Casa Pasir Ris
Jalan Loyang Besar · District 17 · Outside Central Region (OCR) · 946 yrs lease commencing from 1938
Casa Pasir Ris is a condominium development in District 17 (OCR). Based on 16 URA-recorded transactions from 2021–2025, its median price is $1,304,400, with prices moving about 6.7%/yr.
The verdict · for an investor
Casa Pasir Ris · Condominium · District 17 · Leasehold
On balance, Casa Pasir Ris points up.
Strong track record — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 26 min on foot; 1 supermarket, 1 food & retail spot nearby.
- Rentable — steady rental demand; schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 4-bed +29.4% since 2021.
- A Primary-1 priority school within 1km — a real family draw.
What's holding it back
- Its recent +6.7%/yr rode a hot cycle — don't bank on that pace repeating.
- MRT is a real walk — Pasir Ris MRT, about 26 min.
- The market's near the top of its cycle — mind your entry price.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
no rent record yet
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,216 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,216 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.22M
Aim at the middle or below. A patient buyer has been getting closer to $1.18M.
If you’re selling
~$1.28M
List at the top of fair; realistic close is $1.22M–$1.24M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$1.12M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~6.7%/yr), and past pace never promises the future.
Built from URA transactions for Casa Pasir Ris — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Casa Pasir Ris
Outside Central Region (OCR) · District 17 · ~$1,162 psf
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Casa Pasir Ris, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,162 psf, Casa Pasir Ris is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~6.7%/yr over ~4 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
About neutral
Casa Pasir Ris's own prices have gone flat over the latest year.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
About neutral
A moderate amount of new supply is coming to this district (~1,024 units, from 2028).
Supports prices
New launches in this district are selling well — 2 recent ones are around 83% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
About neutral
Rents across Singapore have flattened out lately.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,162 psf is ~21% below similar nearby projects (~$1,471). good value
(The whole suburbs average is ~$1,534 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Casa Pasir Ris has grown ~6.7%/yr over ~4 years. Similar nearby: Kassia 0.9%, The Jovell 0.7%, Hedges Park Condominium 5.6%, The Inflora 4%, Parc Komo 1.1% — a 0.7–5.6%/yr spread (most around 1.1%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,304,400
2021–2025 (URA)
Appreciation
6.7%/yr
median trend
Gross yield
—
rental n/a
Lease
~858 yrs left
leasehold
Casa Pasir Ris median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Casa Pasir Ris fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Casa Pasir Ris
Questions people ask about Casa Pasir Ris
Is Casa Pasir Ris freehold or leasehold?
Casa Pasir Ris is on a 99-year lease that began in 1938, so about 858 years remain. It sits in District 17 (Outside Central Region (OCR)).
How much does Casa Pasir Ris cost per square foot?
Recent transactions at Casa Pasir Ris are around $1,162 psf. Across its record, transacted prices range from $715,000 to $1,935,000.
Which primary schools are near Casa Pasir Ris?
Within 1 km (top Primary 1 priority): Pasir Ris Primary School (0.78 km). Within 1–2 km: Casuarina Primary School, White Sands Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Casa Pasir Ris?
The nearest MRT is Pasir Ris MRT, about 1.8 km away (straight-line).
Has Casa Pasir Ris gone up in value?
Across 16 URA-recorded transactions (2021–2025), prices at Casa Pasir Ris have moved about 6.7% a year on average. That is a past record, not a forecast.
What condos are comparable to Casa Pasir Ris?
Within a short walk: Ripple Bay, Sea Esta, Seastrand, Watercolours, Sea Horizon. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Casa Pasir Ris a good buy?
Casa Pasir Ris sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.