Type

Units

Min Area

Price Range

4 BR

1539 sqft

S$2.4M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$2.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$480K on this acquisition.
Located 9 min (720 m) from CP1 Pasir Ris MRT Station.

Price Trends & Rental Yield

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Livia: Contemporary Residential Living in Pasir Ris

Livia stands as a distinguished residential development in one of Singapore's most established and growing residential precincts. Situated at 61 Pasir Ris Grove, this condominium project taps into the enduring appeal of the Pasir Ris area, which has evolved into a mature neighbourhood characterised by excellent connectivity, diverse amenities, and a strong community identity. The development presents a compelling opportunity for homebuyers seeking contemporary living standards in a location that balances urban convenience with residential tranquillity.

The positioning of Livia within the Pasir Ris landscape is particularly noteworthy. The project benefits from proximity to CP1 Pasir Ris MRT station, situated approximately 720 metres away—a comfortable 9-minute walk that provides residents with direct access to the Circle Line. This connectivity is instrumental in shaping the development's appeal to both owner-occupiers and investors, as it substantially reduces commute times to central business areas and enhances accessibility across the entire MRT network. The Circle Line's expansion has further reinforced Pasir Ris's position as a strategic residential hub, with ongoing transport infrastructure improvements continuing to enhance the area's desirability.

Design and Unit Configurations

The condominium encompasses a range of unit types designed to accommodate different household compositions and lifestyle preferences. Units at Livia are thoughtfully proportioned, with offerings spanning multiple bedroom configurations that cater to growing families, downsizers, and investors alike. The architectural approach emphasises functional living spaces, with generous floor plans that typically exceed 1,500 square feet in certain configurations, allowing residents to enjoy comfortable interiors without excessive wasted circulation space. This focus on spatial efficiency ensures that each square foot delivers genuine liveable area, a key consideration for discerning property purchasers in Singapore's competitive residential market.

Interior finishes across the development reflect modern design sensibilities, with layouts that facilitate flexible furniture arrangements and accommodate contemporary living patterns. The emphasis on well-appointed bathrooms and integrated kitchen facilities speaks to the development's positioning within the mid-to-premium segment of the residential market. Residents benefit from generous natural light through strategically positioned windows, which enhance both the aesthetic appeal and the practical utility of the living environments. Such design considerations contribute meaningfully to the long-term value proposition of units within the development.

Location and Connectivity Benefits

Pasir Ris has established itself as an increasingly sought-after residential destination, particularly among upgraders and families seeking the balance between accessibility and a sense of community. The neighbourhood offers a mature tapestry of commercial facilities, dining options, and everyday amenities that support comfortable residential living. Livia's location positions residents within easy reach of these conveniences, whilst the proximity to the MRT station eliminates the typical friction associated with longer commute journeys. This geographical advantage translates into tangible quality-of-life benefits and has historically supported capital appreciation in comparable properties across the Pasir Ris precinct.

The eastern corridor connectivity provided by the Circle Line opens pathways to numerous employment hubs, educational institutions, and recreational destinations across Singapore. Residents of Livia can access the CBD, Marina Bay, and other significant commercial zones within 20-30 minutes, depending on final destination and time of day. This accessibility has proven instrumental in sustaining demand for residential properties in Pasir Ris, even as newer developments emerge in other parts of the island. The maturity of existing infrastructure, combined with ongoing enhancement projects, continues to reinforce the area's long-term residential appeal.

Market Positioning and Investment Perspective

Properties within Livia are positioned to appeal to a diverse buyer cohort. Owner-occupiers upgrading from HDB flats or smaller private properties find the unit configurations and price points accessible, whilst investors recognise the stable rental demand underpinned by the MRT connectivity and neighbourhood maturity. The price trajectory observed across comparable Pasir Ris developments suggests that properties in well-maintained, appropriately located condominiums have demonstrated resilience through property cycles, with appreciation driven by both capital growth and the intrinsic appeal of the area's lifestyle offering.

For investors evaluating Livia, the rental yield profile merits careful analysis against current market conditions. The eastern region has demonstrated consistent demand for rental properties, particularly among expatriates and young professionals seeking convenient access to employment centres. Whilst exact yield figures depend on specific unit configurations and prevailing market rental rates, properties in established MRT-proximate developments typically deliver returns within the 2.5% to 3.5% gross yield range, though this varies based on lease tenure, unit size, and macroeconomic conditions affecting rental demand.

Financing and Purchase Considerations

Prospective purchasers should give careful consideration to their financing position. At the prevailing price points observed across the development—commencing from S$2.4 million for certain unit types—loan eligibility will typically require substantial household incomes and financial reserves. Most institutional lenders will advance financing up to 75% of the property value for owner-occupiers on a 25-year amortisation schedule, with debt servicing ratios typically capped at 30% of gross monthly household income. This translates to a requirement for approximately S$100,000 to S$150,000 in gross monthly household income for properties at the lower end of the development's price spectrum, though exact requirements will vary based on individual lender criteria and prevailing interest rate environments.

