Belysa Resales At $1,400 PSF — 39% Below Pasir Ris 8 Sub-Sale

Why Belysa keeps coming up in Pasir Ris

Start with the comparable price stack. Pasir Ris 8 transacts at $2,050 PSF on sub-sale. Coco Palms holds $1,650 PSF on resale. D'Nest and Palette cluster at $1,500-$1,540 PSF. And then there is Belysa, a 315-unit former Executive Condo on Pasir Ris Drive 1 that fully privatised in May 2024, where 3-bedroom resales transact at around $1,400 PSF.

That gap is meaningful. A 1,054 sqft 3-bedroom at Belysa has been changing hands at $1.45M-$1.60M over the past 12 months. The same footprint at Pasir Ris 8 sub-sale: $2.08M. The same footprint at Coco Palms resale: $1.74M. Belysa is the cheapest entry into central Pasir Ris private stock, by a clear margin.

The trade-off is the walk to the MRT. Belysa sits at the western end of Pasir Ris town, a 10-12 minute walk to Pasir Ris MRT (EW1). For buyers willing to walk that distance, the price already factors it in. For buyers who want to walk down a lift lobby into the MRT concourse, Pasir Ris 8 is the only option in the area — at the price you would expect to pay for it.

Does the value hold, or is the discount a warning? Should you buy Belysa? Yes, if your decision criteria allow for the walk. No, if integrated MRT access is non-negotiable.

How we review: the QPE framework

Every review on this site runs through our QPE framework: Quality, Price, Exit.

Quality covers developer track record, land size, layouts, MRT access, views, and facilities. Price examines total price (not PSF) and how it compares against what the market has tested — is there a price gap, or are you paying above where the market has cleared? Exit asks who buys from you when it is time to sell, what the demand pool looks like, and what competing supply exists at resale.

All three need to check out. If one fails, you need to know which one, and why.

What you are getting at Belysa

Belysa is a 99-year leasehold D18 condo on Pasir Ris Drive 1, sitting beside Park View Primary School and a short walk from White Sands shopping mall. Three blocks (two 18-storey towers and one 16-storey tower) across 162,987 sqft of land. 315 units total. Developed by Pasir Ris EC Pte Ltd, sold out within a month of its May 2011 launch. TOP achieved May 2014.

The Belysa condo is one of only two condominium developments on Pasir Ris Drive 1 itself (the road also hosts Park View Primary School and the bus interchange feeder routes). Most Pasir Ris private stock — Coco Palms, D'Nest, Palette — is concentrated along Pasir Ris Grove, a parallel road sitting roughly 200-400m closer to the MRT.

Belysa was an Executive Condominium, a hybrid HDB-private product sold to qualifying Singaporean families with combined incomes capped at $14,000 at the time. Five years post-TOP, ECs become eligible for resale to all Singaporeans and PRs. Ten years post-TOP, full privatisation: foreigners (subject to standard ABSD), all buyer pools, no restrictions. Belysa hit that ten-year mark in May 2024.

Belysa differs from its Pasir Ris peers in two ways. First, the land: 162,987 sqft for 315 units works out to roughly 517 sqft per unit, almost three times the density at Pasir Ris 8 (185 sqft per unit) and well above Coco Palms (174 sqft per unit). Lower density translates to more breathing room between blocks, larger facility footprints, and units that feel detached from neighbouring towers rather than stacked on them.

Second, the BCA Green Mark Platinum certification, the highest sustainability rating available, was rare for a 2014 EC. Cross-ventilated layouts, north-south orientations, and energy-efficient mechanical systems were not premium upgrades; they were baseline.

Source: Developer site plan

Belysa price: what URA transactions show

URA REALIS recorded 20 Belysa resale price transactions over the past 12 months. Every one priced between $1.16M and $1.94M. PSF ranged from $1,304 to $1,517.

Source: URA REALIS, transactions Jun 2025 to Apr 2026.

Over a 24-month window, 45 transactions closed: 37 three-bedroom deals and 8 four-bedroom deals. Median 3BR: $1.45M at $1,388 PSF. Median 4BR: $1.76M at $1,302 PSF. The figures line up with URA REALIS.

The price band is tight. $1,300-$1,500 PSF across the development, with the variance coming from unit size and floor, not from buyer behaviour or panic discounting. That is what a stable resale market looks like.

The 12-month trend is flat to slightly appreciating. Recent April 2026 deals at $1,422-$1,434 PSF sit roughly in line with mid-2025 deals at $1,371-$1,418 PSF. No spike, no collapse. The market has settled at a price point and is holding.

