homequant
executive condominium · 519461

The Esparis

Project page · 99-year lease from 2002

Indicative value range
S$1,418,084 – S$1,476,682
Indicative mid S$1,457,477 · S$1,138 psf

Based on 5 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026The Esparis01-051,292 sqftS$1,430,000S$1,107 psf×1.000S$1,107 psf
Jul 2026The Esparis01-051,184 sqftS$1,365,000S$1,153 psf×1.000S$1,153 psf
Jul 2026The Esparis06-101,173 sqftS$1,335,000S$1,138 psf×1.000S$1,138 psf
Jun 2026The Esparis06-101,173 sqftS$1,450,000S$1,236 psf×1.000S$1,236 psf
Jun 2026The Esparis01-051,270 sqftS$1,300,000S$1,024 psf×1.000S$1,024 psf

How accurate is this estimate for The Esparis?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in The Esparis since.

Median error
4.0%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.62% gross yield

S$52,800 of rent a year against the estimate above · 0.27 points above flats like it

Leases signed here within a quarter of this size run about S$4,400 a month, the middle of 23 of them.

In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261200-1300 sqft3Executive CondominiumS$4,000
Q3 20261100-1200 sqft3Executive CondominiumS$4,000
Q3 20261200-1300 sqft3Executive CondominiumS$4,000
Q3 20261100-1200 sqft3Executive CondominiumS$3,800
Q3 20261100-1200 sqft3Executive CondominiumS$3,800
Q2 20261200-1300 sqft3Executive CondominiumS$4,800
Q2 20261300-1400 sqft3Executive CondominiumS$4,700
Q2 20261300-1400 sqft3Executive CondominiumS$4,700

median of 23 URA rental contracts at The Esparis within a quarter of 119 sqm, since 2025Q4.

Buying or selling at S$1,457,477?

Buying: Stamp duty on S$1,457,477 · Cash and CPF needed on S$1,457,477 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,457,477.

Each opens with this figure filled in; change anything there.

