executive condominium · 519530
Belysa
Project page · 99-year lease from 2011
Indicative value range
S$1,482,940 – S$1,526,904
Indicative mid S$1,495,353 · S$1,418 psf
Based on 6 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.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Belysa | 01-05 | 969 sqft | S$1,360,000 | S$1,404 psf | ×1.000 | S$1,404 psf |
| Jul 2026 | Belysa | 11-15 | 1,335 sqft | S$1,900,000 | S$1,424 psf | ×1.000 | S$1,424 psf |
| Jul 2026 | Belysa | 01-05 | 969 sqft | S$1,410,000 | S$1,455 psf | ×1.000 | S$1,455 psf |
| Jul 2026 | Belysa | 11-15 | 1,055 sqft | S$1,580,000 | S$1,498 psf | ×1.000 | S$1,498 psf |
| May 2026 | Belysa | 11-15 | 1,335 sqft | S$1,800,000 | S$1,349 psf | ×1.000 | S$1,349 psf |
| May 2026 | Belysa | 06-10 | 829 sqft | S$1,170,000 | S$1,412 psf | ×1.000 | S$1,412 psf |
How accurate is this estimate for Belysa?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 22 sales in Belysa since.
- Median error
- 3.0%
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.
2.97% gross yield
S$44,400 of rent a year against the estimate above · 0.47 points below flats like it
Leases signed here within a quarter of this size run about S$3,700 a month, the middle of 30 of them.
In outside the central region, leasehold flats with 80 to 89 years of lease left yield 3.44%, from 146 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1300-1400 sqft | 4 | Executive Condominium | S$5,200 |
| Q3 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$4,300 |
| Q3 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$4,300 |
| Q3 2026 | 1100-1200 sqft | 3 | Executive Condominium | S$4,250 |
| Q3 2026 | 900-1000 sqft | 3 | Executive Condominium | S$3,800 |
| Q3 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$3,650 |
| Q3 2026 | 800-900 sqft | 3 | Executive Condominium | S$3,650 |
| Q3 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$3,650 |
median of 30 URA rental contracts at Belysa within a quarter of 98 sqm, since 2025Q4.
Buying or selling at S$1,495,353?
Buying: Stamp duty on S$1,495,353 · Cash and CPF needed on S$1,495,353 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,495,353.
Each opens with this figure filled in; change anything there.
Primary schools near 55 Pasir Ris Drive 1
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
- Elias Park Primary School · 298 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Park View Primary School · 441 m · no 2025 Phase 2C ballot
- Meridian Primary School · 694 m · no 2025 Phase 2C ballot
1 to 2 km
- Angsana Primary School · 1,080 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tampines North Primary School · 1,602 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,666 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,831 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gongshang Primary School · 1,906 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Belysa · 16-20 · Executive Condominium · 83 years left | 1,755 sqft | S$2,030,000 | S$1,157 psf |
| Sept 2026 | Belysa · 01-05 · Executive Condominium · 83 years left | 969 sqft | S$1,360,000 | S$1,404 psf |
| Jul 2026 | Belysa · 01-05 · Executive Condominium · 84 years left | 969 sqft | S$1,410,000 | S$1,455 psf |
| Jul 2026 | Belysa · 11-15 · Executive Condominium · 84 years left | 1,335 sqft | S$1,900,000 | S$1,424 psf |
| Jul 2026 | Belysa · 11-15 · Executive Condominium · 84 years left | 1,055 sqft | S$1,580,000 | S$1,498 psf |
| May 2026 | Belysa · 11-15 · Executive Condominium · 84 years left | 1,335 sqft | S$1,800,000 | S$1,349 psf |
| May 2026 | Belysa · 06-10 · Executive Condominium · 84 years left | 829 sqft | S$1,170,000 | S$1,412 psf |
| Apr 2026 | Belysa · 16-20 · Executive Condominium · 84 years left | 1,216 sqft | S$1,738,888 | S$1,430 psf |