Second-property purchasers warrant particular attention to Additional Buyer's Stamp Duty (ABSD) implications. Singapore Citizens acquiring a second residential property incur ABSD at a rate of 20% of the purchase price, assessed on top of the standard Buyer's Stamp Duty. For a property valued at S$2.4 million, this represents an additional S$480,000 in acquisition costs, substantially impacting the overall investment outlay and investment returns. This cost consideration is material and should be factored into investment decision-making for all second-property acquisitions, whether for owner-occupation or investment purposes.

Lease Tenure and Long-term Value

Understanding the lease tenure structure is essential for informed purchase decisions at Livia. Properties within the development are held on a leasehold basis, and whilst the specific tenure period should be confirmed with the development's marketing team, this is typical for Singapore condominiums in the Pasir Ris area. Leasehold properties do experience lease decay over extended periods, which can impact resale values and financing eligibility as the lease tenure diminishes. Properties with shorter remaining leases (below 85 years) may face restricted buyer pools and reduced valuation support from lending institutions. However, with a recent development such as Livia, lease decay is not an immediate concern; purchasers should nonetheless incorporate lease tenure considerations into their long-term wealth planning.

Competitive Context and Supply Dynamics

The Pasir Ris residential market encompasses several competing developments, each positioned at different price points and targeting varying buyer demographics. Livia's positioning reflects the broader maturation of the Pasir Ris market, where newer developments must offer contemporary design, amenities, and value propositions to compete effectively against established alternatives. The broader district has seen measured new supply over recent years, with a pipeline that remains relatively controlled compared to other growth areas in Singapore. This supply balance has historically supported price stability and predictable capital appreciation for properties in well-located, well-maintained developments.

Prospective purchasers should undertake comparative analysis against other Pasir Ris properties at comparable price points, evaluating not merely headline asking prices but effective price per square foot, floor plans, amenities offerings, and proximity to MRT infrastructure. Such analysis typically reveals that properties within 10 minutes' walk of the MRT command a material premium relative to comparable units in more peripheral locations, reflecting the quantifiable value of enhanced connectivity.

Conclusion

Livia represents a credible option within Singapore's residential property market for purchasers seeking contemporary accommodation in an established, well-connected neighbourhood. The combination of proximity to public transport, neighbourhood maturity, and design quality positions the development to appeal to multiple buyer segments. Whether evaluating the property as a family home, an upgrade destination, or an investment asset, purchasers should undertake comprehensive due diligence encompassing financing capacity, tax implications, and long-term wealth positioning. The Pasir Ris market's demonstrated resilience, combined with ongoing infrastructure enhancement initiatives across the eastern corridor, supports a constructive medium-term outlook for residential property values in this precinct.

Frequently Asked Questions

What rental yield can investors expect from properties at Livia?

Properties at Livia are positioned within the established Pasir Ris residential market, which has demonstrated consistent rental demand driven by MRT connectivity and neighbourhood maturity. Gross rental yields for comparable properties in this precinct typically range between 2.5% and 3.5%, though actual returns depend on specific unit configuration, prevailing market rental rates, and the broader macroeconomic environment. The Circle Line connectivity provides particular appeal to expatriate and young professional tenant segments, which historically supports stable demand and rental rate stability. Investors should conduct specific yield analysis based on current market rents for comparable units and their intended holding period, as net returns will be reduced by property tax, maintenance levies, and potential vacancy periods. The lease tenure of the specific unit acquired will also influence long-term rental yield sustainability, as properties with lengthier leases retain stronger appeal to institutional and long-term tenant bases.

How does the price per square foot at Livia compare to recent Pasir Ris transactions?

The Pasir Ris property market has historically demonstrated price per square foot levels within a range of approximately S$1,200 to S$1,600 for condominium properties, though this varies considerably based on lease tenure, amenities offering, and distance to the MRT station. Livia's positioning at approximately S$1,560 per square foot (based on observed unit configurations and pricing) places it within the upper-mid range for the neighbourhood, reflecting its contemporary design, established location, and MRT proximity. Recent transaction evidence across Pasir Ris suggests that properties within 10 minutes' walk of the MRT command a consistent premium of 10-15% relative to comparable properties in more peripheral locations, reflecting the quantifiable value of transport connectivity. Purchasers should cross-reference current asking prices against recent comparable sales data to ensure competitive positioning, taking into account floor level, unit orientation, age of the development, and any premium amenities offerings. The broader trajectory of price per square foot in Pasir Ris has reflected modest appreciation aligned with broader market cycles, supporting a constructive medium-term outlook for capital preservation and gradual appreciation.

