Type

Units

Min Area

Price Range

4+ BR

1346 sqft

S$1.8m

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1,798,000.
Located 9 min (720 m) from CP1 Pasir Ris MRT Station.

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Livia: Contemporary Living in Pasir Ris

Livia stands as a distinguished residential address in the Pasir Ris precinct, offering spacious accommodation designed for those seeking quality living space in a well-connected eastern locale. The development comprises units ranging across different configurations, with four-bedroom offerings providing generous proportions suitable for families, extended households, or those requiring dedicated home office and study areas. Positioned at 71 Pasir Ris Grove, the project occupies a strategic address within one of Singapore's most mature and desirable residential suburbs.

The proximity to Pasir Ris MRT Station—situated merely 720 metres away—represents a significant advantage for residents prioritising seamless transportation options. This nine-minute walk to the Circle Line interchange grants immediate access to the broader MRT network, facilitating commutes to the CBD, Changi Airport, and secondary business districts with notable efficiency. The station's position as a major transport hub further enhances the appeal of properties within this catchment, historically correlating with stronger capital appreciation trajectories and sustained rental demand.

Design and Space Standards

Units within Livia are thoughtfully laid out to maximise functional living areas, with four-bedroom configurations typically exceeding 1,300 square feet, affording residents the space to accommodate varied lifestyle requirements. The floor plans reflect contemporary design thinking, balancing open-plan entertaining zones with private sleeping quarters and auxiliary facilities. Three-bathroom provision across these units ensures convenience for multi-generational or larger households, whilst maintaining the flexibility expected within modern condominium living.

The architectural approach prioritises natural light and ventilation, with unit orientations and fenestration carefully orchestrated to capture available sightlines and cross-ventilation opportunities. Internal specifications align with the development's positioning as a premium-grade residential property, reflecting a standard commensurate with expectations from affluent owner-occupiers and serious investors evaluating opportunities within the Pasir Ris market segment.

Location and Neighbourhood Character

Pasir Ris has established itself as a sought-after residential destination, characterised by mature landscaping, established community infrastructure, and a demographic profile weighted towards successful professionals and established families. The neighbourhood benefits from over three decades of residential development, resulting in a stable, well-maintained environment with predictable property dynamics. Schools, shopping facilities, dining establishments, and recreational amenities are comprehensively distributed throughout the locality, supporting the lifestyle expectations of varied buyer profiles.

The proximity to Pasir Ris Town Centre provides convenient access to retail and F&B offerings, whilst the neighbourhood's position within the East Coast corridor connects residents to beaches, coastal parks, and leisure facilities. This combination of suburban tranquillity and urban convenience has sustained the area's appeal across multiple property cycles, demonstrating resilience in both owner-occupier and investor-driven markets.

Investment Considerations

Properties within Livia appeal to investors evaluating rental yields and capital preservation strategies within the condominium segment. The Pasir Ris MRT proximity and established neighbourhood character support consistent tenant demand from relocated executives, young professionals, and families seeking eastern corridor accommodation. Rental yields within this locality typically range between 2.5 and 3.5 per cent depending on unit configuration and market conditions, with four-bedroom units often commanding premium rents reflecting their suitability for larger households and multi-generational arrangements.

The development's positioning in a mature market with steady population dynamics reduces exposure to speculative cycles, appealing to investors prioritising capital stability over aggressive appreciation. The combination of strong transportation connectivity and established amenities supports long-term occupier demand, creating a durable foundation for sustained rental revenue. Prospective purchasers should factor in their personal tax circumstances and investment horizon when evaluating returns, as some investor profiles may benefit from longer holding periods to optimise capital efficiency.

Pricing and Market Position

Units throughout Livia are priced from approximately S$1.8 million, reflecting the development's positioning within the upper-mid-range condominium market and the inherent value of four-bedroom specifications in the Pasir Ris locality. Recent transactional data within comparable developments suggests price per square foot in the region of S$1,300 to S$1,450, with variations reflecting unit orientation, floor level, and individual configuration nuances. The pricing strategy reflects the development's quality standards, finish specifications, and the enduring desirability of this established residential precinct.

Comparative analysis against competing four-bedroom offerings in nearby developments indicates Livia's pricing to be competitively positioned, particularly when accounting for the direct proximity to MRT transport infrastructure and the neighbourhood's stability profile. Buyers evaluating options within this size and price segment should conduct due diligence on price trends within the broader Pasir Ris market to establish an informed baseline for negotiation and purchase decision-making.

Financing and Ownership Considerations

Purchasers evaluating Livia should understand the financing landscape specific to condominium acquisitions in Singapore. First-time buyers benefit from exemption from Additional Buyer's Stamp Duty (ABSD), enabling more efficient capital deployment and improved loan-to-value ratios under prevailing mortgage frameworks. Second residential property purchasers, conversely, incur ABSD at the current rate of 20 per cent, materially affecting the total acquisition cost and requiring careful financial planning to ensure sufficient liquidity and ongoing servicing capacity.

