Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Executive Condominium Project Intelligence
THE ESPARIS
PASIR RIS DRIVE 4
1.2 kmPASIR RIS MRT STATION
$1.37MMedian transacted price
11Transactions in latest 12 months
1,001–1,200 sqftMost popular unit size
THE ESPARIS Market Snapshot
▼ -5.5%
From 12-Month High
Peak: Mar 2026Based on latest 12 months
▲ +1.5%
From 12-Month Low
Low: Jan 2026Based on latest 12 months
▼ -19.9%
Vs District Median PSF
Below District 18 medianBased on latest 12 months
▼ -27.1%
Vs OCR Median PSF
Below OCR medianBased on latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
11
Up to latest imported transaction
Median transacted price
$1.37M
Latest 12 months
Median PSF
$1,129
Latest 12 months
Typical recorded price range
$1.33M – $1.4M
20th to 80th percentile
Latest transacted price
$1.34M
1,173 sqft · 1 Jul 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: August 2026•Last updated: 31 Aug 2026
THE ESPARIS Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jun 2021 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: August 2026•Last updated: 31 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Sep 2025 to Aug 2026.
Most popular unit size1,001–1,200 sqft
Median Sold Size1,184 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: August 2026•Last updated: 31 Aug 2026
Recent Transactions by Unit Size
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $1.35M | $1.34M | $1.37M | $1,146 |
| 2026-06 | 1 | $1.45M | $1.45M | $1.45M | $1,236 |
| 2026-03 | 1 | $1.4M | $1.4M | $1.4M | $1,193 |
| 2026-02 | 2 | $1.3M | $1.26M | $1.34M | $1,149 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | EC | 06 to 10 | 1,173 sqft | $1,138 | $1.34M |
| 2026-07 | EC | 01 to 05 | 1,184 sqft | $1,153 | $1.37M |
| 2026-06 | EC | 06 to 10 | 1,173 sqft | $1,236 | $1.45M |
| 2026-03 | EC | 06 to 10 | 1,173 sqft | $1,193 | $1.4M |
| 2026-02 | EC | 01 to 05 | 1,076 sqft | $1,171 | $1.26M |
| 2026-02 | EC | 01 to 05 | 1,184 sqft | $1,127 | $1.34M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $1.3M | $1.3M | $1.3M | $1,023 |
| 2026-03 | 1 | $1.46M | $1.46M | $1.46M | $1,129 |
| 2026-02 | 1 | $1.39M | $1.39M | $1.39M | $1,102 |
| 2026-01 | 1 | $1.33M | $1.33M | $1.33M | $1,047 |
| 2025-09 | 1 | $1.39M | $1.39M | $1.39M | $1,074 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | EC | 01 to 05 | 1,270 sqft | $1,023 | $1.3M |
| 2026-03 | EC | 06 to 10 | 1,292 sqft | $1,129 | $1.46M |
| 2026-02 | EC | 01 to 05 | 1,259 sqft | $1,102 | $1.39M |
| 2026-01 | EC | 01 to 05 | 1,270 sqft | $1,047 | $1.33M |
| 2025-09 | EC | 01 to 05 | 1,292 sqft | $1,074 | $1.39M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: August 2026•Last updated: 31 Aug 2026
THE ESPARIS Location & Nearby Amenities
Explore THE ESPARIS and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
THE ESPARIS Nearby Amenities
Closest amenities from THE ESPARIS. Distances are straight-line estimates.
