Belysa
Overview & Key Facts
Belysa is a compact Executive Condominium of 315 units sitting at the junction of Pasir Ris Drive 1 and Elias Road in District 18, with Sungei Api Api flowing along its third boundary. Developed by Pasir Ris EC Pte Ltd — a joint venture between NTUC ChoiceHomes and CEL Development — and designed by ADDP Architects, it was completed in 2014 across three blocks: two standing 18 storeys and one at 16 storeys, all served by a basement carpark. The development sold out within a month of its May 2011 launch at an average of just $720 PSF, a figure that now looks almost quaint against the current average of $1,407 PSF.
CEL Development (now part of Chip Eng Seng) has a solid track record in the EC and mass-market private residential segments. Their design brief for Belysa was practical: offer flexible layouts including dual-key configurations to appeal to multigenerational families, and keep unit sizes generous enough to compete with the HDB upgrader’s expectation of space. With 35 distinct floor plan types across just 315 units, the variety is unusual for a development of this size — ranging from 947 sqft 3-bedroom compacts to 2,185 sqft penthouses with roof terraces.
Belysa sits within a well-established condominium belt, flanked by NV Residences and Livia on one side and Ris Grandeur on another. Having passed its 5-year Minimum Occupation Period and 10-year privatisation milestone, it now trades freely on the open market with no EC restrictions. It is this combination of a mature Pasir Ris location, post-MOP flexibility, and generous EC-era sizing that defines Belysa — a development that delivers on the suburban family lifestyle promise without pretending to be anything more glamorous.
Location & Connectivity
Belysa’s relationship with public transport is serviceable but not stellar. Pasir Ris MRT on the East-West Line is approximately 0.88 km away — a 10–12 minute walk that is manageable but not comfortable in Singapore’s heat, particularly for daily commuters. Bus services along Pasir Ris Drive 1 provide a practical alternative, connecting residents to Pasir Ris Interchange in a few stops. The upcoming Cross Island Line at Pasir Ris is expected to improve connectivity significantly when it opens, adding a second MRT line to the area and potentially lifting property values across the Pasir Ris corridor.
For drivers, the Tampines Expressway (TPE) is just a 3-minute drive away, with the Pan Island Expressway (PIE) also easily accessible. The CBD is roughly 30–35 minutes during off-peak hours, while Changi Airport sits just 10 minutes south — a genuine lifestyle advantage for frequent travellers and aviation-sector workers. The Changi Business Park and Changi Jewel precinct add an employment catchment that directly benefits Pasir Ris residents.
Daily amenities are comprehensively covered by Pasir Ris’s mature estate infrastructure. White Sands Mall is the nearest major retail hub, offering a cinema, supermarket, food court, and over 180 shops. Downtown East — Singapore’s largest family entertainment and lifestyle hub — sits a short drive away, combining D’Resort, Wild Wild Wet water park, and a cluster of dining options. For nature enthusiasts, Pasir Ris Park and beach are within a 5-minute drive, while Pasir Ris Town Park and the park connector network provide jogging and cycling routes that connect to the broader Eastern Coastal corridor.
Schools are well distributed within the catchment. White Sands Primary School sits 0.79 km away, with Pasir Ris Secondary at 0.97 km. Other options within a 2 km radius include Elias Park Primary, Park View Primary, Meridian Primary, and Hai Sing Catholic School. International school families are served by the Overseas Family School and United World College of South East Asia (East Campus), both accessible within a short drive.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | primary | Within 1 km |
| Pasir Ris Secondary School | secondary | Within 1 km |
| Pasir Ris Primary School | primary | ~1.1 km |
| Brighton College (Singapore) | international | ~1.2 km |
| Elias Park Primary School | primary | ~1.3 km |
| Pasir Ris Crest Secondary School | secondary | ~1.3 km |
| Stamford American International School | international | ~1.4 km |
| Meridian Secondary School | secondary | ~1.5 km |
Facilities
For a 315-unit EC, Belysa delivers a facilities roster that punches above its weight. The centrepiece is a 50-metre lap pool complemented by a lounge pool, children’s splash pool, aqua gym, and jacuzzi. Beyond water features, the development includes a recreational tennis court, a well-equipped gymnasium, steam room, BBQ pits, party deck, clubhouse with function room, children’s playground, jogging track, and a sculpture garden. The landscaping incorporates an eco pond and what the developer marketed as a “Fireflies Boulevard” — a nature-themed walkway that adds character to the evening ambience.