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

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty at the current statutory rate of 20% of the purchase price, in addition to the standard Buyer's Stamp Duty (which itself escalates based on purchase price). For a property at Livia valued at S$2.4 million, the 20% ABSD represents an additional S$480,000 in acquisition costs, materially increasing the total outlay required to complete the purchase. This ABSD obligation applies equally to second-property purchases intended for owner-occupation or investment purposes, and represents a significant cost implication that must be factored into investment decision-making and overall wealth planning. For investors, the ABSD cost effectively increases the required capital outlay and reduces net returns unless offset by substantial capital appreciation or rental income over the holding period. Purchasers should engage qualified tax and legal advisors to fully understand ABSD implications and explore any potential exemptions or deferrals that may apply to their specific circumstances, as these can materially affect the financial attractiveness of a property investment.

What lease decay risk exists, and how might this affect long-term resale value?

As a condominium development on leasehold land (the standard tenure structure for private residential properties in Singapore), Livia properties are held on a fixed lease term, with lease decay representing a gradual reduction in the remaining tenure over time. For a recently completed development such as Livia, lease decay is not an immediate concern; however, the long-term value proposition does depend on the original lease tenure granted by the state. Properties with remaining leases below 85 years typically face restricted financing eligibility from institutional lenders, as many banks cap advances at properties with leases of at least 85 years remaining at loan maturity. Similarly, resale buyer pools contract as lease tenure diminishes, potentially restricting valuation support and necessitating price reductions to achieve sales. The Singapore government's leasehold system is designed around a 99-year standard tenure (with certain premium locations receiving 999-year or freehold terms), and properties approaching the final 30 years of their lease term have historically required substantial discounts to achieve sales. Purchasers should confirm the specific lease tenure of any unit at Livia before committing to purchase, and incorporate lease decay considerations into their long-term wealth planning, particularly if intending to hold the property beyond 40-50 years.

How does proximity to CP1 Pasir Ris MRT station influence demand and capital appreciation?

The proximity of Livia to CP1 Pasir Ris MRT station—approximately 720 metres or a 9-minute walk—represents a material competitive advantage in the residential property market, with established research indicating that properties within this distance command consistent premiums relative to more peripheral locations. The Circle Line connectivity provides direct access to the CBD, Marina Bay, and other significant employment centres, enabling residents to complete commutes of 20-30 minutes without reliance on private transport. This connectivity has historically supported sustained demand for residential properties in Pasir Ris, even as newer developments emerge elsewhere on the island, and has contributed to measured capital appreciation aligned with broader market cycles. The MRT proximity also enhances the rental demand profile, as tenants prioritise convenient transport access and the ability to access employment and education destinations across the island. Long-term capital appreciation patterns for properties in MRT-proximate developments have generally outpaced those in more peripheral locations by 0.5-1.5% per annum, though this varies based on broader economic conditions and supply-demand dynamics. The Circle Line's recent completion and ongoing enhancement of transport infrastructure across the eastern corridor suggests that this MRT advantage will continue to support demand sustainability and capital value appreciation over medium to long-term holding periods.

Which buyer profiles is Livia most suited to—first-timers, upgraders, HNW investors?

Livia is positioned to appeal to multiple buyer segments, though specific suitability depends on individual financial capacity and property objectives. First-time homebuyers are unlikely to be primary targets at the S$2.4 million entry price point, which typically requires household incomes in excess of S$100,000-150,000 per month; however, those with substantial savings and high household incomes may find Livia attractive as a permanent primary residence with contemporary design and established neighbourhood credentials. Upgraders—particularly HDB owners seeking to transition into the private residential market or apartment-dwellers desiring larger accommodations—represent a core target demographic, as Livia offers spacious configurations with multiple bedroom and bathroom options at price points accessible to higher-income households transitioning from public housing. High-net-worth investors find Livia interesting primarily as part of a diversified residential property portfolio rather than as a primary investment vehicle, as the 2.5-3.5% gross yield profile may be modest relative to alternative asset classes; however, the combination of capital appreciation potential, capital preservation characteristics, and diversification benefits can justify investment allocations. Downsizers seeking to transition from landed properties whilst maintaining generous living spaces represent an additional target segment. Prospective purchasers should evaluate their property objectives, long-term wealth planning, financing capacity, and tax implications to determine whether Livia aligns with their individual circumstances and investment thesis.

What TDSR headroom exists for typical buyers at the S$2.4M price point?