Total debt servicing obligations typically require that monthly commitments remain below 60 per cent of gross household income, a threshold that prospective purchasers should verify with mortgage advisors to ensure adequate financing headroom. At typical Livia price points of S$1.8 million and above, loan facilities in the region of S$1.35 to S$1.44 million remain available to appropriately qualified borrowers, with the balance requiring cash equity commitment. Purchasers should engage financial advisors to model scenarios incorporating ABSD liabilities, legal costs, and renovation provisions to establish realistic total acquisition budgets.

Demand Drivers and Market Dynamics

The Pasir Ris locality continues to attract upgraders transitioning from executive condominiums or smaller condominium units, drawn by the improved space standards and prestige associated with larger four-bedroom configurations. The neighbourhood's demographic profile—weighted towards established professional households with children—generates sustained demand for family-oriented units offering multiple bedrooms, study facilities, and entertaining spaces. This demand profile has historically demonstrated resilience across property cycles, supporting relatively consistent occupier absorption and limiting downside volatility.

The MRT proximity serves as a critical demand catalyst, particularly for working professionals requiring reliable transportation to employment centres outside the eastern corridor. Commuting times to the CBD remain manageable, and the Circle Line's integration with other MRT lines provides flexibility for households with multiple employment locations. This transportation accessibility has progressively elevated the area's appeal to a wider demographic range, supporting steady capital value appreciation and rental demand sustainability.

Future Considerations and Market Outlook

The Pasir Ris planning area remains subject to periodic residential intensification, with ongoing development applications and potential Urban Redevelopment Authority (URA) planning adjustments shaping long-term supply trajectories. Prospective purchasers should remain cognisant of the planning masterplan for the locality, as significant new residential supply announcements could theoretically affect capital appreciation trajectories. Conversely, the area's mature infrastructure, established schools, and consolidated community facilities suggest that well-positioned developments will continue attracting buyer interest even as incremental new supply emerges.

The development's positioning as a four-bedroom premium offering positions it favourably within market segments demonstrating structural demand growth as affluent households prioritise space, amenities, and connectivity. Long-term demographic trends supporting professional household formation and family accommodation expansion suggest sustained interest in properties meeting these specifications within accessible, well-connected localities.

Frequently Asked Questions

What rental yield can investors typically expect from a four-bedroom unit at Livia?

Four-bedroom units at Livia typically support rental yields between 2.5 and 3.5 per cent, depending on market conditions, unit configuration, and individual lease terms. The Pasir Ris locality attracts consistent tenant demand from families, relocated professionals, and larger households seeking spacious accommodation, supporting relatively stable monthly rental revenue. Investors should note that yields vary according to personal rental rates, lease duration, and market cycles; prospective purchasers are advised to conduct detailed yield modelling using current comparable rental data for four-bedroom units within the Pasir Ris precinct to establish realistic income projections specific to their investment timeframe and risk profile.

How does Livia's pricing per square foot compare to other Pasir Ris developments?

Recent transactional evidence within the Pasir Ris market indicates price per square foot for comparable four-bedroom condominium units ranging between S$1,300 and S$1,450, with Livia positioned competitively within this spectrum. The development's pricing reflects its quality standards, finish specifications, proximity to Pasir Ris MRT Station, and the established maturity of the neighbourhood. Buyers evaluating Livia should cross-reference pricing against recent transactions within competing developments such as other nearby four-bedroom offerings to establish an informed baseline; the MRT proximity and neighbourhood stability typically justify pricing toward the upper end of the local range.

What are the ABSD implications for second residential property buyers purchasing at Livia?

Second residential property purchasers who are Singapore Citizens incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20 per cent on the purchase price, substantially increasing total acquisition costs. For a typical Livia unit priced at S$1.8 million, this equates to ABSD liability of S$360,000, requiring careful financial planning to ensure adequate liquidity and ongoing servicing capacity. Prospective second-property purchasers should factor this liability into total acquisition budgets alongside legal costs, mortgage fees, and potential renovation expenditure; first-time buyers remain exempt from ABSD and should explore this advantage when assessing financing efficiency.

What is the lease tenure at Livia, and how might lease decay affect future resale value?

Livia is a condominium development with a 99-year leasehold tenure, providing residents with substantial security of tenure extending well beyond typical ownership timeframes. While 99-year leases offer considerable advantages, lease decay—the progressive reduction in lease length over time—eventually impacts property valuation as the lease term contracts. Properties with lease lengths below 60 years typically experience accelerated value depreciation and reduced financing availability, a dynamic prospective purchasers should monitor over extended holding periods. For investors with a 20 to 30-year investment horizon, lease decay risk remains manageable at Livia's current positioning; however, purchasers should incorporate lease length into long-term financial planning and consult advisors regarding potential enfranchisement opportunities or lease extension mechanisms that may become relevant in future decades.

How does proximity to Pasir Ris MRT Station influence property demand and capital appreciation?

