Pasir Ris 8 Was 'Crazy' At $2,000 PSF In 2021 — Now It Looks Like A Discount To Pinery

The only integrated condo in Pasir Ris

Pasir Ris 8 is the first and only mixed-use integrated condo in Pasir Ris. 487 residential units. Seven blocks of 10-11 storeys. Sitting directly above Pasir Ris MRT Station on the East-West Line, connected to the bus interchange that services 20 bus routes, with a commercial retail component that brings daily convenience to the doorstep.

In a district where every other condo requires a walk, a drive, or a feeder bus to reach the MRT, Pasir Ris 8 offers something different. You walk from your lift lobby into an air-conditioned retail podium. From there, you walk into the MRT station. No umbrella needed. No road to cross.

That integrated advantage is not cosmetic. It holds value because no standalone condo in the area can match it.

The numbers confirm it. 532 transactions since the July 2021 launch: 485 from the developer and 47 sub-sales, every one of them above launch pricing. Sub-sale PSF medians sit at $1,999 (1BR), $2,077 (2BR), and $2,079 (pure 3BR), gains of 17%, 27%, and 39% over launch. The highest recorded transaction hit $2,200 PSF in December 2025 for a 1,023 sqft 3BR. Pasir Ris 8 has now TOP'd in 2026.

Source: Allgreen Properties

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 buying into

Pasir Ris 8 sits at 12 Pasir Ris Drive 8, inside the Pasir Ris town centre. Developed by Allgreen Properties (a subsidiary of the Kuok Group, which also owns Kerry Properties and Shangri-La Hotels), the project combines residential, retail, and transport infrastructure into a single building.

The East-West Line connection is the immediate utility. Pasir Ris MRT is the eastern terminus, so trains originate here (you get a seat during peak hours). From Pasir Ris, you are two stops to Tampines, direct to Raffles Place and the CBD, and one stop to Changi Airport via the Changi Airport Branch Line.

The bigger upgrade ahead is the Cross Island Line. When the CRL completes, Pasir Ris will become a dual-line MRT interchange. Pasir Ris 8 is being designed with an underground linkway that connects directly to the future CRL station. That turns Pasir Ris from the end of the East-West Line into a major interchange node, the kind of connectivity upgrade that lifts prices across an entire town.

The Pasir Ris condo market

Pasir Ris is one of Singapore's older residential towns, made up of HDB estates, landed housing enclaves, and a handful of private condominiums. The private condo options in Pasir Ris are limited:

Pasir Ris 8 commands a clear premium over every other private condo in the area. At $2,050 PSF, it sits $400 above Coco Palms ($1,655 PSF), the next most expensive option, and roughly double the entry price of older 99-year stock at Livia. The 24% gap to Coco Palms is what you pay for MRT, bus interchange, and retail directly below the residential towers. But the buyer pool splits by preference: those wanting premium near MRT and accepting older fittings end up at Coco Palms (where bay windows eat into usable space); those wanting space per dollar stretch to The Palette or D'Nest ($1,300 PSF, where D'Nest has planters instead of balconies and weaker layout efficiency) or Livia ($1,100 PSF); those wanting the best value in Pasir Ris central look at Belysa at Pasir Ris Drive 1, which has better layouts at $1.39M-$1.92M for 3-bedders ($1,400-$1,500 PSF), in trade for a 10-12 minute walk to Pasir Ris MRT.

Pasir Ris has very limited private condo supply relative to its population. The HDB upgrader pool is enormous: tens of thousands of HDB units across the Pasir Ris planning area, with families reaching their MOP and looking to upgrade. But the private condo options are few, and most are aging. Pasir Ris 8, as the newest and only integrated option, sits at the top of this buyer pool.

Pasir Ris 8 quality: why the integration cannot be matched

Pasir Ris 8 scores 4 out of 4 on our Quality pillar. The reason is built into the site, not the finishes.

Developer track record

Allgreen Properties is part of the Kuok Group, also behind Shangri-La Hotels and Kerry Properties. The group does not chase volume; it holds long-term retail and hospitality assets. Allgreen's Singapore track record includes Skysuites @ Anson and One Surin. The Pasir Ris 8 commercial podium will be retained by the developer rather than strata-sold, so the tenant mix stays curated rather than auctioned off floor by floor.

Integration that cannot be replicated

Most Pasir Ris private condos sit 700m-2km from the MRT, a walk across roads, through weather, past surface car parks. Pasir Ris 8 collapses the walk to zero: lift down from the lobby, through the air-conditioned retail podium, into the MRT concourse. The bus interchange handles 20 routes from the same complex.

