors should note that corner terraces command premium purchase prices, which moderates gross yield calculations; the true value proposition for most investors lies in long-term capital appreciation rather than immediate cash-on-cash returns. The forthcoming Elias MRT station opening in 2032 may enhance rental appeal by broadening the tenant pool to include mass-transit-dependent professionals, potentially supporting yield improvement in subsequent years.

How do current asking prices per square foot at Pasir Ris Beach Park compare to recent arm's-length transactions in nearby landed neighbourhoods?

Corner terraces at Pasir Ris Beach Park typically command price-per-square-foot valuations in the range of S$1,750 to S$2,100 per sqft (building area), with variations reflecting renovation status and exact plot configuration. Recent transactions within comparable landed enclaves such as Marine Parade and East Coast neighbourhoods have demonstrated similar or marginally lower per-sqft rates, though such comparisons must account for plot size, lease tenure, and market timing. The 999-year lease tenure at Pasir Ris Beach Park commands a valuation premium relative to leasehold properties on diminishing 99-year tenures, as investors and owner-occupiers actively pay for lease security and intergenerational holding potential. Properties requiring significant renovation or structural work may trade at lower per-sqft multiples, presenting acquisition opportunities for buyers with development ambition or capital availability to undertake comprehensive refresh or rebuild projects. The imminent arrival of Elias MRT connectivity is expected to exert upward pressure on prevailing per-sqft valuations across the Pasir Ris precinct, suggesting that current pricing may represent a window of opportunity before market sentiment shifts in response to transit-oriented development dynamics.

What Additional Buyer's Stamp Duty (ABSD) implications should a Singapore Citizen second-property buyer anticipate when acquiring at Pasir Ris Beach Park?

A Singapore Citizen acquiring a Pasir Ris Beach Park corner terrace as a second residential property will incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, in addition to standard Stamp Duty obligations. For properties valued in the range that Pasir Ris Beach Park typically commands, this 20% ABSD liability represents a material cost consideration and must be factored into the total acquisition expense alongside legal fees, survey costs, and any planned renovation or development expenditure. Buyers should engage a qualified conveyancer or property advisor to model the complete tax-and-duty impact before committing to a purchase, as ABSD obligations can materially affect investment returns or the overall affordability profile of a transaction. Singapore Citizens purchasing their first residential property, or those whose previous property has been divested more than six months prior to acquisition, may qualify for ABSD exemptions or deferrals; a thorough assessment of individual circumstances is essential to determine final duty liability. This 20% ABSD rate underscores the importance of careful financial planning for investors or upgraders contemplating a Pasir Ris Beach Park acquisition.

Given the 999-year lease at Pasir Ris Beach Park, what lease-decay risk and resale-value implications should buyers consider?

Pasir Ris Beach Park properties carry virtually no meaningful lease-decay risk within any realistic buyer's holding horizon. With approximately 847 years remaining on the 999-year tenure, the lease will not materially depreciate in value due to declining years for many generations; from a practical standpoint, the lease functions as perpetual. This structural advantage contrasts sharply with 99-year leasehold properties, where declining residual tenure increasingly constrains valuations and financing options as leases approach 80, 70, or 60-year marks. The long lease tenure at Pasir Ris Beach Park therefore supports robust resale demand and capital preservation across multi-generational ownership horizons, as successive buyer cohorts will not face immediate lease-extension imperatives or the financing headwinds that accompany shorter-lease properties. Banks and financial institutions view 999-year leases favourably, typically extending mortgage facilities without the lease-related haircuts applied to properties with diminishing tenures. For estate-planning and legacy-wealth purposes, the 999-year structure makes Pasir Ris Beach Park properties exceptionally suitable for family holdings intended to endure across multiple decades and generations.

How will the forthcoming Elias MRT station opening affect demand, capital appreciation, and rental prospects at Pasir Ris Beach Park?

The opening of Elias MRT station in 2032—located approximately 600 metres from Pasir Ris Beach Park—represents a transformational catalyst for the neighbourhood's long-term appreciation trajectory and tenant-market appeal. Historically, Pasir Ris Beach Park properties have catered primarily to owner-occupiers and car-dependent residents; the advent of direct mass-transit access will broaden the tenant and buyer demographic to encompass professionals and families prioritising convenience and connectivity. Capital appreciation typically accelerates within one to three years preceding major transit-infrastructure openings, as market anticipation builds, and continues during the post-opening period as actual service delivery validates investor expectations. For rental investors, the MRT station will likely expand the addressable tenant pool from ultra-high-net-worth individuals and expatriate families to include middle to upper-middle-income professionals—potentially moderating gross rental yields modestly whilst simultaneously expanding tenant demand density and reducing vacancy risk. Properties positioned within the optimal walking distance (300–800 metres) of the new station are anticipated to experience more pronounced appreciation than those at the periphery. Early acquisition at current valuations may enable buyers to capture appreciation upside as MRT-connectivity expectations become reflected in market pricing post-2032 station opening.

Which buyer profiles—HNW, upgraders, first-time buyers, investors—are best suited to Pasir Ris Beach Park corner terraces?

Pasir Ris Beach Park corner terraces appeal most compellingly to ultra-high-net-worth owner-occupiers seeking architecturally bespoke residences within established, tranquil neighbourhoods, and to established families upgrading from smaller HDB or condominium holdings to gain space, privacy, and development autonomy unavailable in denser precincts. The substantial land plots and renovation-or-rebuild flexibility make these properties particularly attractive to buyers with architectural vision and capital availability to realise comprehensive design projects. Investor-profile buyers—particularly those with 5–15 year holding horizons and capital appreciation rather than yield focus—find merit in the 999-year lease security and the forthcoming MRT-station catalyst, though investors should model cash-flow implications of the 20% ABSD tax liability. First-time home buyers are unlikely optimal purchasers, given the substantial capital outlay, renovation risks, and complex financing considerations for properties at Pasir Ris Beach Park's valuation levels; first-timers typically benefit from move-in-ready condominiums or smaller landed properties with lower acquisition friction. Upgraders transitioning from smaller residences to genuine landed properties discover in Pasir Ris Beach Park the space and autonomy that justify the transition to landed ownership, coupled with neighbourhood stability and long-lease tenure that support confident multi-decade holding.

