RPS · Resale Project Scorecard
Belysa — Grade S
RPS score 7.92/10 · D18 · Pasir Ris, Tampines · 315 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2014
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, schools. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +4.69% places this condo in the top 5% of its 2014-era cohort — exceptional capital appreciation relative to peers of the same vintage.
3 primary schools within 1km (nearest: ELIAS PARK PRIMARY SCHOOL at 0.39km). Strong school proximity — a genuine advantage for young families.
315 units — good project size supporting active resale market and adequate facilities.
0.85km from Pasir Ris Mrt Stn (EW1) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.84% — strong income return.
99YR tenure — about 84 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Pasir Ris MRT CRL interchange (CR5, CRL1) at 0.86km, far enough that the impact on this project is modest.
Primary schools within 1km: Elias PARK Primary School, PARK VIEW Primary School, Meridian Primary School.
The verdict· Scores updated September 2026
Belysa scores 7.92 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 99th of 2,357 resale condos scored in Singapore and 8th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (8/10); its weakest is Future Transformation (4/10). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, schools. Key weaknesses: future transformation.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Belysa
12 months to September 2026 (Oct 2025 – Sep 2026): 20 resale transactions, median $1,427 psf, median price $1.53M. Median PSF is up 4.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,367 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,425 psf | $1.53M |
| Jan–Mar 2026 | 6 | $1,428 psf | $1.48M |
| Apr–Jun 2026 | 5 | $1,422 psf | $1.59M |
| Jul–Sep 2026 | 3 | $1,455 psf | $1.58M |
| 12-month total | 20 | $1,427 psf | $1.53M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Belysa: frequently asked questions
Answers generated from the scorecard data — RPS rank 99th of 2,357, scores updated September 2026.
- Is Belysa a good buy in 2026?
- Belysa scores 7.92/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 99th of 2,357 Singapore resale condos and 8th of 44 in District 18 (Pasir Ris, Tampines). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, schools. Key weaknesses: future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Belysa?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 20 resale transactions at Belysa, at a median of $1,427 psf and a median price of $1.53M (range $1,349 psf to $1,517 psf). The median PSF is up 4.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,367 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Belysa from the nearest MRT station?
- Belysa is about 850m from Pasir Ris MRT (EW1), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Belysa compare with The Palette?
- The Palette is the project scored next to Belysa on the District 18 ranking: 8.03 (Grade S) against Belysa's 7.92 (Grade S). Belysa scores higher on Rental Yield (7 vs 5) and Project's Historical Performance (10 vs 9); The Palette scores higher on Primary School Effect (8 vs 10) and MRT Proximity (6 vs 7).
- Which primary schools are within 1km of Belysa?
- 3 primary schools are within 1km of Belysa: Elias PARK Primary School, PARK VIEW Primary School, Meridian Primary School. 3 primary schools within 1km (nearest: ELIAS PARK PRIMARY SCHOOL at 0.39km). Strong school proximity — a genuine advantage for young families. Belysa scores 8/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Belysa, and how big is the project?
- Belysa is 99-year leasehold, completed in 2014, has 315 units, developed by Sim Lian Group. 99YR tenure — about 84 years remaining — no near-term decay concern. 315 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
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