No standalone Pasir Ris condo can match this. The MRT station plot and bus interchange are fixed. Any future integrated condo would need adjacent land, and that plot is already Pasir Ris 8.

Eastern terminus means you get a seat

Pasir Ris MRT (EW1) is the eastern terminus of the East-West Line. Trains originate here, so during peak hours residents board first. Evening trains reverse from Pasir Ris too, so you get a fresh empty platform on the way home. Residents at Pasir Ris 8 do not stand on the EWL during rush hour.

Site and layout

The retail and bus interchange sit beneath the residential towers, not as a separate parcel. The integration extends to lift cores, lobbies, and service routes. Resale buyers can verify it by walking the site. At 487 units on 8,880 sqm, the density is reasonable for facilities: pool, gym, function rooms, BBQ pits all serve a manageable resident base.

What buyers are paying

URA transaction data covers all 532 deals since the July 2021 launch: 485 from the developer and 47 sub-sales. Every sub-sale closed above launch pricing. Here is the bedroom-by-bedroom picture, with confirmed unit types:

Source: URA REALIS, transactions through Mar 2026.

The 2BR Premium dominates sub-sale volume. The 775 sqft layout (BP1) accounts for 23 of the 26 2BR sub-sales (88% of the category). Median sub-sale PSF: $2,077, with the highest at $2,155 PSF for a $1.67M deal in November 2025.

The 3BR (pure) leads on appreciation. A +39% median gain from launch is the largest of any bedroom type at Pasir Ris 8. The highest deal, $2.25M at $2,200 PSF for a 1,023 sqft unit in December 2025, is the highest PSF ever recorded for any condo in Pasir Ris.

The 4BR is the holding tier. 28 four-bedroom transactions on the developer ledger, zero sub-sales. Owners of the 1,464-1,550 sqft units, including the rare private-lift 4BR + Guest layouts, are not selling. Scarce supply, scarce sellers.

The 3BR + Guest gain is muted. Only 2 sub-sales on a 76-unit pool, and the median gain is +25%, below the pure 3BR's 39%. The premium tier (1,259-1,302 sqft) attracted longer-hold buyers, with sub-sales priced near launch parity rather than chasing the ceiling.

SSD is not a factor. Pasir Ris 8 buyers had a 3-year SSD window. They bought in 2022, before the 2023 cooling measures extended SSD to 4 years. Original buyers cleared SSD in 2025. The 47 above-launch deals reflect genuine market appreciation, not forced timing.

For a buyer entering today via sub-sale:

The 3BR at $1.80M-$1.97M is the HDB upgrader entry point. The 2BR Premium at $1.55M is what investors and young couples buy. Both are backed by tens of transactions, not single data points.

How $2,000 PSF stopped being crazy

When Pasir Ris 8 launched in July 2021 and sold 85% of its units at up to $2,000 PSF, the deal made the front page of The Business Times. The framing was incredulity. $2,000 PSF for a Pasir Ris condo was the area's highest-ever ask, and the prevailing market view was that buyers had overpaid for the postcode.

Source: The Business Times, 25 July 2021

Five years later, the comparison has flipped. Pinery Residences in Tampines transacted at a median $2,378 PSF. Tengah Garden Residences is launching at suburban OCR pricing in a town where the MRT line is not yet operational. New launches across the OCR are routinely asking $2,300-$2,500 PSF for units in less-connected sub-markets.

Against that backdrop, the original Pasir Ris 8 buyers paid launch medians of $1,500-$1,705 PSF (by bedroom) for an integrated MRT condo. The 47 sub-sales since launch have transacted at a weighted average around $2,050 PSF, the same threshold that was once the area's perceived ceiling. The market caught up to what the integration was worth.

The $2,200 PSF ceiling sub-sale in December 2025 is no longer the outlier the 2021 headline implied. It is roughly where integrated OCR condos of this calibre price today.

Pasir Ris 8 floor plans: seven layout categories across 487 units

Source: Allgreen Properties

The site is laid out with seven blocks of 10-11 storeys arranged around the central podium. Retail and the bus interchange sit beneath the residential floors. Pool, gym, function rooms, and BBQ pits are positioned on the podium roof, so the facilities are physically separated from the commercial component below.

The unit mix is heavily weighted toward 2-bedrooms, which explains why the 775 sqft 2BR Premium is the dominant subsale layout:

204 of the 487 units are 2-bedrooms. That weight is mirrored in the subsale data: the 775 sqft BP1 accounts for 23 of the 26 two-bedroom sub-sales.