MRT / LRT
- PASIR RIS MRT STATION1.2 kmPASIR RIS CENTRAL
- TAMPINES EAST MRT STATION1.6 kmTAMPINES AVENUE 7
- TAMPINES MRT STATION2.4 kmTAMPINES CENTRAL 1
Primary Schools
- WHITE SANDS PRIMARY SCHOOL440 mPASIR RIS STREET 11
- PASIR RIS PRIMARY SCHOOL490 mPASIR RIS STREET 21
- CASUARINA PRIMARY SCHOOL490 mPASIR RIS STREET 41
- TAMPINES NORTH PRIMARY SCHOOL1.5 kmTAMPINES AVENUE 9
- ELIAS PARK PRIMARY SCHOOL1.7 kmPASIR RIS STREET 52
Secondary Schools
- PASIR RIS CREST SECONDARY SCHOOL400 mPASIR RIS STREET 41
- LOYANG VIEW SECONDARY SCHOOL440 mPASIR RIS STREET 11
- HAI SING CATHOLIC SCHOOL820 mPASIR RIS DRIVE 6
- DUNMAN SECONDARY SCHOOL1.0 kmTAMPINES STREET 45
Post-Secondary
- TAMPINES MERIDIAN JUNIOR COLLEGE2.6 kmPASIR RIS STREET 71
- ITE COLLEGE EAST3.9 kmSIMEI AVENUE
- TEMASEK POLYTECHNIC4.0 kmTAMPINES AVENUE 1
MOE Kindergartens
- MOE KINDERGARTEN @ CASUARINA490 mPASIR RIS STREET 41
- MOE KINDERGARTEN @ ELIAS PARK1.7 kmPASIR RIS STREET 52
- MOE KINDERGARTEN @ GONGSHANG1.8 kmTAMPINES STREET 42
Hawker Centres
- Pasir Ris Central Hawker Centre1.0 kmPasir Ris Central
- Tampines North Hawker Centre2.5 kmTAMPINES STREET 62
- Hawker Centre @ Our Tampines Hub2.8 kmTampines Walk
Hospitals
- Changi Medical Facility1.8 kmUPPER CHANGI ROAD NORTH
- ST. ANDREW'S COMMUNITY HOSPITAL3.3 kmSIMEI STREET 3
Parks
- PASIR RIS TOWN PK870 m
- LOYANG VIEW PG940 m
- MARIAM WAY PG1.1 km
Libraries
- Pasir Ris Library1.2 kmPasir Ris Central Street 3
- Tampines Library2.8 kmTampines Walk
Community Clubs
- Pasir Ris East CC100 mPasir Ris Drive 4
- Tampines East CC1.9 kmTampines Street 23
Sport Facilities
- Pasir Ris Sport Centre1.1 kmPasir Ris Central
- Tampines Sport Centre2.8 kmTampines Walk
- SAFRA CLUBHOUSE (TAMPINES)3.4 kmTAMPINES ST 92
Featured Listings
Properties currently available through Homy, with priority given to listings in THE ESPARIS.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
THE ESPARIS Market Position & Nearby Transactions
How THE ESPARIS compares with District 18 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,12911 project sales
District 18 Median PSF$1,410Median across district projects with recorded sales
Difference vs District-19.9%Below district median
Transactions Within 1 km153Recorded in the latest 12 months
Position Within District 18
THE ESPARIS is more affordable than 85% of District 18 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
7of 48 District 18 projects with recorded sales
District reference range$1,113 – $1,833 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| SEASTRAND | 646 m | 201610 yrs old | 473 | 18 | $1,289 |
| WATERCOLOURS | 742 m | 201610 yrs old | 416 | 27 | $1,224 |
| SEA HORIZON | 816 m | 20179 yrs old | 495 | 33 | $1,303 |
| LOYANG VILLAS | 877 m | — | — | 19 | $1,449 |
| EASTVALE | 896 m | 199828 yrs old | — | 10 | $1,054 |
| AZALEA PARK CONDOMINIUM | 973 m | — | — | 5 | $1,199 |
| RIPPLE BAY | 994 m | 201610 yrs old | 679 | 38 | $1,431 |
| COASTAL BREEZE RESIDENCES | 998 m | 201214 yrs old | 63 | 3 | $1,193 |
| THE WATERCREST | 998 m | — | — | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 2 | $712.5K | $710K | $715K | $1,471 |
| 2025-12 | 1 | $705K | $705K | $705K | $1,455 |
| 2025-10 | 2 | $729.4K | $728.9K | $730K | $1,506 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIPPLE BAY | Condo | 679 | 5 | $717.8K | $1,482 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $904K | $770K | $1.04M | $1,385 |
| 2026-06 | 3 | $916.7K | $770K | $1.1M | $1,320 |
| 2026-05 | 1 | $1.05M | $1.05M | $1.05M | $1,355 |
| 2026-03 | 1 | $815K | $815K | $815K | $1,328 |
