5 Pasir Ris Rise 518082, Pasir Ris Park, East Region, Singapore
$1,988,000
Discover your dream home in this stunning 4-bedroom (converted from 5-bedroom), 3 bathroom, spacious 1485 sqft unit is perfect for families seeking comfort and convenience. Rare North-South facing 5卧改成4卧,客厅空间更大,生活更舒适 少有正南正北朝向 惬意生活:靠近白沙海边,靠近购物中心、靠近地铁 Located within a lively and family oriented neighbourhood, 5 mins walking distance to Downtown East, placing shopping, dining, entertainment and lifestyle amenities just a short stroll away. Connectivity is a key highlight. Pasir Ris MRT station along the East-West Line is within walking distance aslo, while the upcoming Cross Island Line (CRL) will further enhance island-wide accessibility in the future. For drivers, major expressways including the TPE, PIE and ECP are easily accessible, ensuring smooth travel to Changi Airport, Tampines Regional Centre and the CBD. Residents will also enjoy close proximity to nature, with Pasir Ris Beach, scenic coastal promenades and expansive park spaces just minutes away. This Executive Condominium is not just a home; it’s a lifestyle. Don’t miss this opportunity to make it yours today!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
133
Average Price
S1.4M
Total Value
S187.5M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 963 URA transactions · 20 outliers removed (IQR)
Fair Value
S$1.28M
S$861 psf
Asking Price
S$1.99M
S$1,339 psf
vs Market
+55.5%
vs Last Done
+7.4%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
963 comps
Nearest MRT
Pasir Ris
1089m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
963 comparable transactions
S$1,185
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$861
Recent Comparable Transactions
10 shown · 963 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JALAN LOYANG BESAR Floor 01-05 | 1,001sqft | S$1,248,000 | ▲S$1,247 +44.8% vs FV | Freehold |
Aug 2025 | JALAN LOYANG BESAR Floor 01-05 | 1,001sqft | S$1,248,000 | ▲S$1,247 +44.8% vs FV | Freehold |
Aug 2025 | PASIR RIS LINK Floor 06-10 | 570sqft | S$725,000 | ▲S$1,271 +47.6% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | PASIR RIS LINK Floor 06-10 | 947sqft | S$1,298,000 | ▲S$1,370 +59.1% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | PASIR RIS LINK Floor 06-10 | 1,238sqft | S$1,628,000 | ▲S$1,315 +52.7% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | PASIR RIS LINK Floor 01-05 | 1,238sqft | S$1,530,000 | ▲S$1,236 +43.6% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | PASIR RIS LINK Floor 11-15 | 1,066sqft | S$1,530,000 | ▲S$1,436 +66.8% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | PASIR RIS RISE Floor 06-10 | 1,152sqft | S$1,478,000 | ▲S$1,283 +49.0% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | JALAN LOYANG BESAR Floor 01-05 | 872sqft | S$1,110,000 | ▲S$1,273 +47.9% vs FV | 946 yrs lease commencing from 1938 |
Jul 2025 | JALAN LOYANG BESAR Floor 01-05 | 4,715sqft | S$3,300,000 | ▼S$700 -18.7% vs FV | 946 yrs lease commencing from 1938 |
Jul 2025 | PASIR RIS DRIVE 4 Floor 01-05 | 1,184sqft | S$1,300,000 | ▲S$1,098 +27.5% vs FV | 99 yrs lease commencing from 2002 |
JALAN LOYANG BESAR
Aug 2025 · Floor 01-05
+44.8% vs FV
JALAN LOYANG BESAR
Aug 2025 · Floor 01-05
+44.8% vs FV
PASIR RIS LINK
Aug 2025 · Floor 06-10
+47.6% vs FV
PASIR RIS LINK
Aug 2025 · Floor 06-10
+59.1% vs FV
PASIR RIS LINK
Aug 2025 · Floor 06-10
+52.7% vs FV
PASIR RIS LINK
Aug 2025 · Floor 01-05
+43.6% vs FV
PASIR RIS LINK
Aug 2025 · Floor 11-15
+66.8% vs FV
PASIR RIS RISE
Aug 2025 · Floor 06-10
+49.0% vs FV
JALAN LOYANG BESAR
Aug 2025 · Floor 01-05
+47.9% vs FV
JALAN LOYANG BESAR
Jul 2025 · Floor 01-05
-18.7% vs FV
PASIR RIS DRIVE 4
Jul 2025 · Floor 01-05
+27.5% vs FV
HELIOS AI Analysis
Based on 963 URA transactions (20 outliers removed), adjusted for: Tenure decay (27.3% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.