Pasir Ris Terrace, Pasir Ris West, East Region, Singapore
$2,850,000
Step into a rare opportunity to own an inter-terrace just minutes’ walk to Pasir Ris Beach Park – where coastal living meets future growth potential. Enjoy a generous 2,800 sqft of land and 2,800++ built-up space in one of Singapore’s most peaceful landed enclaves, perfect for families seeking both space and serenity. This well-maintained home features 3 spacious bedrooms, 3 bathrooms, and bright, airy interiors. The free-flowing layout offers flexibility, with potential for extension or addition & alteration (A&A) works to suit your dream design. Imagine waking up to sea breezes, taking morning strolls along the park, and returning to a home that feels like a retreat. Future connectivity will be a game-changer with the upcoming Cross Island Line – Pasir Ris East MRT station, set to bring faster islandwide travel and strong capital appreciation prospects. Together with the Pasir Ris Master Plan rejuvenation, this neighbourhood is primed for long-term value growth. Lifestyle amenities are close at hand – White Sands Mall, Pasir Ris MRT (EWL), Downtown East, and a wide choice of dining and leisure options. Reputable schools, parks, and direct access to TPE, PIE, and ECP ensure daily convenience. Why this home stands out: Coastal landed living in a quiet, family-friendly neighbourhood Minutes to park, beach, and lifestyle hubs Future MRT and master plan upgrades boost long-term potential Rarely available inter-terrace in tightly held location Move in immediately, renovate to your preferred style, or rebuild for multi-generational living – the possibilities are yours. Call Constantine Koh at 9.1.3.7.6.5.6.1 for an exclusive viewing today.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 326 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.14M
S$408 psf
Asking Price
S$2.85M
S$1,018 psf
vs Market
+149.3%
vs Last Done
+60.1%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
326 comps
Nearest MRT
Pasir Ris
1078m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
326 comparable transactions
S$572
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$408
Recent Comparable Transactions
10 shown · 326 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 449 PASIR RIS DR 6 Floor 01 TO 03 | 1,572sqft | S$1,000,000 | ▲S$636 +55.9% vs FV | 99yr from 1989 |
Apr 2026 | Blk 449 PASIR RIS DR 6 Floor 01 TO 03 | 1,572sqft | S$1,000,000 | ▲S$636 +55.9% vs FV | 99yr from 1989 |
Apr 2026 | Blk 454 PASIR RIS DR 6 Floor 04 TO 06 | 1,572sqft | S$970,000 | ▲S$617 +51.2% vs FV | 99yr from 1989 |
Mar 2026 | Blk 456 PASIR RIS DR 4 Floor 04 TO 06 | 1,539sqft | S$900,000 | ▲S$585 +43.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 466 PASIR RIS ST 41 Floor 07 TO 09 | 1,593sqft | S$940,888 | ▲S$591 +44.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 463 PASIR RIS ST 41 Floor 04 TO 06 | 1,550sqft | S$860,000 | ▲S$555 +36.0% vs FV | 99yr from 1992 |
Feb 2026 | Blk 408 PASIR RIS DR 6 Floor 10 TO 12 | 1,582sqft | S$975,000 | ▲S$616 +51.0% vs FV | 99yr from 1990 |
Jan 2026 | Blk 460 PASIR RIS DR 4 Floor 07 TO 09 | 1,550sqft | S$900,000 | ▲S$581 +42.4% vs FV | 99yr from 1992 |
Jan 2026 | Blk 447 PASIR RIS DR 6 Floor 01 TO 03 | 1,668sqft | S$1,055,000 | ▲S$632 +54.9% vs FV | 99yr from 1989 |
Jan 2026 | Blk 466 PASIR RIS ST 41 Floor 07 TO 09 | 1,572sqft | S$920,000 | ▲S$585 +43.4% vs FV | 99yr from 1992 |
Nov 2025 | Blk 413 PASIR RIS DR 6 Floor 01 TO 03 | 1,572sqft | S$950,000 | ▲S$605 +48.3% vs FV | 99yr from 1989 |
Blk 449 PASIR RIS DR 6
Apr 2026 · Floor 01 TO 03
+55.9% vs FV
Blk 449 PASIR RIS DR 6
Apr 2026 · Floor 01 TO 03
+55.9% vs FV
Blk 454 PASIR RIS DR 6
Apr 2026 · Floor 04 TO 06
+51.2% vs FV
Blk 456 PASIR RIS DR 4
Mar 2026 · Floor 04 TO 06
+43.4% vs FV
Blk 466 PASIR RIS ST 41
Mar 2026 · Floor 07 TO 09
+44.9% vs FV
Blk 463 PASIR RIS ST 41
Mar 2026 · Floor 04 TO 06
+36.0% vs FV
Blk 408 PASIR RIS DR 6
Feb 2026 · Floor 10 TO 12
+51.0% vs FV
Blk 460 PASIR RIS DR 4
Jan 2026 · Floor 07 TO 09
+42.4% vs FV
Blk 447 PASIR RIS DR 6
Jan 2026 · Floor 01 TO 03
+54.9% vs FV
Blk 466 PASIR RIS ST 41
Jan 2026 · Floor 07 TO 09
+43.4% vs FV
Blk 413 PASIR RIS DR 6
Nov 2025 · Floor 01 TO 03
+48.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Pasir Ris, with a remaining lease of 50 years, reflects a robust market dynamic, showcasing an estimated value of $1,143,371, equating to a price per square foot (PSF) of $408. This valuation stands significantly above the market baseline, with a striking 149.3% difference, indicating a strong demand for properties in this region. The elevated price point suggests that buyers are willing to pay a premium for the unique attributes of this executive flat, which may include larger living spaces, strategic location, and amenities that cater to a diverse demographic.
Our model confidence in this valuation is high, supported by a comprehensive analysis of 326 recent HDB resale transactions in the vicinity. This extensive transaction data highlights the resilience of the Pasir Ris property market, particularly for larger HDB units, which have become increasingly sought after as families look for more spacious living arrangements. As the market continues to evolve, the 50-year lease remains a critical factor for prospective buyers, yet the demonstrated willingness to invest at this price level indicates a strong belief in the long-term value and desirability of this location.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.