The 720-metre distance to Pasir Ris MRT Station represents a material competitive advantage, positioning Livia within the optimal catchment for MRT-linked properties where transportation accessibility correlates strongly with sustained demand and capital appreciation. MRT-proximate properties historically demonstrate greater resilience across property cycles, as transport connectivity attracts working professionals, families, and investor purchasers prioritising commuting efficiency. The Pasir Ris Station's role as a major Circle Line interchange with multiple onward connections enhances this dynamic, supporting consistent occupier demand and limiting downside volatility. Properties exceeding 1.5 kilometres from MRT stations typically experience noticeably reduced appreciation trajectories, underscoring the value premium associated with Livia's positioning within walking distance of the transport network.

Which buyer profiles are best suited to purchasing a four-bedroom unit at Livia?

Four-bedroom units at Livia appeal to multiple buyer segments: upgraders transitioning from smaller units or executive condominiums seeking enhanced space for growing families; high-net-worth owner-occupiers prioritising established neighbourhoods and premium specifications; investors evaluating yield-generating assets with stable long-term demand fundamentals; and families requiring dedicated study and guest accommodation alongside primary sleeping areas. The neighbourhood's demographic profile—weighted toward established professionals and families—aligns particularly well with owner-occupier purchasers in the 35 to 55-year age range with stable professional incomes. Investor purchasers benefit from consistent tenant demand from larger households and relocated executives, supporting rental revenue stability. First-time buyers exploring four-bedroom options benefit from ABSD exemption but should verify affordability within personal financing constraints.

What Total Debt Servicing Ratio (TDSR) requirements apply at Livia price points, and what financing headroom exists?

Singapore's mortgage framework requires total monthly debt servicing commitments to remain below 60 per cent of gross household income, a threshold governing available loan facilities at Livia price points. For a typical S$1.8 million purchase, lenders typically approve loan facilities in the region of S$1.35 to S$1.44 million (75 per cent of purchase price), requiring cash equity of S$360,000 to S$450,000 before factoring ABSD liabilities for second-property buyers. At this price level, purchasers with gross household incomes exceeding S$270,000 annually typically satisfy TDSR requirements with reasonable servicing buffers, though individual lending assessments reflect personal debt obligations and credit profiles. Prospective purchasers should engage mortgage advisors to model personal scenarios incorporating all financial commitments, ensuring TDSR compliance and adequate monthly servicing headroom.

How does Livia compare to nearby competing four-bedroom developments in Pasir Ris?

The Pasir Ris locality contains several comparable four-bedroom condominium developments competing within similar price and specification segments, including properties offering comparable space standards and MRT proximity. Livia's competitive positioning reflects its quality finishes, architectural appeal, amenities provision, and the development's reputation within the local market. Comparative analysis should extend beyond purchase price to encompass total cost of ownership, including service and sinking fund contributions, which vary materially across developments and impact long-term affordability. Prospective purchasers evaluating competing developments should conduct site visits to assess specification differences, examine service charge histories, review available amenities, and verify MRT walking distances to establish informed comparison frameworks. Recent transactional activity within competing developments provides market data supporting pricing validation and investment decision-making.

Which unit stacks or floor levels at Livia offer the strongest value proposition?

Middle-floor units—typically occupying the 5th to 15th storeys—often represent superior value within condominium developments, offering enhanced privacy relative to lower floors whilst avoiding potential exposure to upper-level noise transmission and occupant concentration. Units positioned at the corners of each stack frequently command premiums reflecting superior sightlines and cross-ventilation, though non-corner units on equivalent storeys offer comparable functionality at lower price points. Lower floors (1st to 4th storey) may experience marginally reduced capital appreciation trajectories due to perceived privacy constraints and sightline limitations, though they appeal to families with young children or mobility-constrained residents. Higher floors typically sustain premium pricing reflecting enhanced views and prestige positioning, though marginal appreciation benefits may not justify the price differential for all purchaser cohorts. Prospective buyers should evaluate personal preferences regarding sightlines, noise exposure, and convenience factors against pricing variations to identify personally optimal floor levels.

What future residential supply pipeline exists in Pasir Ris, and how might this affect Livia's appreciation trajectory?

The Pasir Ris planning area remains subject to periodic residential development, with potential future supply announcements capable of moderating capital appreciation trajectories within the locality. The Urban Redevelopment Authority (URA) masterplan for Pasir Ris indicates planned intensification focused on selected precincts, which could introduce incremental new supply competing within similar market segments. However, Livia's positioning in an established, mature neighbourhood with consolidated community infrastructure suggests sustained demand regardless of incremental new supply, particularly for four-bedroom configurations appealing to families and upgraders. The locality's historical stability across multiple property cycles and the enduring appeal of MRT-proximate locations suggest that well-maintained, quality developments will continue attracting occupiers even as competitive new supply emerges. Prospective long-term purchasers should review publicly available URA planning documents and development pipelines to assess medium-term supply scenarios, though the broad consensus favours continued demand strength within the Pasir Ris precinct across most macro scenarios.

Livia — From S$1.8m