| 2026-02 | 2 | $907.8K | $727.5K | $1.09M | $1,340 |
| 2026-01 | 4 | $978.3K | $738K | $1.32M | $1,430 |
| 2025-12 | 2 | $887.5K | $735K | $1.04M | $1,292 |
| 2025-11 | 1 | $1.32M | $1.32M | $1.32M | $1,721 |
| 2025-10 | 1 | $1.21M | $1.21M | $1.21M | $1,582 |
| 2025-09 | 3 | $1.05M | $1.05M | $1.06M | $1,359 |
| 2025-08 | 3 | $728.3K | $720K | $740K | $1,269 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIPPLE BAY | Condo | 679 | 14 | $1.07M | $1,439 |
| SEASTRAND | Condo | 473 | 9 | $755.1K | $1,271 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 3 | $1.19M | $995K | $1.31M | $1,285 |
| 2026-06 | 3 | $1.16M | $1.14M | $1.2M | $1,242 |
| 2026-05 | 2 | $951.4K | $750K | $1.15M | $1,017 |
| 2026-04 | 1 | $1.2M | $1.2M | $1.2M | $1,253 |
| 2026-03 | 2 | $1.16M | $1.14M | $1.18M | $1,329 |
| 2026-02 | 4 | $1.12M | $1.1M | $1.14M | $1,304 |
| 2026-01 | 4 | $1.12M | $1.03M | $1.25M | $1,259 |
| 2025-12 | 2 | $1.19M | $1.12M | $1.25M | $1,267 |
| 2025-11 | 4 | $1.13M | $980K | $1.26M | $1,260 |
| 2025-10 | 2 | $1.15M | $1.13M | $1.17M | $1,357 |
| 2025-09 | 2 | $1.16M | $1.15M | $1.17M | $1,238 |
| 2025-08 | 3 | $1.24M | $1.21M | $1.3M | $1,298 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| WATERCOLOURS | EC | 416 | 18 | $1.14M | $1,219 |
| SEASTRAND | Condo | 473 | 7 | $1.2M | $1,289 |
| RIPPLE BAY | Condo | 679 | 5 | $1.15M | $1,389 |
| AZALEA PARK CONDOMINIUM | Condo | — | 1 | $1.08M | $1,270 |
| SEA HORIZON | EC | 495 | 1 | $995K | $1,249 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 3 | $1.5M | $1.43M | $1.57M | $1,359 |
| 2026-06 | 3 | $1.52M | $1.33M | $1.65M | $1,384 |
| 2026-05 | 3 | $1.49M | $1.25M | $1.87M | $1,336 |
| 2026-04 | 3 | $1.26M | $1.19M | $1.37M | $1,160 |
| 2026-03 | 2 | $1.56M | $1.54M | $1.58M | $1,442 |
| 2026-02 | 5 | $1.34M | $1.16M | $1.6M | $1,212 |
| 2026-01 | 3 | $1.41M | $1.4M | $1.42M | $1,256 |
| 2025-12 | 3 | $1.59M | $1.42M | $1.71M | $1,366 |
| 2025-11 | 3 | $1.35M | $1.15M | $1.48M | $1,189 |
| 2025-10 | 2 | $1.53M | $1.45M | $1.61M | $1,402 |
| 2025-08 | 6 | $1.42M | $1.33M | $1.53M | $1,289 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIPPLE BAY | Condo | 679 | 14 | $1.54M | $1,422 |
| SEA HORIZON | EC | 495 | 10 | $1.42M | $1,270 |
| EASTVALE | EC | — | 6 | $1.21M | $1,079 |
| COASTAL BREEZE RESIDENCES | Condo | 63 | 3 | $1.38M | $1,176 |
| WATERCOLOURS | EC | 416 | 2 | $1.48M | $1,322 |
| SEASTRAND | Condo | 473 | 1 | $1.65M | $1,381 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 5 | $1.71M | $1.5M | $1.92M | $1,274 |
| 2026-06 | 3 | $1.61M | $1.51M | $1.73M | $1,216 |
| 2026-05 | 1 | $1.3M | $1.3M | $1.3M | $1,078 |
| 2026-04 | 2 | $1.89M | $1.85M | $1.94M | $1,363 |
| 2026-03 | 2 | $1.53M | $1.36M | $1.7M | $1,142 |
| 2026-02 | 5 | $1.73M | $1.43M | $1.93M | $1,322 |
| 2026-01 | 2 | $1.6M | $1.51M | $1.7M | $1,259 |
| 2025-12 | 3 | $1.52M | $1.3M | $1.68M | $1,220 |
| 2025-11 | 6 | $1.63M | $1.35M | $1.78M | $1,244 |
| 2025-10 | 2 | $1.86M | $1.62M | $2.09M | $1,439 |
| 2025-09 | 3 | $1.62M | $1.45M | $1.77M | $1,195 |
| 2025-08 | 2 | $1.58M | $1.53M | $1.63M | $1,276 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SEA HORIZON | EC | 495 | 16 | $1.74M | $1,301 |
| WATERCOLOURS | EC | 416 | 7 | $1.52M | $1,204 |
| AZALEA PARK CONDOMINIUM | Condo | — | 3 | $1.52M | $1,139 |
| EASTVALE | EC | — | 3 | $1.34M | $1,035 |
| RIPPLE BAY | Condo | 679 | 3 | $1.86M | $1,416 |
| SEASTRAND | Condo | 473 | 3 | $1.77M | $1,392 |
| COASTAL BREEZE RESIDENCES | Condo | 63 | 1 | $1.43M | $1,172 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.87M | $1.87M | $1.87M | $1,152 |