Belysa vs Coco Palms, D'Nest, Palette: the Pasir Ris resale stack

Pasir Ris private condo supply is concentrated in five 99-year developments: Pasir Ris 8 (newest, integrated MRT), Coco Palms (2018), D'Nest (2017), Palette (2015), and Belysa (2014, former EC). Same district, same demand pool, similar tenure remaining. The price split is clean.

Source: URA REALIS, last 12 months by development. Pasir Ris 8 figures are sub-sale (developer launched July 2021).

A standard 3-bedroom at around 1,054 sqft transacts at:

• Belysa: ~$1.50M (~$1,400 PSF)
• Palette: ~$1.62M (+8% over Belysa)
• D'Nest: ~$1.55M (+3% — closest comp)
• Coco Palms: ~$1.74M (+16%)
• Pasir Ris 8 sub-sale: ~$2.16M (+44%)

For 4-bedroom units, the gap widens further:

Note: Pasir Ris 8 4-bedroom is developer-launch median — no sub-sales have transacted.

A 1,335 sqft 4-bedroom at Belysa lands around $1.84M. The closest comp at D'Nest (1,410 sqft) sits around $2.22M, roughly $380K more for 75 additional sqft. Pasir Ris 8's 4-bedroom developer launch median was $2.49M for a 1,464-1,550 sqft unit. The Belysa 4-bedroom is the cheapest path to a four-room private condo in central Pasir Ris by a meaningful margin.

The gap to Pasir Ris 8 is the widest of all. Belysa 3BR at $1.50M sits 39% below Pasir Ris 8 sub-sale at $2.08M, for the same 1,054 sqft footprint, in the same district, on the same 99-year tenure, with the same upgrader demand pool buying it.

The integrated MRT at Pasir Ris 8 is what sets it apart. The 39% gap is what the market currently charges for that. For a buyer who would walk 10-12 minutes anyway, that 39% becomes the saving rather than the cost.

Belysa floor plans: 3-bedroom and 4-bedroom layouts

The Belysa floor plan stack leans heavily toward 3-bedroom families. 191 of the 315 units (61%) are standard 3-bedrooms. Adding the 31 three-bedroom + study units and the 17 three-bedroom dual-key units, the family-sized count rises to 239, over three-quarters of the development.

3-bedroom standard (B2): the most common Belysa floor plan

Source: Developer floor plan

969 sqft. Dumbbell layout, master and common rooms on opposite ends. 2 bathrooms, open kitchen, balcony off the living/dining area. The most common 3-bedroom footprint at Belysa.

For a young family upgrading from a 4-room HDB, the B2 at $1.40M-$1.50M is the entry. Common rooms run HDB-standard (~9 sqm each), the master accommodates a queen plus wardrobe, and the dumbbell layout keeps the master door from facing the common room doors. Defensible at exit. The closest competitor at this footprint is D'Nest's 968 sqft 3BR at ~$1.45M — same size, $50K-$70K more, with planters rather than a full balcony.

3-bedroom premium (A1p): larger living, same PSF

1,216 sqft. 3 bedrooms, 3 bathrooms, larger living and dining footprint, balcony with garden access on selected stacks. Recent transactions: $1.70M-$1.74M (~$1,398-$1,431 PSF).

The PSF on the A1p is essentially the same as the smaller B2, meaning the additional 247 sqft is priced at the development's average PSF, not at a premium. For an established family with two or three children, A1p is the working layout: kids' rooms accommodate single beds plus desks, the dining footprint seats six, and the kitchen takes an island reconfigure. At $1.70M it is the cheapest real 3-bedroom with three bathrooms in central Pasir Ris.

3-bedroom premium with roof terrace (B2pr): the top-floor variant

Source: Developer floor plan

1,442 sqft including the private roof terrace, on the 18-storey blocks. Same internal layout footprint as the B2/B2p, with an additional outdoor deck accessible via internal staircase. Limited supply. These top-floor units rarely surface on resale. Active listings ask up to $2.05M ($1,389 PSF) for the largest variants.

The roof terrace is functional outdoor space, not a feature on the brochure. For a buyer who values outdoor living in a high-density city, the B2pr is the only 3-bedroom with this offering at the Belysa price point.

Belysa 3BR vs Coco Palms 3BR: same footprint, different price

For buyers cross-shopping the two standalone Pasir Ris 3-bedrooms, here is what each looks like at matched sizes.

Compact 3BR (~915-969 sqft band):

Belysa B2 — 969 sqft — recent transactions $1.37M-$1.50M ($1,414-$1,496 PSF)

Coco Palms C2 — 915 sqft — recent transactions tracking around $1.50M-$1.55M ($1,640-$1,695 PSF)

The Belysa B2 runs 54 sqft larger and prices roughly $50K-$100K below the smaller Coco Palms C2.