Primary schools near 7b Pasir Ris Drive 4

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
The Esparis · 01-05 · Executive Condominium · 74 years left
1,292 sqftS$1,430,000S$1,107 psf
Jul 2026
The Esparis · 06-10 · Executive Condominium · 75 years left
1,173 sqftS$1,335,000S$1,138 psf
Jul 2026
The Esparis · 01-05 · Executive Condominium · 75 years left
1,184 sqftS$1,365,000S$1,153 psf
Jun 2026
The Esparis · 06-10 · Executive Condominium · 75 years left
1,173 sqftS$1,450,000S$1,236 psf
Jun 2026
The Esparis · 01-05 · Executive Condominium · 75 years left
1,270 sqftS$1,300,000S$1,024 psf
Mar 2026
The Esparis · 06-10 · Executive Condominium · 75 years left
1,292 sqftS$1,458,000S$1,129 psf
Mar 2026
The Esparis · 06-10 · Executive Condominium · 75 years left
1,173 sqftS$1,400,000S$1,193 psf
Feb 2026
The Esparis · 01-05 · Executive Condominium · 75 years left
1,076 sqftS$1,260,000S$1,171 psf
Feb 2026
The Esparis · 01-05 · Executive Condominium · 75 years left
1,259 sqftS$1,388,000S$1,102 psf
Feb 2026
The Esparis · 01-05 · Executive Condominium · 75 years left
1,184 sqftS$1,335,000S$1,128 psf
Jan 2026
The Esparis · 01-05 · Executive Condominium · 75 years left
1,270 sqftS$1,330,000S$1,047 psf
Sept 2025
The Esparis · 01-05 · Executive Condominium · 75 years left
1,292 sqftS$1,387,000S$1,074 psf
Aug 2025
The Esparis · 01-05 · Executive Condominium · 75 years left
1,184 sqftS$1,310,000S$1,106 psf
Jul 2025
The Esparis · 01-05 · Executive Condominium · 76 years left
1,259 sqftS$1,480,000S$1,175 psf
Jul 2025
The Esparis · 01-05 · Executive Condominium · 76 years left
1,184 sqftS$1,300,000S$1,098 psf
Jun 2025
The Esparis · 06-10 · Executive Condominium · 76 years left
2,422 sqftS$2,350,000S$970 psf
Jun 2025
The Esparis · 06-10 · Executive Condominium · 76 years left
1,324 sqftS$1,520,000S$1,148 psf
Apr 2025
The Esparis · 01-05 · Executive Condominium · 76 years left
excluded: outlier
1,173 sqftS$1,250,000S$1,065 psf
Feb 2025
The Esparis · 01-05 · Executive Condominium · 76 years left
1,173 sqftS$1,295,000S$1,104 psf
Feb 2025
The Esparis · 01-05 · Executive Condominium · 76 years left
1,184 sqftS$1,300,000S$1,098 psf
Dec 2024
The Esparis · 06-10 · Executive Condominium · 76 years left
1,184 sqftS$1,355,000S$1,144 psf
Oct 2024
The Esparis · 06-10 · Executive Condominium · 76 years left
1,184 sqftS$1,378,000S$1,164 psf
Sept 2024
The Esparis · 01-05 · Executive Condominium · 76 years left
1,324 sqftS$1,470,000S$1,110 psf
Jul 2024
The Esparis · 01-05 · Executive Condominium · 77 years left
1,173 sqftS$1,315,000S$1,121 psf
Jun 2024
The Esparis · 06-10 · Executive Condominium · 77 years left
1,464 sqftS$1,705,000S$1,165 psf
May 2024
The Esparis · 06-10 · Executive Condominium · 77 years left
1,292 sqftS$1,440,000S$1,115 psf
Apr 2024
The Esparis · 01-05 · Executive Condominium · 77 years left
1,324 sqftS$1,400,000S$1,057 psf
Jan 2024
The Esparis · 01-05 · Executive Condominium · 77 years left
1,830 sqftS$1,780,000S$973 psf
Nov 2023
The Esparis · 06-10 · Executive Condominium · 77 years left
1,324 sqftS$1,450,000S$1,095 psf
Sept 2023
The Esparis · 01-05 · Executive Condominium · 77 years left
1,324 sqftS$1,300,000S$982 psf
Jun 2023
The Esparis · 06-10 · Executive Condominium · 78 years left
excluded: outlier
1,292 sqftS$1,400,000S$1,084 psf
May 2023
The Esparis · 06-10 · Executive Condominium · 78 years left
1,324 sqftS$1,300,000S$982 psf
May 2023
The Esparis · 01-05 · Executive Condominium · 78 years left
1,464 sqftS$1,485,000S$1,014 psf
Apr 2023
The Esparis · 06-10 · Executive Condominium · 78 years left
1,292 sqftS$1,300,000S$1,006 psf
Mar 2023
The Esparis · 01-05 · Executive Condominium · 78 years left
1,184 sqftS$1,160,000S$980 psf
Dec 2022
The Esparis · 01-05 · Executive Condominium · 78 years left
1,292 sqftS$1,200,000S$929 psf
Oct 2022
The Esparis · 06-10 · Executive Condominium · 78 years left
1,184 sqftS$1,092,000S$922 psf
Oct 2022
The Esparis · 01-05 · Executive Condominium · 78 years left
1,184 sqftS$1,150,000S$971 psf
Jun 2022
The Esparis · 06-10 · Executive Condominium · 79 years left
1,324 sqftS$1,080,000S$816 psf
Jun 2022
The Esparis · 06-10 · Executive Condominium · 79 years left
2,422 sqftS$1,900,000S$785 psf
Jan 2022
The Esparis · 01-05 · Executive Condominium · 79 years left
1,292 sqftS$1,080,000S$836 psf
Oct 2021
The Esparis · 01-05 · Executive Condominium · 79 years left
1,496 sqftS$1,130,000S$755 psf

Sale prices as filed in caveats.

Where the lease takes this

About 74 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years69 yearsS$1,424,968S$1,573,280S$1,733,692S$1,782,578
10 years64 yearsS$1,363,272S$1,661,821S$2,017,976S$2,133,383
20 years54 yearsS$1,201,033S$1,784,672S$2,631,611S$2,941,221

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.