The 3 Condos We Won't Recommend in Pasir Ris

Pasir Ris scores well as a condo town. Across the 38 projects we score there, the mean RPS is 6.16 out of 10, six projects hold an S grade, and the strip along Pasir Ris Grove is one of the strongest clusters in the east. But three projects carry a D grade — the only three in the town — and they all sit on the same seafront road by Pasir Ris Park.

This is not a story about a bad neighbourhood. It's a story about a specific product type the resale market has consistently declined to reward. Here are the three, with the exact sub-scores that put them at the bottom.

How we ranked this

The Resale Project Scorecard (RPS) grades 2,369 resale condos on seven weighted factors: secondary market strength (25%), schools (20%), project size (16%), MRT proximity (13%), tenure (10%), rental yield (10%) and future transformation (6%). The secondary market score is cohort-relative — each condo is measured against projects that reached TOP in the same two-year window, so an old project isn't penalised for being old, only for trailing its own vintage.

One filtering note: postal districts don't map cleanly to towns. D18 mixes Tampines and Pasir Ris; D17 mixes Loyang, Flora Drive and the Pasir Ris coast. We filtered the D17/D18 list down to projects actually located in Pasir Ris — 38 of them — before ranking. Simei, Tampines and the Flora Drive enclave are excluded.

1. The Lighthouse — RPS 2.88, Grade D

A 51-unit, 99-year leasehold project on Jalan Loyang Besar, completed in 2004. It is the lowest-scoring condo in Pasir Ris, and the sub-scores are weak almost across the board.

• Secondary market: 2/10. The scorecard reads: "Avg Ann. of +2.55% — bottom 11% within its 2004-era cohort. Weak capital appreciation, even when judged against vintage peers."
• Project size: 3/10. 51 units — in the scorecard's words, a "very small project; niche product with thin resale market."
• MRT: 4/10. 1.24km from Pasir Ris MRT (EW1) — "weaker MRT access, likely requires bus or car for most trips."
• Tenure: 5/10. 99-year lease with about 66 years remaining — the only one of the three with lease decay on the clock.

Its one respectable measured factor is rental yield, at 3.30% (5/10) — an above-average income return. Everything that drives long-term resale value scores poorly.

2. Ocean Front Suites — RPS 3.33, Grade D

A 58-unit, 999-year leasehold boutique project on Jalan Loyang Besar, completed in 2014, directly across the road from Pasir Ris Beach. The headline problem is singular and severe.

• Secondary market: 1/10. "Avg Ann. of -0.49% — bottom 7% within its 2014-era cohort." This is the only condo in Pasir Ris with negative average annualised appreciation in our data — owners who bought at launch-era prices have, on average, gone backwards while the 2014 cohort moved ahead.
• Project size: 3/10. 58 units.
• MRT: 4/10. 1.45km from Pasir Ris MRT.

To be fair to the project, two factors genuinely score well: tenure is 10/10 (999-year, effectively freehold) and rental yield is 3.84% (7/10) — a strong income return, which is exactly what you'd expect when rents hold up but resale prices don't. As a yield play with no exit urgency, the math is different. As a capital-appreciation hold, the data is the weakest in the town.

3. The Watercrest — RPS 3.79, Grade D

A 48-unit, 999-year leasehold project on Loyang Besar Close, completed in 1993 — the smallest and oldest of the three.

• Secondary market: 3/10. "Avg Ann. of +2.56% — below-median performance vs same-vintage peers (26th percentile of 1993-era cohort)."
• Project size: 3/10. 48 units — again, "niche product with thin resale market."
• Rental yield: 4/10. 3.02% — below average.

Its strongest measured factors are tenure (10/10, 999-year) and MRT (6/10 — at 0.95km from Pasir Ris MRT, it's "walkable but not doorstep," the best transit access of the three).

The scores, side by side

The pattern is hard to miss. All three are boutique seafront projects under 60 units on the same stretch beside Pasir Ris Park. The sea view commands a premium going in; the secondary market data says that premium is not repaid coming out. And with fewer than 60 units each, a handful of motivated sellers is enough to set the comparable price for everyone — the liquidity problem and the appreciation problem feed each other.

The data caveat — and what it changes

Methodology published, no spin — so here is ours. For all three projects, address geocoding is incomplete in the current data: the schools score defaulted to 1/10 and future transformation to a neutral 3/10, flagged as such in the scorecard itself. Those two scores are placeholders, not measurements.

So we stress-tested the ranking. Neighbouring projects on the same strip — The Edgewater, Bluwaters 2, JLB Residences — score 7/10 on schools (Pasir Ris Primary within 1km) and 5/10 on future transformation (Pasir Ris East MRT on the Cross Island Line, roughly 0.4–0.6km away). Granting all three D-graders those same values adds 1.32 points under the published weights:

• The Lighthouse: 2.88 → ~4.20 — still the lowest in Pasir Ris.
• Ocean Front Suites: 3.33 → ~4.65 — still in the bottom three.
• The Watercrest: 3.79 → ~5.11 — climbs to mid-C territory, out of the bottom three.

Under that generous correction, the third slot would pass to The Edgewater (RPS 4.58, grade C) — whose weaknesses are fully measured: secondary market 3/10 (+3.06%, 27th percentile of its 2003 cohort), size 3/10 (53 units), MRT 2/10 (1.89km from Pasir Ris MRT). Either way you run it, the bottom of the Pasir Ris table is the same product type on the same road.

What this doesn't mean

These are not bad homes. Waking up across the road from Pasir Ris Beach is a genuine lifestyle asset, two of the three are effectively freehold, and Ocean Front Suites' 3.84% yield is a real number. If you're buying the view to live in for twenty years, the calculus is yours to make.

What the data does say: as resale investments, measured against their own same-era peers, all three have persistently underperformed — bottom 11%, bottom 7% and 26th percentile of their respective cohorts — and their unit counts make the exit thin whenever you need it. Go in with eyes open, and price accordingly.

For contrast, the top of the same town: NV Residences (8.20), D'nest (8.11) and The Palette (8.03) all hold S grades — large projects of 642 to 912 units clustered at Pasir Ris Grove near the MRT. The inverse of the seafront strip on almost every factor.

Check How Your Condo Scores

Every project in this article is among the 2,369 independently scored across Singapore — each graded on seven weighted factors: secondary market performance, schools, size, MRT proximity, tenure, rental yield, and future transformation.

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Silas Tan is a District Director at Huttons Asia and co-founder of TRIBE. He built the Resale Project Scorecard (RPS) using 126,000+ URA REALIS transactions. This article is for informational purposes and does not constitute financial or investment advice. CEA Registration R000303I.