• New Listing – Stunning 2-bedroom Condo! • Premium stack, choice unit – NS facing, spacious, breezy, and pool-facing for a refreshing lifestyle • Just below top floor – bright natural light, good ventilation and air flow • Efficiently planned functional optimised layout • Well-Maintained & Homely – Move-in ready, cosy, and inviting ambiance • Resort-Style Living – Full condo facilities, pristine surroundings, and a peaceful atmosphere. • Convenient Connectivity: - Pasir Ris East MRT (CR4) - 1.25km, Pasir Ris MRT (EW1) - 1.42km - Bus stop is just outside Ripple Bay's gate • Great Location – Close to essential amenities, shopping, and schools. • Walking distance to Pasir Ris Park and Downtown East (E!Hub) for food & entertainment • Close to daily amenities: NTUC supermarket, Pasir Ris Sports Centre, Pasir Ris Central Hawker Centre • Short drive to Loyang Point, Pasir Ris Mall, White Sands, IKEA Tampines, Century Square & Tampines Mall • Schools within 1km: - Pasir Ris Primary - Casuarina Primary - Paris Ris Crest Secondary - Hai Sing Catholic • Genuine, sincere sellers • No extension needed • Large project with broad unit mix ideal for families and investors • Contact Nic at **9644 XXXX** via WhatsApp or WhatsApp call to arrange a viewing today!
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Total Transactions
220
Average Price
S1.1M
Total Value
S241.4M
Automated Valuation based on 998 URA transactions · 22 outliers removed (IQR)
Fair Value
S$656,750
S$847 psf
Asking Price
S$1.28M
S$1,652 psf
vs Market
+94.9%
vs Last Done
+32.5%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
998 comps
Nearest MRT
Pasir Ris
1442m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
998 comparable transactions
S$1,183
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$847
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | JALAN LOYANG BESAR | 1,001 | S$1,248,000 | S$1,247 | 01-05 | Freehold |
| 2025-08 | JALAN LOYANG BESAR | 1,001 | S$1,248,000 | S$1,247 | 01-05 | Freehold |
| 2025-08 | PASIR RIS LINK | 570 | S$725,000 | S$1,271 | 06-10 | 99 yrs lease commencing from 2011 |
| 2025-08 | PASIR RIS LINK | 947 | S$1,298,000 | S$1,370 | 06-10 | 99 yrs lease commencing from 2012 |
| 2025-08 | PASIR RIS LINK | 1,238 | S$1,628,000 | S$1,315 | 06-10 | 99 yrs lease commencing from 2012 |
| 2025-08 | PASIR RIS LINK | 1,238 | S$1,530,000 | S$1,236 | 01-05 | 99 yrs lease commencing from 2012 |
| 2025-08 | PASIR RIS LINK | 1,066 | S$1,530,000 | S$1,436 | 11-15 | 99 yrs lease commencing from 2011 |
| 2025-08 | PASIR RIS RISE | 1,152 | S$1,478,000 | S$1,283 | 06-10 | 99 yrs lease commencing from 2013 |
| 2025-08 | JALAN LOYANG BESAR | 872 | S$1,110,000 | S$1,273 | 01-05 | 946 yrs lease commencing from 1938 |
| 2025-07 | JALAN LOYANG BESAR | 4,715 | S$3,300,000 | S$700 | 01-05 | 946 yrs lease commencing from 1938 |
| 2025-07 | PASIR RIS DRIVE 4 | 1,184 | S$1,300,000 | S$1,098 | 01-05 | 99 yrs lease commencing from 2002 |
Showing 10 most recent transactions from 998 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 998 URA transactions (22 outliers removed), adjusted for: Tenure decay (29.8% discount); AI-detected value boosters: move-in condition (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.


License: L3010767E