1-bedroom Flexi (517 sqft / 48 sqm)

Source: Allgreen Properties

A compact 1BR with a flexi space next to the bedroom, convertible to a study, dressing area, or expanded living zone. Open kitchen, single bathroom, balcony off the living area.

This is the rental-yield layout. At around $1.0M, the 1BR slots into a tenant pool of single professionals working at Changi Business Park (one MRT stop), the airport, or anywhere along the East-West Line. The MRT downstairs means a Pasir Ris 8 1BR rents at a clear premium to standalone Pasir Ris condos.

1-bedroom + Study (538 sqft / 50 sqm)

Source: Allgreen Properties

Same footprint as the 1BR Flexi with a dedicated study nook. If you work from home or want room for a partner, AS1 is the more useful layout. Two recent transactions both at $1.089M-$1.10M ($2,023-$2,044 PSF), in a tight band with consistent demand.

2-bedroom (710-721 sqft / 66-67 sqm)

Source: Allgreen Properties

Three 2BR layouts in this band: B1, B2, and B3. Standard configuration: 2 bedrooms, 2 bathrooms, open kitchen, living/dining, balcony.

The kitchen opens directly to the living area, with no enclosed wet kitchen. If you cook heavy Asian cuisine and the smoke matters to you, this layout needs a second look. A retractable hood or sliding partition can help, but the layout itself does not have a wet kitchen wall.

2-bedroom Premium (775 sqft / 72 sqm)

Source: Allgreen Properties

The dominant subsale layout. 23 of the 26 two-bedroom sub-sales cluster here at $1.55M-$1.67M ($2,000-$2,155 PSF). The extra 65 sqft over the standard 2BR shows up in living/dining depth and master bedroom proportions, which matters at this size band where every sqft has to earn its keep.

For a young couple or East-side investor, BP1 at $1.55M (low floor) is the most-tested entry point in Pasir Ris 8.

3-bedroom (1,055-1,066 sqft / 98-99 sqm)

Source: Allgreen Properties

Three layouts (C1, C2, C3) clustered tightly around 1,055-1,066 sqft. Family-sized but compact: common rooms are bedroom-only, not flexible workspaces. 2 bathrooms, open kitchen, living/dining, balcony.

This is the HDB upgrader entry point. At $1.97M for a 1,022 sqft unit, you are paying around $2,000 PSF for a family-sized integrated condo, a real step up from a 4-room HDB but priced where the layout needs to defend itself at exit.

3-bedroom Premium + Guest (1,259-1,302 sqft / 117-121 sqm)

Source: Allgreen Properties

3 bedrooms plus a separate guest or helper room with its own bathroom: four rooms in total. Walk-in wardrobe to the master, larger kitchen, dedicated yard area off the kitchen.

For multi-generational living or families with a live-in helper, CPG1 is the layout. The guest room is functional, not a token storage space. 74 units across Pasir Ris 8. Buyers paying for the extra room are paying for utility, not just square footage.

4-bedroom Premium Flexi (1,464 sqft / 136 sqm)

Source: Allgreen Properties

16 units total. Four bedrooms plus a flexi room, convertible to study, children's play room, or fifth bedroom. Master suite with walk-in wardrobe and three bathrooms across the unit.

For a family that has outgrown a standard 3BR but does not need the formal guest setup, DPF1 is the working-family option. Limited supply across Pasir Ris 8.

4-bedroom Suite + Guest with private lift (1,539-1,550 sqft / 143-144 sqm)

Source: Allgreen Properties

The premium tier. 14 units in total. Four bedrooms, separate guest room with private bathroom, and a private lift lobby. Your lift opens directly into your foyer, with no shared corridor.

This is the rarest layout in Pasir Ris. No other private condo in the area offers private-lift 4-bedrooms. Limited supply, narrow buyer pool: pricing on these units will follow the layout, not the area benchmark.

Pasir Ris 8 price: the highest tested in Pasir Ris

Pasir Ris 8 scores 1 out of 2 on our Price pillar. Entry is testing the area ceiling. The tested benchmarks support the price, but you are paying a premium.

What the integrated premium costs

Pasir Ris 8 sits $400 PSF above Coco Palms and roughly $750 PSF above D'Nest. That is the price of integration in this district.

Comparing to other integrated developments helps frame the spend:

Pasir Ris 8 is priced below Lentor Modern (newer integration in a hotter cluster) and above Watertown (older integration with smaller commercial component). Both bookends support the band.