At the S$2.4 million entry price point observed at Livia, most institutional lenders will advance financing up to 75% of the property value (S$1.8 million) on a 25-year amortisation schedule at prevailing interest rates. With indicative interest rates in the 3.5-4.0% range, this equates to approximate monthly loan instalments of S$9,000-9,500, which when added to other existing debt obligations must not exceed 30% of gross monthly household income under standard debt servicing ratio (TDSR) parameters. This constraint translates to a requirement for approximately S$120,000-150,000 in gross monthly household income to achieve comfortable financing headroom for properties at the lower end of Livia's price spectrum. For purchasers at the upper end of the development's price range, TDSR requirements escalate proportionately, often necessitating household incomes exceeding S$200,000 per month. It is important to recognise that TDSR constraints are enforced by the Monetary Authority of Singapore and represent binding constraints on loan eligibility; lenders cannot advance financing that would violate these ratios regardless of borrower enthusiasm. Purchasers should obtain formal loan pre-approvals from financial institutions to confirm the maximum advancement they can access before committing to offers, as financing constraints represent a material risk to purchase completion.

How does Livia compare to competing Pasir Ris developments in terms of value?

The Pasir Ris residential market encompasses several competing developments positioned at overlapping price points, including both newer projects and established properties across the neighbourhood's mature residential fabric. Comparative analysis of Livia against alternatives such as older-vintage developments or properties in more peripheral locations typically reveals a 10-15% price premium reflecting contemporary design, modern amenities offerings, and MRT proximity. The value proposition depends heavily on individual unit specifications—floor level, orientation, view quality, and proximity to internal amenities—and purchasers should conduct side-by-side comparisons of price per square foot, floor plan quality, amenities offerings, and expected rental performance across available options. Newer developments such as Livia generally command premiums relative to older-vintage properties due to enhanced finishes and design quality, though this premium can be economically justified where it translates into superior rental demand or more attractive owner-occupation characteristics. The broader Pasir Ris supply pipeline remains relatively measured compared to other growth areas, suggesting limited new supply competition in the medium term and supporting price stability for contemporary developments such as Livia. Purchasers evaluating Livia against alternatives should assign particular weight to MRT proximity, unit configuration, and development amenities standards, as these factors have historically proved the strongest determinants of long-term capital value and rental performance.

Are higher or lower floor units at Livia better value for money?

Floor level selection at Livia involves trade-offs between different value considerations rather than clear-cut economic advantage. Lower floor units (ground to 5th floors) typically command modest price discounts of 3-7% relative to comparable mid-level units, reflecting reduced privacy from street activity, less dramatic views, and certain subjective lifestyle preferences; however, these units offer practical advantages including faster lift access, reduced dependency on building services, and lower noise exposure from rooftop equipment. Mid-level units (5th to 20th floors) typically command the strongest values per square foot on a pure economic basis, balancing acceptable view quality, privacy standards, and proximity to ground-level amenities without the substantial premiums applied to high-floor units. Higher floor units (20th floor and above) command material price premiums, often 15-25% above comparable lower-floor configurations, driven by superior views, enhanced privacy, and status appeal to certain buyer cohorts; however, these premiums frequently exceed the economic justification based on rental demand or tangible lifestyle benefits. For investor purchasers focused on rental yield, mid-level units consistently deliver superior economic returns on a risk-adjusted basis, as the rental demand for these configurations remains strong whilst the acquisition cost premium is modest relative to high-floor alternatives. Owner-occupiers should select floor level based on personal preferences regarding views, privacy, and accessibility, recognising that subjective preferences vary widely and may not translate into equivalent appreciation or rental demand. A systematic comparison of price per square foot across different floor levels at Livia will reveal the economic trade-offs and inform optimal purchasing decisions aligned with individual priorities.

What is the future supply pipeline for residential developments in the Pasir Ris and eastern corridor area?

The Pasir Ris and broader eastern corridor residential market has experienced measured new supply growth over recent years, with a development pipeline that remains relatively controlled compared to growth areas such as Punggol or Tengah. Urban Redevelopment Authority plans indicate that the eastern corridor will continue to receive selected new housing supply focused on strategic infill opportunities and estate renewal initiatives rather than large-scale greenfield development. The Circle Line's completion has supported maturation of the Pasir Ris market, with expectations that new supply in this precinct will be limited to selective replacement or refurbishment projects rather than substantial new residential development. This supply moderation creates a supportive environment for capital value appreciation in well-located, contemporary developments such as Livia, as supply constraints have historically supported price stability and measured appreciation over multiple property cycles. The broader residential property market in Singapore has experienced substantial new supply completions over the past decade, particularly in newer districts such as Punggol and Sengkang, which may moderate overall market pricing; however, the MRT-proximate, mature neighbourhoods such as Pasir Ris have demonstrated more resilient value retention due to established infrastructure and limited new competitive supply. Purchasers acquiring at Livia can reasonably expect that future supply additions to the Pasir Ris market will remain measured, supporting a constructive long-term outlook for capital preservation and appreciation aligned with broader economic growth. The limited near-term pipeline of competing supply represents a material advantage for contemporary developments such as Livia relative to newer estates experiencing substantial supply influx.

Livia — From S$2.4M