| Apr 2026 | Belysa · 06-10 · Executive Condominium · 84 years left | 1,055 sqft | S$1,500,000 | S$1,422 psf |
| Apr 2026 | Belysa · 16-20 · Executive Condominium · 84 years left | 1,109 sqft | S$1,590,000 | S$1,434 psf |
| Mar 2026 | Belysa · 01-05 · Executive Condominium · 84 years left | 1,033 sqft | S$1,430,000 | S$1,384 psf |
| Feb 2026 | Belysa · 06-10 · Executive Condominium · 84 years left | 1,033 sqft | S$1,425,000 | S$1,379 psf |
| Feb 2026 | Belysa · 11-15 · Executive Condominium · 84 years left | 1,033 sqft | S$1,525,000 | S$1,476 psf |
| Feb 2026 | Belysa · 06-10 · Executive Condominium · 84 years left | 1,087 sqft | S$1,638,000 | S$1,507 psf |
| Feb 2026 | Belysa · 11-15 · Executive Condominium · 84 years left | 1,055 sqft | S$1,535,000 | S$1,455 psf |
| Jan 2026 | Belysa · 06-10 · Executive Condominium · 84 years left | 829 sqft | S$1,160,000 | S$1,400 psf |
| Dec 2025 | Belysa · 16-20 · Executive Condominium · 84 years left | 1,055 sqft | S$1,600,000 | S$1,517 psf |
| Dec 2025 | Belysa · 16-20 · Executive Condominium · 84 years left | 1,335 sqft | S$1,925,000 | S$1,442 psf |
| Nov 2025 | Belysa · 11-15 · Executive Condominium · 84 years left | 1,109 sqft | S$1,538,000 | S$1,387 psf |
| Nov 2025 | Belysa · 11-15 · Executive Condominium · 84 years left | 1,055 sqft | S$1,518,000 | S$1,439 psf |
| Oct 2025 | Belysa · 11-15 · Executive Condominium · 84 years left | 1,055 sqft | S$1,470,000 | S$1,394 psf |
| Oct 2025 | Belysa · 06-10 · Executive Condominium · 84 years left | 893 sqft | S$1,260,000 | S$1,410 psf |
| Sept 2025 | Belysa · 11-15 · Executive Condominium · 84 years left | 1,109 sqft | S$1,520,000 | S$1,371 psf |
| Sept 2025 | Belysa · 01-05 · Executive Condominium · 84 years left | 1,335 sqft | S$1,740,000 | S$1,304 psf |
| Aug 2025 | Belysa · 06-10 · Executive Condominium · 84 years left | 1,421 sqft | S$1,935,000 | S$1,362 psf |
| Jul 2025 | Belysa · 01-05 · Executive Condominium · 85 years left | 893 sqft | S$1,250,000 | S$1,399 psf |
| Jun 2025 | Belysa · 16-20 · Executive Condominium · 85 years left | 1,033 sqft | S$1,465,000 | S$1,418 psf |
| Jun 2025 | Belysa · 06-10 · Executive Condominium · 85 years left | 969 sqft | S$1,370,000 | S$1,414 psf |
| May 2025 | Belysa · 01-05 · Executive Condominium · 85 years left | 969 sqft | S$1,350,000 | S$1,394 psf |
| May 2025 | Belysa · 11-15 · Executive Condominium · 85 years left | 1,335 sqft | S$1,780,000 | S$1,334 psf |
| May 2025 | Belysa · 11-15 · Executive Condominium · 85 years left | 1,216 sqft | S$1,628,000 | S$1,338 psf |
| Apr 2025 | Belysa · 16-20 · Executive Condominium · 85 years left | 1,033 sqft | S$1,450,000 | S$1,403 psf |
| Mar 2025 | Belysa · 16-20 · Executive Condominium · 85 years left | 1,076 sqft | S$1,450,000 | S$1,347 psf |
| Mar 2025 | Belysa · 01-05 · Executive Condominium · 85 years left | 1,087 sqft | S$1,390,000 | S$1,279 psf |
| Feb 2025 | Belysa · 06-10 · Executive Condominium · 85 years left | 1,087 sqft | S$1,515,000 | S$1,394 psf |
| Jan 2025 | Belysa · 06-10 · Executive Condominium · 85 years left | 1,109 sqft | S$1,480,000 | S$1,335 psf |
| Jan 2025 | Belysa · 06-10 · Executive Condominium · 85 years left | 1,216 sqft | S$1,530,000 | S$1,258 psf |
| Dec 2024 | Belysa · 06-10 · Executive Condominium · 85 years left | 1,087 sqft | S$1,440,000 | S$1,325 psf |
| Dec 2024 | Belysa · 11-15 · Executive Condominium · 85 years left | 1,055 sqft | S$1,488,000 | S$1,411 psf |
| Dec 2024 | Belysa · 01-05 · Executive Condominium · 85 years left | 829 sqft | S$1,160,000 | S$1,400 psf |
| Dec 2024 | Belysa · 11-15 · Executive Condominium · 85 years left | 1,033 sqft | S$1,430,000 | S$1,384 psf |
