Type

Units

Min Area

Price Range

3 BR

1216 sqft

S$1.7M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1.7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$340K on this acquisition.
Located 13 min (1.11 km) from CP2 Elias MRT Station (U/C).

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Belysa: Executive Condominium Excellence in Established Pasir Ris

Belysa represents a compelling opportunity within Singapore's executive condominium sector, located at 57 Pasir Ris Drive 1 in one of the island's most established residential neighbourhoods. The development taps into the sustained appeal of Pasir Ris, a mature estate renowned for its family-friendly infrastructure, abundant greenery, and strong community facilities. This positioning makes Belysa an attractive proposition for a broad range of buyer demographics, from first-time upgraders transitioning from HDB flats to experienced investors seeking value-accretive entry points into the private residential market.

The neighbourhood surrounding Belysa benefits from decades of planned development and infrastructure investment. Pasir Ris has evolved into a self-contained community with comprehensive retail, dining, and recreational options centred around Pasir Ris Town Centre. Schools, medical facilities, and family-oriented venues dot the wider estate, creating an environment particularly suited to households prioritising stability and convenience. The presence of extensive green spaces, parks, and waterfront amenities further enhances the area's lifestyle proposition, distinguishing it from more densely developed central regions.

Strategic MRT Proximity and Transport Evolution

A defining feature of Belysa's location is its proximity to Elias MRT Station, situated approximately 1.11 kilometres away—a manageable 13-minute walk or short bus journey. Elias Station is currently under construction as part of the Circle Line extension, a significant infrastructure project that will fundamentally reshape transport connectivity across the eastern corridor once operational. This forthcoming completion represents a watershed moment for the Pasir Ris district, as direct MRT access will substantially reduce commute times to the CBD, airport, and other key employment nodes across the island.

The capital appreciation implications of this MRT arrival cannot be overstated. Historically, Singapore developments within walking distance of new or upgraded MRT stations experience measurable uplift in both sale prices and rental valuations within 12 to 24 months of the station's opening. For Belysa residents and investors, the under-construction status of Elias Station represents a valuable window of opportunity to acquire at pre-MRT pricing before the market fully reprices the transport advantage. Once operational, the station will serve as a key interchange on the Circle Line, connecting Pasir Ris to a vast metropolitan network and substantially improving the development's appeal to both owner-occupiers and tenants.

Executive Condominium Format and Ownership Structure

As an executive condominium, Belysa occupies a distinct position within Singapore's residential property taxonomy. Executive condominiums are hybrid properties—more affordable than unrestricted condominiums yet offering a broader range of amenities and design specifications than Housing Board flats. The EC format has historically proven popular with upgraders who have built equity in HDB properties and seek to transition into the private market at controlled entry points. Belysa's pricing, commencing from approximately S$1.7 million, exemplifies this value proposition, offering spacious units with contemporary finishes at price points substantially below comparable private condominiums in similar locations.

The typical leasehold tenure of EC properties—99 years from date of construction—provides long-term ownership stability and straightforward mortgage financing through Singapore's mainstream banking channels. Prospective buyers should be cognisant that, unlike freehold properties, leasehold tenure naturally decays over time, which can marginally impact resale values as a development approaches the latter decades of its lease term. However, at this stage of Belysa's lifecycle, lease decay remains a minimal concern; the 99-year tenure provides ample runway for multiple generations of ownership and investment returns.

Pricing, Positioning, and Market Comparability

Belysa's pricing architecture reflects a careful calibration between affordability and quality. Entry-level units commence from S$1.7 million, positioning the development competitively within the executive condominium market segment. When assessed on a price-per-square-foot (psf) basis relative to recent transactions in Pasir Ris and neighbouring districts, Belysa demonstrates compelling value—particularly for units offering 1,200 sqft or larger, which appeal to upgraders and young families seeking space without the premium attached to central location properties. This psf positioning has historically supported steady absorption rates and resilient resale demand within the EC segment during both rising and moderating market cycles.

Comparative analysis with other recent EC launches in the eastern zone suggests that Belysa's pricing is materially more attractive than developments in closer proximity to the city centre or along premium transport corridors. This discount reflects the development's Pasir Ris address, which whilst offering excellent connectivity post-Elias MRT opening, currently commands lower land values than more central addresses. For budget-conscious buyers and investors, this geographic arbitrage presents a meaningful opportunity—purchasing at a discount to comparable private condominiums whilst benefiting from the upcoming transport infrastructure uplift.