Premium 3BR (1,216 sqft — exact size match):

Belysa A1p prices $1.70M-$1.74M ($1,398-$1,431 PSF). Coco Palms C2(P) tracks $1.95M-$2.05M ($1,604-$1,686 PSF).

Same footprint, $250K-$300K spread. The internal partitioning differs. Coco Palms C2(P) leans toward larger common rooms with a smaller master; Belysa A1p balances more evenly with a generous master. Either works for an established family.

Spacious 3BR + Study (~1,432-1,442 sqft band):

Belysa B2pr — 1,442 sqft (incl. roof terrace) — listings asking up to $2.05M ($1,389 PSF)

Coco Palms C3S(P) — 1,432 sqft — recent transactions $2.20M-$2.30M ($1,540-$1,608 PSF)

At the spacious 3BR + study layer, both developments converge in absolute footprint (1,432-1,442 sqft). The Belysa variant adds a private roof terrace; the Coco Palms variant adds a dedicated study room within the internal layout. The Belysa price band sits roughly $200K-$300K below.

4-bedroom standard (D1b): the largest standard 4BR in Pasir Ris

Source: Developer floor plan

1,335 sqft. 4 bedrooms, 3 bathrooms. Recent transactions land $1.74M-$1.84M ($1,304-$1,378 PSF).

Direct 4-bedroom layout comparisons:

Source: URA REALIS, last 12 months. Pasir Ris 8 4BR is developer launch median; no sub-sales recorded.

For a multi-generational family or a household where every child needs a real bedroom plus a helper's room, D1b at $1.74-$1.84M is the cheapest path to a 4-room private condo in central Pasir Ris. The footprint is comparable to or smaller than the comp 4-bedrooms, but priced 15-30% lower in absolute terms.

4-bedroom premium with roof terrace (D1p, D2p): the spacious penthouses

Source: Developer floor plan

1,841-1,927 sqft including private roof terraces. These are the units with no equivalent at Coco Palms, D'Nest, or Palette. The largest 4-bedroom layouts at any other Pasir Ris private condo top out around 1,470-1,690 sqft. At Belysa's recent transaction PSF of $1,304-$1,442, the D1p and D2p variants land in the $2.40M-$2.78M range.

That price band overlaps with Coco Palms 4-bedroom resales ($2.20M-$2.37M for 1,377-1,474 sqft) and Pasir Ris 8 4-bedroom developer launches ($2.18M-$2.77M for 1,464-1,550 sqft). At similar absolute prices, Belysa offers 400-500 additional sqft and a private roof terrace.

2-bedroom (B1): the asterisk

Source: Developer floor plan

947 sqft. 15 units total, 4.8% of the development. 2 bedrooms, 2 bathrooms, balcony off the living/dining.

The layout is efficient. The kitchen runs along one wall, the living/dining footprint is generous for a 2-bedroom, and the master accommodates a king bed. As a layout it works.

Pasir Ris is a family-upgrader market. Pricing here tracks what HDB upgrader households pay for 3-bedroom and 4-bedroom layouts. The 2-bedroom buyer pool is narrower (primarily investors targeting yield and DINK couples), and at Belysa the 2-bedroom supply is limited to 15 units. That means thin resale liquidity, and a layout pool that does not benefit from what actually moves Pasir Ris prices.

For investors targeting yield in central Pasir Ris, Pasir Ris 8 offers a deeper 2-bedroom pool (204 of 487 units) at higher PSF but with integrated MRT, plus a 23-deal sub-sale track record on the dominant 775 sqft layout. At Belysa, the 2-bedroom is a rental hold with a viable yield given proximity to White Sands mall, the bus interchange, and the surrounding primary schools. It is not the strongest pick for capital appreciation at this development.

Belysa considerations: privatisation, renovation, MRT walk

The 10-year privatisation lift

Belysa fully privatised in May 2024. From that date, Belysa is no longer subject to EC ownership restrictions: foreigners (with the standard 60% ABSD), all buyer pools, all institutional buyers are eligible. The EC discount should compress as Belysa appreciates toward its private-condo peers.

The appreciation shows up in the numbers. Belysa transacted at $1,200-$1,300 PSF in 2022-2023 (pre-privatisation), $1,300-$1,400 PSF in 2024 (immediately post-privatisation), and $1,400-$1,500 PSF in 2025-2026. That is 15-20% over two years, but the gap to D'Nest, Palette, and Coco Palms has not fully closed. The remaining 8-23% gap should narrow over the next 3-5 years; there is no reason it shouldn't.