| Dec 2024 | Belysa · 01-05 · Executive Condominium · 85 years left | 1,216 sqft | S$1,520,000 | S$1,250 psf |
| Nov 2024 | Belysa · 16-20 · Executive Condominium · 85 years left | 1,055 sqft | S$1,495,000 | S$1,417 psf |
| Nov 2024 | Belysa · 11-15 · Executive Condominium · 85 years left | 1,055 sqft | S$1,420,000 | S$1,346 psf |
| Nov 2024 | Belysa · 01-05 · Executive Condominium · 85 years left | 829 sqft | S$1,150,000 | S$1,388 psf |
| Nov 2024 | Belysa · 06-10 · Executive Condominium · 85 years left | 1,216 sqft | S$1,550,000 | S$1,274 psf |
| Oct 2024 | Belysa · 01-05 · Executive Condominium · 85 years left | 1,335 sqft | S$1,690,000 | S$1,266 psf |
| Oct 2024 | Belysa · 06-10 · Executive Condominium · 85 years left | 947 sqft | S$1,328,000 | S$1,402 psf |
| Sept 2024 | Belysa · 11-15 · Executive Condominium · 85 years left | 1,335 sqft | S$1,720,000 | S$1,289 psf |
| Sept 2024 | Belysa · 06-10 · Executive Condominium · 85 years left | 969 sqft | S$1,315,000 | S$1,357 psf |
| Aug 2024 | Belysa · 11-15 · Executive Condominium · 85 years left | 1,033 sqft | S$1,410,000 | S$1,365 psf |
| Aug 2024 | Belysa · 11-15 · Executive Condominium · 85 years left | 1,033 sqft | S$1,370,000 | S$1,326 psf |
| Jun 2024 | Belysa · 11-15 · Executive Condominium · 86 years left | 1,421 sqft | S$1,848,888 | S$1,301 psf |
| May 2024 | Belysa · 01-05 · Executive Condominium · 86 years left | 1,109 sqft | S$1,400,000 | S$1,263 psf |
| Apr 2024 | Belysa · 01-05 · Executive Condominium · 86 years left | 1,335 sqft | S$1,680,000 | S$1,259 psf |
| Feb 2024 | Belysa · 11-15 · Executive Condominium · 86 years left | 829 sqft | S$1,120,000 | S$1,351 psf |
| Dec 2023 | Belysa · 01-05 · Executive Condominium · 86 years left | 1,399 sqft | S$1,570,000 | S$1,122 psf |
| Dec 2023 | Belysa · 01-05 · Executive Condominium · 86 years left | 1,464 sqft | S$1,580,000 | S$1,079 psf |
| Oct 2023 | Belysa · 01-05 · Executive Condominium · 86 years left | 1,087 sqft | S$1,380,000 | S$1,269 psf |
| Oct 2023 | Belysa · 06-10 · Executive Condominium · 86 years left | 829 sqft | S$1,080,000 | S$1,303 psf |
| Oct 2023 | Belysa · 16-20 · Executive Condominium · 86 years left | 1,055 sqft | S$1,418,000 | S$1,344 psf |
| Sept 2023 | Belysa · 06-10 · Executive Condominium · 86 years left | 1,335 sqft | S$1,650,000 | S$1,236 psf |
| Aug 2023 | Belysa · 11-15 · Executive Condominium · 86 years left | 1,335 sqft | S$1,630,000 | S$1,221 psf |
| Aug 2023 | Belysa · 01-05 · Executive Condominium · 86 years left | 1,442 sqft | S$1,600,000 | S$1,109 psf |
| Jul 2023 | Belysa · 01-05 · Executive Condominium · 87 years left | 1,410 sqft | S$1,580,000 | S$1,121 psf |
| Jul 2023 | Belysa · 11-15 · Executive Condominium · 87 years left | 1,055 sqft | S$1,325,000 | S$1,256 psf |
| Jul 2023 | Belysa · 01-05 · Executive Condominium · 87 years left | 829 sqft | S$990,000 | S$1,194 psf |
| May 2023 | Belysa · 16-20 · Executive Condominium · 87 years left | 893 sqft | S$1,088,000 | S$1,218 psf |
| Mar 2023 | Belysa · 01-05 · Executive Condominium · 87 years left | 829 sqft | S$998,000 | S$1,204 psf |
| Jan 2023 | Belysa · 01-05 · Executive Condominium · 87 years left | 1,475 sqft | S$1,500,000 | S$1,017 psf |
| Dec 2022 | Belysa · 06-10 · Executive Condominium · 87 years left | 893 sqft | S$1,000,000 | S$1,119 psf |
| Oct 2022 | Belysa · 16-20 · Executive Condominium · 87 years left | 1,335 sqft | S$1,600,000 | S$1,199 psf |
| Oct 2022 | Belysa · 16-20 · Executive Condominium · 87 years left | 1,851 sqft | S$1,660,000 | S$897 psf |
| Sept 2022 | Belysa · 11-15 · Executive Condominium · 87 years left | 1,055 sqft | S$1,198,000 | S$1,136 psf |
| Aug 2022 | Belysa · 11-15 · Executive Condominium · 87 years left | 829 sqft | S$930,000 | S$1,122 psf |