What TDSR and mortgage-financing constraints should buyers at typical Pasir Ris Beach Park valuation levels anticipate?

Properties at Pasir Ris Beach Park typically command purchase prices in the range of S$5 million to S$8 million (or higher, depending on plot-specific factors), which places them within the domain of established investors and high-net-worth owner-occupiers with substantial equity bases and strong income documentation. The Total Debt Servicing Ratio (TDSR) framework limiting debt servicing to 60% of gross monthly income remains the binding constraint for most conventional mortgage applicants; buyers must therefore demonstrate monthly household incomes of approximately S$100,000+ to comfortably service standard mortgage facilities on properties at typical Pasir Ris Beach Park valuations. Banks typically extend mortgage tenors of 30 years on landed properties with long leases (such as Pasir Ris Beach Park's 999-year tenure), though loan-to-value ratios may be capped at 75–80% for older properties requiring renovation or structural assessment. Buyers with renovation or redevelopment intentions should model additional capital requirements above the acquisition price, as construction costs for comprehensive refresh or rebuild projects can range S$500–S$1,500 per sqft depending on specification and complexity. Investors and upgraders should engage mortgage brokers or bank advisors early to confirm financing headroom and structure transactions efficiently before committing to purchase.

How do Pasir Ris Beach Park corner terraces compare to competing developed landed enclaves such as Marine Parade or East Coast?

Pasir Ris Beach Park competes directly with other established eastern-precinct landed neighbourhoods including Marine Parade, East Coast Avenue, and nearby Loyang areas, though each enclave possesses distinct characteristics. Marine Parade properties typically command modestly higher per-sqft valuations due to shorter commutes to the CBD and greater proximity to Orchard Road retail and dining precincts, though plot sizes are often smaller. Pasir Ris Beach Park distinguishes itself through genuinely spacious corner plots, coastal proximity, and the forthcoming Elias MRT station advantage, which Eastern precinct competitors cannot yet match. East Coast Avenue properties may offer similar plot scales but often face proximity to industrial or commercial zones, whereas Pasir Ris Beach Park maintains pure residential character within walking distance of Pasir Ris Park. The 999-year lease tenure is common across established eastern enclaves, so lease structure does not differentiate Pasir Ris Beach Park; however, the combination of substantial plot dimensions, coastal access, neighbourhood stability, and imminent MRT connectivity positions Pasir Ris Beach Park favourably relative to nearby competitors. Buyers comparing options should prioritise Pasir Ris Beach Park if architectural flexibility, maximum plot size, and transit-station proximity weigh heavily in their decision framework.

Are there optimal floor levels, unit stacks, or specific plot orientations within Pasir Ris Beach Park that offer superior value or lifestyle advantages?

Pasir Ris Beach Park comprises detached or semi-detached corner terraces rather than multi-storey apartment stacks, so traditional 'floor-level' value hierarchies do not apply; instead, value variation derives from plot orientation, size, aspect, and relative positioning within the neighbourhood. Corner plots with east or north-facing primary facades generally command marginal valuation premiums, as such orientations provide natural light without excessive afternoon heat gain and often facilitate optimal garden or courtyard positioning. Properties positioned within 300–500 metres of the forthcoming Elias MRT station are expected to command appreciation premiums as connectivity benefits materialise post-2032. Plots with mature landscaping, existing trees, or natural screening features often justify value premiums relative to bare or recently cleared sites, as such environmental assets reduce redesign complexity and accelerate occupancy or rental readiness. Buyers should prioritise properties offering the most generous usable land area relative to existing built structures, as excess land provides maximum flexibility for renovation, extension, or complete rebuild projects. Properties requiring significant structural remediation or extensive renovation should be acquired at discounted per-sqft valuations reflecting remediation costs and execution risk, potentially offering opportunistic value to investors with capital and project-management capacity.

What is the future supply-pipeline outlook for landed properties in Pasir Ris and surrounding eastern precincts, and how might new supply affect Pasir Ris Beach Park valuations?

The Pasir Ris and eastern-precinct landscape is largely built-out and mature, with limited greenfield land available for new large-scale landed-property developments. The Urban Redevelopment Authority has designated most remaining available land in eastern Singapore for mixed-use, commercial, or high-density residential projects rather than low-density landed enclaves, suggesting that new supply of corner-terrace properties comparable to Pasir Ris Beach Park is unlikely to materialise at meaningful scale. This supply constraint acts as a structural valuation support for existing established enclaves such as Pasir Ris Beach Park, as the rarity and irreplaceability of spacious corner plots become increasingly pronounced. Conversely, upcoming transit infrastructure—particularly the Elias MRT station and potential future Cross Island Line extensions—may stimulate higher-density residential and mixed-use development within the broader Pasir Ris precinct, potentially increasing neighbourhood vibrancy and amenity offerings without directly competing with existing landed properties. The Pasir Ris Waterfront redevelopment initiatives and potential coastal leisure developments may further enhance the attractiveness of properties within proximity, as public-realm improvements and enhanced amenity offerings support owner-occupier satisfaction and investor confidence. Overall, the combination of limited new supply, imminent MRT connectivity, and broader precinct development suggests a favourable outlook for Pasir Ris Beach Park capital appreciation over the medium to long term.

Corner Terrace At Pasir Ris — From S$6.4M