| 2026-06 | 3 | $2.33M | $2.08M | $2.7M | $1,500 |
| 2026-05 | 2 | $2.01M | $1.57M | $2.45M | $1,267 |
| 2026-04 | 3 | $2.4M | $2.32M | $2.55M | $1,449 |
| 2026-03 | 1 | $2.6M | $2.6M | $2.6M | $1,449 |
| 2026-02 | 1 | $1.94M | $1.94M | $1.94M | $1,035 |
| 2025-12 | 3 | $2.12M | $1.9M | $2.31M | $1,348 |
| 2025-11 | 1 | $2.39M | $2.39M | $2.39M | $1,479 |
| 2025-10 | 3 | $2.37M | $1.84M | $2.65M | $1,426 |
| 2025-09 | 4 | $2.41M | $2.39M | $2.45M | $1,473 |
| 2025-08 | 3 | $2.28M | $1.79M | $2.65M | $1,436 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LOYANG VILLAS | Terrace House | — | 15 | $2.48M | $1,510 |
| SEA HORIZON | EC | 495 | 4 | $2.22M | $1,411 |
| WATERCOLOURS | EC | 416 | 3 | $1.88M | $1,083 |
| AZALEA PARK CONDOMINIUM | Condo | — | 2 | $1.85M | $1,225 |
| EASTVALE | EC | — | 1 | $1.57M | $1,019 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.43M | $2.43M | $2.43M | $1,128 |
| 2026-06 | 1 | $2.65M | $2.65M | $2.65M | $1,231 |
| 2026-04 | 1 | $2.33M | $2.33M | $2.33M | $1,019 |
| 2026-03 | 3 | $2.67M | $2.55M | $2.8M | $1,263 |
| 2026-02 | 1 | $2.69M | $2.69M | $2.69M | $1,250 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LOYANG VILLAS | Terrace House | — | 6 | $2.63M | $1,233 |
| WATERCOLOURS | EC | 416 | 1 | $2.33M | $1,019 |
Market Interpretation
THE ESPARIS recorded 11 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 19.9% below the District 18 project median, placing it on the more affordable side of the district market.
Within 1 km, 9 nearby condominiums were identified; 8 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.THE ESPARIS Project Details
Property type
Executive Condominium
District
District 18 - Pasir Ris / Tampines / Simei
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 2002
TOP
2006
Postal code
519464
About THE ESPARIS
THE ESPARIS is a executive condominium in Singapore District 18, completed in 2006 with 99 yrs lease commencing from 2002. It recorded 11 transactions during the latest 12-month period in the database, with a median transacted price of $1.37M and a median of $1,129 psf. The most frequently transacted size range is 1,001–1,200 sqft, representing 54.5% of transactions with recorded floor area. PASIR RIS MRT STATION is approximately 1.2 km away by straight-line distance. 3 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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There is a psychological phenomenon in real estate known as the Price-Time Paradox. It begins with a simple, seemingly harmless phrase: “Let’s just test the market.” or “Let’s just price higher for a start.” On the surface, it feels like a low-risk experiment. In reality, it is often the start of a silent financial leak. […]
Understanding Singapore HDB Resale Market: The Framework
Introduction The HDB resale market is one of the most important pillars of Singapore’s property landscape. With more than 80% of the population living in HDB flats, resale transactions are not just common — they are a key part of how Singaporeans upgrade, right-size, and reposition their housing over time. But while many people are […]
Why Your House Is Not Selling — Even With Viewings (Singapore Guide)
Your house is listed… but nothing is happening. Weeks have passed. Viewings came… but no offers. At first, there were a few viewings. Some people walked through, nodded politely, said “we’ll consider”… and then nothing. Or worse — no enquiries at all. If this sounds familiar, you’re not alone. In today’s market, many sellers in […]
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