| Jul 2022 | Belysa · 01-05 · Executive Condominium · 88 years left | 1,216 sqft | S$1,320,000 | S$1,085 psf |
| Jun 2022 | Belysa · 06-10 · Executive Condominium · 88 years left | 829 sqft | S$898,000 | S$1,083 psf |
| May 2022 | Belysa · 11-15 · Executive Condominium · 88 years left | 1,109 sqft | S$1,245,000 | S$1,123 psf |
| Apr 2022 | Belysa · 11-15 · Executive Condominium · 88 years left | 1,033 sqft | S$1,080,000 | S$1,045 psf |
| Apr 2022 | Belysa · 11-15 · Executive Condominium · 88 years left | 1,421 sqft | S$1,500,000 | S$1,056 psf |
| Apr 2022 | Belysa · 01-05 · Executive Condominium · 88 years left | 893 sqft | S$970,000 | S$1,086 psf |
| Mar 2022 | Belysa · 16-20 · Executive Condominium · 88 years left | 1,033 sqft | S$1,090,000 | S$1,055 psf |
| Mar 2022 | Belysa · 01-05 · Executive Condominium · 88 years left | 969 sqft | S$1,070,000 | S$1,105 psf |
| Feb 2022 | Belysa · 06-10 · Executive Condominium · 88 years left | 1,421 sqft | S$1,400,000 | S$985 psf |
| Jan 2022 | Belysa · 06-10 · Executive Condominium · 88 years left | 829 sqft | S$880,000 | S$1,062 psf |
| Dec 2021 | Belysa · 11-15 · Executive Condominium · 88 years left | 1,033 sqft | S$1,065,000 | S$1,031 psf |
| Dec 2021 | Belysa · 06-10 · Executive Condominium · 88 years left | 969 sqft | S$950,000 | S$981 psf |
| Nov 2021 | Belysa · 01-05 · Executive Condominium · 88 years left | 1,109 sqft | S$1,070,000 | S$965 psf |
| Oct 2021 | Belysa · 06-10 · Executive Condominium · 88 years left | 947 sqft | S$910,000 | S$961 psf |
| Oct 2021 | Belysa · 01-05 · Executive Condominium · 88 years left | 893 sqft | S$860,000 | S$963 psf |
| Oct 2021 | Belysa · 01-05 · Executive Condominium · 88 years left | 947 sqft | S$898,000 | S$948 psf |
See more
Showing 91 of 93.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Belysa · 1300-1400 sqft · 4 bed · Executive Condominium | S$5,200 | S$3.85 psf |
| Q3 2026 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,300 | S$4.10 psf |
| Q3 2026 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,300 | S$4.10 psf |
| Q3 2026 | Belysa · 1100-1200 sqft · 3 bed · Executive Condominium | S$4,250 | S$3.70 psf |
| Q3 2026 | Belysa · 900-1000 sqft · 3 bed · Executive Condominium | S$3,800 | S$4.00 psf |
| Q3 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,650 | S$4.29 psf |
| Q3 2026 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,650 | S$3.48 psf |
| Q3 2026 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,650 | S$3.48 psf |
| Q3 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,600 | S$4.24 psf |
| Q3 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,600 | S$4.24 psf |
| Q3 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,600 | S$4.24 psf |
| Q3 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,600 | S$4.24 psf |
| Q3 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,550 | S$4.18 psf |
| Q3 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,550 | S$4.18 psf |
| Q3 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,450 | S$4.06 psf |
| Q3 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,450 | S$4.06 psf |
| Q2 2026 | Belysa · 900-1000 sqft · 3 bed · Executive Condominium | S$3,800 | S$4.00 psf |
| Q2 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,500 | S$4.12 psf |
| Q1 2026 | Belysa · 1700-1800 sqft · 3 bed · Executive Condominium | S$5,000 | S$2.86 psf |
| Q1 2026 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,300 | S$4.10 psf |
| Q1 2026 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,300 | S$4.10 psf |
| Q1 2026 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q1 2026 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q1 2026 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q1 2026 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,750 | S$3.57 psf |