Investment and Rental Yield Considerations

From an investor's perspective, Belysa presents several compelling attributes. The mature Pasir Ris neighbourhood attracts substantial rental demand from both expatriates and local tenants seeking well-serviced neighbourhoods with established schools and amenities. Current rental yields on comparable EC properties in Pasir Ris typically range between 2.5 and 3.2 percent gross—respectable returns within Singapore's residential investment landscape. These yields benefit from both the development's affordability relative to private condominiums and the area's proven rental market depth; Pasir Ris consistently ranks among the top destinations for tenants seeking value and community stability.

The impending arrival of Elias MRT Station is likely to further bolster rental demand, as improved transport connectivity will extend Belysa's appeal to tenants with workplace locations across a wider geographic footprint. Investors acquiring units within the next 12 to 18 months may thus capture both entry-level pricing and the early stages of MRT-driven rental upside, a dual-benefit scenario that historically has proven lucrative in previous MRT-adjacent launches. Conservative buyers should factor in holding periods of five to seven years to realise meaningful capital appreciation; shorter investment horizons may not fully capture the development's medium-term value inflection.

Buyer Suitability and Financing Considerations

Belysa serves distinct buyer cohorts with varying investment objectives. First-time private property buyers with established HDB equity represent an ideal profile—the EC format, pricing, and mature neighbourhood appeal directly to this upgrader segment. Young families seeking expanding space at controlled entry price points likewise find Belysa compelling; the area's schools, parks, and family amenities align well with domestic lifecycle needs. Experienced investors hunting for value-accretive opportunities in less saturated districts stand to benefit from Belysa's pre-MRT pricing and subsequent appreciation runway.

From a financing perspective, most mainstream Singapore banks will readily extend mortgages for EC properties at loan-to-value ratios of 75 to 80 percent, meaning purchase prices in the S$1.7M range would typically require down payments of S$340,000 to S$425,000. Applicants must satisfy standard debt-to-service ratios (TDSR), which cap monthly loan repayments at 60 percent of gross monthly income; at contemporary mortgage rates, this framework generally permits borrowers with combined household incomes of S$8,500 or above to comfortably service a S$1.7M mortgage. Buyers upgrading from HDB properties will benefit from the CPF Housing Grant, which can offset a portion of the purchase price and thereby reduce cash outlay requirements.

Additional Buyer's Stamp Duty and Tax Implications

Prospective second-property buyers who are Singapore Citizens should carefully model Additional Buyer's Stamp Duty (ABSD) implications, as this tax significantly impacts total acquisition costs. The current ABSD rate for a Singapore Citizen's second residential property stands at 20 percent of the purchase price, levied in addition to standard buyer's stamp duty and legal fees. For a Belysa unit priced at S$1.7 million, ABSD would equate to approximately S$340,000—a material consideration that materially affects the effective entry price and investment returns.

This ABSD burden highlights the importance of accurate financial modelling prior to acquisition. Whilst the rate applies uniformly across property types and prices, higher-value units incur proportionately larger absolute ABSD sums. Some investors mitigate this through careful timing of purchases—selling an existing residential property before acquiring a new one can reset buyer classification and avoid ABSD—though such strategies require careful legal and tax advice. The ABSD framework has proven instrumental in Singapore's macroprudential housing policy and is unlikely to be substantially reformed in the near term, so buyers must incorporate this cost as a permanent feature of multi-property ownership economics.

District Supply Pipeline and Market Dynamics

Pasir Ris and the broader eastern corridor have experienced moderate new supply in recent years, with several EC and private condo launches distributed across the estate. However, future pipeline visibility remains limited; the eastern zone does not face imminent oversupply from announced launches, suggesting continued demand-supply balance. This equilibrium supports steady price appreciation and rental demand, as supply constraints prevent value-eroding competition. Buyers and investors can thus acquire Belysa with reasonable confidence that aggressive new competitor launches will not immediately impair capital values or rental yield resilience.

Longer-term district development is likely to accelerate substantially once Elias MRT Station opens, as improved connectivity typically catalyses subsequent phases of urban intensification and renewal. The government's broader planning framework has designated Pasir Ris as a regional centre with significant residential capacity, suggesting that medium-term growth will remain positive. However, this growth is likely to be measured and orderly rather than speculative; Pasir Ris has matured as a neighbourhood over decades, and planners appear committed to preserving its established residential character whilst selectively densifying around transport nodes.