The internal benchmark

Pasir Ris 8 has tested its own ceiling at $2,200 PSF (December 2025, 1,022 sqft 3BR). Entry today at $1,926 PSF sits 14% below. But single transactions establish a tested point, not a sustained level. The bulk of 3BR sub-sales cluster at $1,900-$2,100 PSF, suggesting the $2,200 PSF deal was an aggressive buyer rather than a new sustained level.

Why 1/2 and not 2/2

The Price pillar gives 2/2 only when entry sits at or below tested benchmarks with clear value. Pasir Ris 8 entry is below the internal ceiling but above every comparable in the district. You are paying a clear premium for a one-of-a-kind product, not catching a discount.

The premium is what you pay for the integration. You are not catching value.

Downside risk assessment

Entry price

The 3BR at 1,022 sqft has an entry price of $1.97M ($1,926 PSF) based on URA transaction data. This is the realistic entry for an HDB upgrader targeting a family-sized unit at Pasir Ris 8.

The benchmark

The natural benchmark is Coco Palms, the next-most-expensive private condo in Pasir Ris and the closest standalone alternative. Recent Coco Palms 3-bedroom resales transacted at a median $1.72M ($1,661 PSF, 2 deals). On 4-bedrooms, Coco Palms resales sit at $2.26M median ($1,628 PSF, 7 deals).

For internal context: Pasir Ris 8 has tested its own ceiling at $2.25M ($2,200 PSF) for a 1,022 sqft 3BR (December 2025), the highest deal ever recorded for any Pasir Ris condo. That points to appreciation potential, but it is not the value benchmark a buyer compares against.

Price gap calculation

Entry Price (3BR):  $1.97M  (Pasir Ris 8 1,022 sqft at $1,926 PSF)
Coco Palms 3BR:     $1.72M  (resale median, 2 deals at $1,661 PSF)
Premium:               -15% (Pasir Ris 8 is 15% more expensive)

Entry Price (4BR):  $2.49M  (Pasir Ris 8 developer launch median, no sub-sales)
Coco Palms 4BR:     $2.26M  (resale median, 7 deals at $1,628 PSF)
Premium:               -10%

Pasir Ris 8 sits 10-15% above Coco Palms across both 3BR and 4BR segments. The premium is the price of the integrated MRT + bus interchange podium. Real value, but it caps the value for new sub-sale entrants.

The rating: Low

Why Low and not Little to None?

The integrated MRT + bus interchange and the 47-deal track record above launch protect the entry. No other Pasir Ris condo can match the integration.

But two factors moderate the rating:

1. Pasir Ris is still OCR. The buyer pool at exit is mostly HDB upgraders. Price-sensitive, budget-conscious. The absolute price ceiling in Pasir Ris is lower than in Districts 9, 10, or 15.

2. The CRL is not yet built. The underground linkway to the Cross Island Line is still ahead, not a present reality. If the CRL timeline extends, prices take longer to climb.

What is coming next for Pasir Ris

Several upgrades are coming for Pasir Ris:

Cross Island Line. Adds a second MRT line and turns the EW1 terminal into a dual-line interchange. A new CRL station near Elias Green improves connectivity for the wider Pasir Ris area. Pasir Ris 8's underground linkway means residents benefit directly.

HDB upgraders coming through. Pasir Ris BTOs and DBSS estates have thousands of households reaching MOP. With limited private condo supply in the area, that flow feeds steady upgrader demand toward Pasir Ris 8.

Loyang Valley en bloc. Loyang Valley has been sold collectively. The new build will benchmark against today's pricing, but it will be greenfield, without the integrated MRT edge Pasir Ris 8 already owns.

Changi region build-out. URA's Master Plan positions the eastern corridor (including Pasir Ris) as a growth area, with Changi East and Terminal 5 supporting long-term demand.

These upgrades are medium to long-term (3-7 years). They will not move price tomorrow but stack the odds for sustained demand on integrated assets in Pasir Ris.

Pasir Ris 8 exit: who buys from you

Pasir Ris 8 scores 1 out of 4 on our Exit pillar. The integration is real, but the buyer pool splits by preference and competing options at lower price points cap the upside at exit.

Where the buyers come from

Pasir Ris is one of Singapore's largest HDB towns. The planning area holds tens of thousands of HDB units: 4-room and 5-room flats reaching MOP every quarter. These are families who have lived in the east for a generation. They know the area, the schools, the food, the community. When they upgrade, they prefer to stay east.

Pasir Ris 8 is the only integrated private option for this pool. Coco Palms, D'Nest, Livia, and NV Residences are all standalone, so the walk-down-to-MRT routine is exclusive to Pasir Ris 8 within Pasir Ris.