| Q1 2026 | Belysa · 900-1000 sqft · 3 bed · Executive Condominium | S$3,400 | S$3.58 psf |
| Q1 2026 | Belysa · 900-1000 sqft · 3 bed · Executive Condominium | S$3,400 | S$3.58 psf |
| Q1 2026 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,300 | S$3.88 psf |
| Q4 2025 | Belysa · 1300-1400 sqft · 4 bed · Executive Condominium | S$5,100 | S$3.78 psf |
| Q4 2025 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,500 | S$4.29 psf |
| Q4 2025 | Belysa · 1100-1200 sqft · 3 bed · Executive Condominium | S$4,250 | S$3.70 psf |
| Q4 2025 | Belysa · 1100-1200 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.48 psf |
| Q4 2025 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,800 | S$4.47 psf |
| Q3 2025 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,300 | S$4.10 psf |
| Q2 2025 | Belysa · 900-1000 sqft · 3 bed · Executive Condominium | S$4,400 | S$4.63 psf |
| Q2 2025 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,250 | S$4.05 psf |
| Q2 2025 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,200 | S$4.00 psf |
| Q2 2025 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,600 | S$3.43 psf |
| Q2 2025 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,400 | S$4.00 psf |
| Q1 2025 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,300 | S$4.10 psf |
| Q1 2025 | Belysa · 1100-1200 sqft · 3 bed · Executive Condominium | S$4,250 | S$3.70 psf |
| Q1 2025 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,200 | S$4.00 psf |
| Q1 2025 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,100 | S$3.90 psf |
| Q1 2025 | Belysa · 1200-1300 sqft · 3 bed · Executive Condominium | S$3,800 | S$3.04 psf |
| Q1 2025 | Belysa · 900-1000 sqft · 3 bed · Executive Condominium | S$3,800 | S$4.00 psf |
| Q1 2025 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,800 | S$3.62 psf |
| Q1 2025 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,500 | S$4.12 psf |
| Q1 2025 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,400 | S$4.00 psf |
| Q1 2025 | Belysa · 1200-1300 sqft · 3 bed · Executive Condominium | S$3,400 | S$2.72 psf |
| Q4 2024 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,500 | S$4.29 psf |
| Q4 2024 | Belysa · 1100-1200 sqft · 3 bed · Executive Condominium | S$4,250 | S$3.70 psf |
| Q4 2024 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$4,000 | S$4.71 psf |
| Q4 2024 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q4 2024 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,900 | S$3.71 psf |
| Q3 2024 | Belysa · 1400-1500 sqft · 4 bed · Executive Condominium | S$5,550 | S$3.83 psf |
| Q3 2024 | Belysa · 1300-1400 sqft · 4 bed · Executive Condominium | S$5,200 | S$3.85 psf |
| Q3 2024 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,400 | S$4.19 psf |
| Q3 2024 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,200 | S$4.00 psf |
| Q3 2024 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,800 | S$3.62 psf |
| Q3 2024 | Belysa · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,700 | S$3.52 psf |
| Q3 2024 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,550 | S$4.18 psf |
| Q3 2024 | Belysa · 800-900 sqft · 3 bed · Executive Condominium | S$3,500 | S$4.12 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 83 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 now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 78 years | S$1,372,675 | S$1,515,545 | S$1,670,069 | S$1,717,161 |
| 10 years | 73 years | S$1,301,154 | S$1,586,100 | S$1,926,026 | S$2,036,175 |
| 20 years | 63 years | S$1,217,053 | S$1,808,476 | S$2,666,712 | S$2,980,452 |
On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% 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.