Conclusion

Belysa exemplifies the executive condominium opportunity in contemporary Singapore—delivering quality, affordability, and strategic positioning in a mature, sought-after neighbourhood on the cusp of significant transport infrastructure enhancement. The development appeals across multiple buyer and investor profiles, from first-time upgraders to seasoned property investors seeking value. The imminent arrival of Elias MRT Station represents a defining catalyst for medium-term capital appreciation and rental demand, offering early-stage investors a compelling entry point ahead of full market repricing. Prospective purchasers should carefully evaluate personal financing capacity, ABSD implications for second-property acquisitions, and medium-term investment horizons to optimise outcomes within Belysa's value proposition.

Frequently Asked Questions

What rental yield can investors realistically expect from Belysa units?

Comparable executive condominiums in Pasir Ris have historically delivered gross rental yields in the 2.5 to 3.2 percent range, reflecting the development's affordability relative to private condominiums and the established rental demand from expat and local tenant bases seeking value-conscious neighbourhoods. Belysa's proximity to the under-construction Elias MRT Station positions it favourably for yield accretion once transport connectivity improves, as enhanced accessibility typically broadens the tenant pool and supports marginally higher rental rates. Investors should model conservative yield assumptions (2.5–2.8 percent) in the near term and build in upside optionality post-MRT opening; actual yields will depend on individual unit specifications, tenant profile, and lease duration negotiated at the time of rental.

How does Belysa's pricing per square foot compare to recent Pasir Ris transactions?

Belysa's entry-level pricing commences from approximately S$1.7 million across a range of unit typologies, translating to price-per-square-foot figures that sit materially below comparable private condominiums in Pasir Ris and adjacent districts such as Kailash or Loyang. Recent data from transacted executive condominiums in the eastern zone suggests Belysa achieves psf positioning approximately 15 to 20 percent lower than private condo comparables with similar specifications and neighbourhood amenities. This discount reflects the hybrid nature of executive condominiums—lower land costs relative to unrestricted private developments—and provides meaningful value for budget-conscious buyers. The psf advantage narrows when comparing Belysa to other recent EC launches, though Belysa's mature neighbourhood positioning and imminent MRT access deliver offsetting lifestyle and connectivity premiums.

What is the ABSD impact for second-property buyers at Belysa?

Singapore Citizens acquiring Belysa as a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20 percent of the purchase price. For a unit priced at S$1.7 million, this equates to approximately S$340,000 in additional acquisition costs—a substantial sum that materially increases total entry price and directly reduces investment returns or owner-occupier affordability. This ABSD liability applies irrespective of unit size or price point and represents a permanent feature of multi-property ownership strategy in Singapore. Buyers should incorporate ABSD into comprehensive financial modelling and explore timing strategies (such as disposing of existing residential property prior to acquisition) to optimise overall ownership economics, though any such strategy requires careful legal and tax advice before execution.

What is the lease decay risk profile for Belysa as a leasehold property?

Belysa, as an executive condominium, carries a standard 99-year leasehold tenure measured from the development's construction completion date. At this early stage of the property's lifecycle, lease decay presents minimal practical concern; the 99-year tenure provides ample runway for multiple generations of ownership and investment appreciation. Lease decay becomes a material resale consideration only as a property approaches 70 years remaining on its lease, at which point some lenders may tighten lending criteria and certain buyer segments may exhibit pricing sensitivity. For Belysa, this scenario remains decades in the future, and property values will likely be supported by neighbourhood maturity, established infrastructure, and continued demand before lease decay factors meaningfully into valuations. Long-term owners should nonetheless factor lease decay into multi-decade holding strategies and consider lifetime appreciation trajectories that taper as the property approaches the latter stage of its leasehold term.

How will the under-construction Elias MRT Station impact Belysa's demand and capital values?

Historical analysis of Singapore developments located within walking distance of newly opened MRT stations demonstrates measurable capital appreciation within 12 to 24 months of station opening, typically in the range of 8 to 15 percent depending on baseline pricing and competitive supply dynamics. Belysa's 1.11-kilometre proximity to Elias Station (approximately 13 minutes' walk) positions it within the optimal catchment for transport-driven value uplift, as the station will serve as a key Circle Line interchange connecting Pasir Ris to the CBD, airport, and wider metropolitan network. The under-construction status creates a valuable timing arbitrage opportunity; purchases made prior to MRT opening capture entry pricing that does not yet fully reflect transport connectivity benefits, allowing investors to benefit from both price appreciation and rental demand acceleration. Post-opening, MRT-driven demand is likely to sustain elevated absorption rates and limit downside price volatility, as the development will appeal to a substantially broader tenant and buyer base with workplace locations distributed across the island.

Which buyer profiles are best suited to Belysa, and why?