Renovation reality

Factor in $80,000-$120,000 for renovation on resale Belysa units. That's what most own-stay buyers budget for a 12-year-old development.

Most Belysa units retained original finishes through MOP and show 12 years of wear. An $80K-$100K refresh refits most units; $120K+ handles complete bathroom rebuilds and full carpentry. Build this into the entry budget.

The MRT walk

Belysa is approximately 850-900m from Pasir Ris MRT, a 10-12 minute walk via Pasir Ris Drive 1 or Pasir Ris Central. Coco Palms, D'Nest, and Palette sit similarly distant; Belysa is not uniquely far. Pasir Ris 8 is the only integrated option, and its sub-sale prices reflect that. The walk is what makes Belysa $400-$650 PSF cheaper. For buyers whose daily commute is not MRT-dependent, the walk is a non-issue; for buyers who define MRT proximity as walking down from the lift lobby into the concourse, Pasir Ris 8 is the right product at the right price.

Belysa QPE score: 10 out of 10

Total: 10/10. This is an unusually clean QPE result. Quality wins on layouts, density, and facilities. Exit wins on the area's HDB upgrader funnel and proven family-condo demand. Price wins on the gap to every comparable resale in the district.

Best units at Belysa by buyer profile

Solo or couple, no kids should look at the 2-bedroom B1 (947 sqft) at $1.10M-$1.20M. Strong rental demand given proximity to White Sands, the bus interchange, and the schools cluster. Not the strongest pick at Belysa for capital appreciation. The 2-bedroom pool is small (15 units) and Pasir Ris pricing is set by family layouts.

Couple planning ahead should consider the 3-bedroom + Study C1b (1,087 sqft) from $1.55M-$1.65M. Convertible study, family-sized footprint, room to grow without overbuying.

Young family with one kid should target the 3-bedroom B2 (969 sqft) from $1.40M-$1.50M. Dumbbell layout, HDB-standard common rooms, deepest resale liquidity at Belysa. The most common unit type. Exit defensibility is highest here.

Established family (2-3 kids) should look at the 3-bedroom Premium A1p (1,216 sqft) from $1.70M-$1.75M. Three real bedrooms, three bathrooms, larger living and dining. The PSF is similar to the B2. The additional 247 sqft is priced at par rather than at a premium.

Multi-gen / large family should consider the 4-bedroom D1b (1,335 sqft) from $1.74M-$1.84M. The cheapest 4-bedroom private condo path in central Pasir Ris by absolute price. Helper's room viable, four real bedrooms, dumbbell-style separation between master and common rooms.

Investors looking at yield should target the 2-bedroom B1 (947 sqft) from $1.10M-$1.20M. White Sands mall, the bus interchange, and the nearby primary schools support tenant demand. Treat as a rental hold rather than betting on price growth — the layout pool is small, and Pasir Ris demand sets at family layouts.

Belysa: our assessment

Belysa is the cheapest path into central Pasir Ris private stock. 3BR resale at $1,400 PSF when Pasir Ris 8 sub-sale clears $2,000 PSF, when Coco Palms holds $1,650 PSF, when D'Nest and Palette settle at $1,500-$1,540 PSF. Same district, same tenure, same demand pool — and a condo that hit its 10-year privatisation milestone with the EC heritage discount still partially priced in.

What you give up: the 10-12 minute walk to Pasir Ris MRT. What you get back: spacious 3BR layouts up to 1,442 sqft, the largest 4BRs in the area (1,335 sqft starting), lower density than any Pasir Ris comp, BCA Green Mark Platinum, and an entry price that already factors in the walk.

For an HDB upgrader who values space per dollar over MRT integration, the Belysa condo is the highest-value entry into central Pasir Ris private stock. For a family wanting a 4-bedroom under $2M in this district, it is essentially the only path. The question of whether Belysa is worth buying today resolves on the walk: if 10-12 minutes is the deal-breaker, buy elsewhere; if it isn't, this is the cleanest entry in central Pasir Ris.

For the integrated alternative, see our Pasir Ris 8 review. For a broader area survey, see the Pasir Ris condo guide.

Data sources: URA REALIS transaction data for Belysa, Coco Palms, D'Nest, Palette, and Pasir Ris 8 (Jun 2025 - Apr 2026). Developer floor plans for unit mix and layout details; URA REALIS for the 24-month transaction summary. URA Master Plan for Pasir Ris precinct context. School distances verified via MOE School Finder.

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