Schools within reach

Primary schools within 1km of Pasir Ris 8 (subject to MOE confirmation):

• Park View Primary School
• White Sands Primary School
• Casuarina Primary School

Primary schools within 2km: Coral Primary, Pasir Ris Primary, Loyang View Primary, Greenwood Primary, Meridian Primary. The MRT downstairs means children at these schools can take public transport home alone, a real livability factor for working parents.

Cross Island Line upside

When the CRL opens (relevant phase from late 2030), Pasir Ris turns from an EW-Line terminus into a dual-line interchange. Pasir Ris 8's underground linkway connects directly, so residents inherit interchange connectivity. Dual-line interchanges command clear premiums in Singapore (Marymount CCL-only vs Bishan NSL+CCL). Pasir Ris 8 is positioned to inherit that premium.

Why 1/4 and not higher

The HDB upgrader pool that wants more space at lower entry stretches to Belysa, The Palette, D'Nest, or Livia: same tenure, same district, $400-$900 PSF cheaper. Premium-near-MRT buyers have Coco Palms as alternative. Only the new + integrated + walking-MRT buyer specifically wants Pasir Ris 8, a narrower segment than the area ceiling needs to defend.

$2,000 PSF in Pasir Ris is new ground. The 47 sub-sales support $2,050 PSF as weighted average, but sustained transactions above $2,000 PSF through multiple market cycles is what proves the ceiling. The CRL adds future upside but does not defend today's price.

Reasons it might not be for you

1. Pasir Ris perception. To many Singaporeans, Pasir Ris is "far." It is the eastern terminus of the East-West Line. The CRL will eventually shift that perception, but today's buyer pool is more localised than what centrally-located condos draw from.

2. Exit depends on layout and pricing. The 3BR at sub-$2.1M is where most upgrader budgets land. Premium units at the top of the range face a narrower buyer pool.

3. $2,050 PSF is the highest in Pasir Ris. No precedent above this level in the area. The $2,200 PSF transaction provides a tested ceiling, but sustained transactions above $2,000 PSF would be a first.

4. Commercial component risk. The quality of retail tenants and the energy of the commercial podium directly affect livability and resale appeal. A weak retail mix dilutes the integrated promise.

5. The TOP-driven gain has been captured. Belysa is the better value if you can walk to MRT. Original 2021 buyers already realised 17-39% appreciation. Good for them. Sub-sale entry today at $2,050 PSF means paying for new-build, integration, and convenience. For better layouts at $1,400-$1,500 PSF and a longer runway, Belysa at Pasir Ris Drive 1 is the better Pasir Ris central pick if you can walk 10-12 minutes to MRT.

Pasir Ris 8 QPE score: 6 out of 10

Total: 6/10. Quality wins on newest + integrated. Price loses on most-expensive-in-area. Exit loses on competing options at lower price points. The original 2021 buyers got it at a discount; today's sub-sale entrant pays the convenience premium.

Pasir Ris 8: our assessment

Pasir Ris 8 has quietly grown faster than the rest of the east: appreciation from launch medians of $1,500-$1,705 PSF (by bedroom) to sub-sale medians of $1,999-$2,079 PSF, gains of 17-39% depending on layout, with the absolute ceiling tested at $2,200 PSF.

Good for the original 2021 buyers. They bought the integration before the market caught on. Today's sub-sale buyer at $2,050 PSF pays a 10-15% premium over Coco Palms for new-build, integration, and walking-distance MRT, with a longer hold ahead. Downside is Low. The one-of-a-kind integration, the 47-deal track record above launch, and the CRL upgrade all protect the entry. But Pasir Ris is OCR, the CRL is still ahead, and $2,050 PSF is the highest the area has ever seen.

East-side HDB upgraders who value the daily convenience of MRT + bus interchange + retail at the doorstep have only one option: Pasir Ris 8. Buyers prioritising value per square foot in Pasir Ris central look at Belysa at Pasir Ris Drive 1: better layouts at $1,400-$1,500 PSF, with a 10-12 minute walk to MRT. Different products for different buyers.

$1.97M for a 3BR in an integrated condo that just TOP'd in 2026. 15% above Coco Palms 3BR, with $2.25M already tested at the ceiling. Your hold ahead is longer than the original buyers'.

Data sources: URA REALIS transaction data for Pasir Ris 8 and comparable condos in District 18. URA Master Plan for Pasir Ris town transformation. Coco Palms and comparative condo data from URA and property portals.

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