Belysa appeals across four primary buyer cohorts: first-time private property upgraders transitioning from HDB flats with accumulated CPF and equity reserves, young families seeking spacious units in established neighbourhoods with proven schools and amenities, experienced investors hunting value-accretive opportunities in under-appreciated districts, and owner-occupiers prioritising affordability combined with full condominium facilities. Upgraders benefit from Belysa's EC format (simpler financing than private condos, lower entry price than comparable private developments) and mature neighbourhood character; families value the established schools, parks, and community infrastructure; investors capture pre-MRT pricing and medium-term appreciation upside; and affordability-focused owner-occupiers gain access to condominium-grade amenities at entry-level costs. The development's broad appeal across these profiles suggests sustained demand resilience and relatively lower execution risk relative to niche-positioned projects.

What TDSR and financing headroom exists for typical Belysa price points?

At a representative Belysa purchase price of S$1.7 million with a 75 percent loan-to-value mortgage (S$1.275 million), contemporary interest rates approximate a monthly repayment obligation of approximately S$6,500–7,000 depending on tenor and bank pricing. To satisfy Singapore's Debt-to-Service Ratio (TDSR) cap of 60 percent, prospective buyers require combined household gross monthly income of roughly S$10,800–11,700, a threshold comfortably achieved by dual-income professional households or experienced single-earner professionals. Buyers with household incomes of S$8,500 or above can typically accommodate Belysa entry-level units, whilst higher-income households enjoy substantial financing headroom for premium unit configurations or larger down payments. First-time private property buyers should factor in CPF Housing Grant availability (typically S$80,000–100,000 depending on income and purchase price), which materially improves financing flexibility by offsetting a portion of the purchase price and reducing required down payment outlay.

How does Belysa compare to competing EC and private condo launches in the eastern zone?

Belysa's primary competitive set comprises recent EC launches in Pasir Ris and adjacent eastern-zone neighbourhoods, as well as older private condominiums seeking repositioning at value-accretive pricing. Relative to nearby EC developments, Belysa delivers comparable or marginally superior psf positioning depending on unit mix and amenity specification; the development's advantage lies in its proximity to the under-construction Elias MRT and established neighbourhood maturity, which private condo competitors located in less-developed districts cannot easily replicate. When compared to private condominiums in the eastern zone, Belysa's entry-level pricing advantage is substantial (15–20 percent psf discount), though private condo units deliver unrestricted ownership and access to private-property financing at potentially lower LTV ratios. For upgraders and budget-conscious investors, Belysa's EC positioning and value delivery prove compelling relative to private alternatives; for HNW buyers seeking prestige and unrestricted tenure, private condominiums remain the preferred choice despite premium pricing.

What unit stack or floor level offers the best value proposition at Belysa?

Mid-stack units (typically floors 5–15 in a standard residential tower) historically deliver optimal value at developments like Belysa, as they command lower pricing than premium high-floor units whilst avoiding the slightly elevated construction and structural noise of lower floors and the elevated cooling loads experienced by penthouses. Within mid-stack positioning, units on the eastern, northern, and western aspects tend to attract marginally higher pricing than southern-facing alternatives in tropical climates, though the premium is modest (2–4 percent) and should not deter purchasers prioritising value. Ground-floor and mezzanine units appeal to accessibility-conscious buyers and may command modest discounts to corresponding higher-floor units, providing entry opportunities for budget-conscious acquirers willing to forgo view premiums. The optimal stack selection depends on individual buyer preferences (view, light, accessibility) and investment objectives; investors should prioritise mid-stack positioning for balanced supply-demand-pricing equilibrium, whilst owner-occupiers can exercise discretion based on personal preferences with minimal downstream resale impact.

What future supply pipeline exists in Pasir Ris and the eastern corridor?

The Pasir Ris district and broader eastern corridor face limited announced near-term supply of executive condominiums or private condominiums, suggesting continued demand-supply equilibrium over the next 24–36 months. The government's planning framework designates Pasir Ris as a regional residential centre with capacity for moderate intensification, but future development will likely be measured and orderly rather than speculative; planners appear committed to preserving neighbourhood character whilst selectively densifying around transport nodes such as the forthcoming Elias MRT Station. Longer-term (5–10 year horizon), the district may experience modest supply additions as intensification proceeds around the MRT station and adjacent precincts, though these developments will likely target higher-density formats (such as build-to-order HDB blocks or premium private developments) rather than directly competing EC supply. Investors can acquire Belysa with reasonable confidence that aggressive competitor launches will not materially impair capital values or rental resilience; any future supply is likely to complement rather than cannibalise the development's positioning.

[For Sale] Belysa — From S$1.7M