“A beautiful condo with unblock view and easy access to transport, amenities, schools, nature parks and beach. Living at Belysa has been an absolute delight. The lush greenery creates a serene environment.”
— Resident review via 99.co
The Ylang Ylang Spa pavilion and hammock cove provide quieter relaxation spaces that are appreciated by residents seeking downtime without the noise of the main pool area. The basement carpark keeps the ground level free from vehicle traffic, which contributes to the compound’s pedestrian-friendly feel and child safety. For a development that is now over a decade old, the maintenance standards have held up reasonably well, though some residents note that certain facilities — particularly the gym equipment — could benefit from upgrading. Overall, the facilities breadth is solid for the price segment, even if individual amenities don’t reach the resort-level polish of newer developments.
Unit Sizes & Layout
Belysa offers an unusually diverse range of configurations for its size: 3-bedroom compact (829–1,238 sqft), 3-bedroom standard (947–1,442 sqft), 4-bedroom suites with dual-key option, and penthouses ranging from 1,507 to 2,185 sqft. With 35 distinct floor plan types across 315 units, the layout variety is remarkable — a legacy of the EC era when developers competed aggressively on configuration flexibility to attract HDB upgraders with different household needs.
The dual-key suites deserve particular attention. These units feature two self-contained apartments accessed from a common foyer, each with its own entrance, kitchen, bathroom, and living space. For multigenerational families or owner-investors who want to rent out one portion while living in the other, this is a genuinely practical layout that most newer condos in this price range do not offer. The 4-bedroom dual-key units at approximately 1,300–1,400 sqft provide enough space for both sub-units to function comfortably.
Unit sizing across the board is generous by current EC and private condo standards. A standard 3-bedroom at 1,000+ sqft here comfortably fits a family of four with a helper’s room, whereas a comparable new-launch 3-bedroom might offer only 900 sqft. The trade-off is that Belysa’s finishings reflect 2014 standards — functional but dated compared to newer developments. Most resale units will require some renovation budget for kitchen and bathroom upgrades.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 21 | $1,190 | $1,027,143 |
| 3 BR | 62 | $1,266 | $1,407,835 |
| 4 BR | 10 | $1,105 | $1,617,389 |
Pricing & Market Position
Based on 93 recorded transactions, sale prices range from $810,000 to $1,935,000, averaging $1,344,405 (~$1,416 psf).
Rents range from $1,800 to $5,800 per month across 118 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 48.3% (from $966 to $1,432 psf).
Neighbourhood Comparison
The most natural comparisons are with the neighbouring condominiums along the Pasir Ris Drive corridor. NV Residences (TOP 2014, 642 units) and Livia (TOP 2011, 724 units) are the immediate neighbours, both developed by City Developments Limited. NV Residences transacts at a similar PSF to Belysa but offers larger facilities and a wider unit mix, while Livia — being slightly older — sits at a modest discount. Both are private condominiums rather than ECs, which means they never had MOP restrictions but also lacked the government subsidy that kept Belysa’s original pricing lower. For resale buyers today, the distinction is academic since Belysa has fully privatised.
Pasir Ris 8 (TOP 2026, 487 units) represents the premium end of the Pasir Ris spectrum as an integrated development linked directly to Pasir Ris MRT and White Sands Mall. It commands a significant PSF premium — nearly double some older developments — but offers unmatched convenience that Belysa cannot compete with on transport accessibility. For buyers who prioritise MRT connectivity and are willing to pay the premium, Pasir Ris 8 is the clear choice. For those who prioritise space, quantum, and are comfortable with a bus or car commute, Belysa offers substantially more square footage per dollar.
The upcoming Qingjian-led EC at Jalan Loyang Besar (approximately 710 units, expected 2028) will be the first new EC in Pasir Ris in over a decade. It is expected to launch at $1,200–$1,400 PSF — comparable to Belysa’s current resale PSF but with a fresh 99-year lease and new finishings. However, it will carry the full 5-year MOP and 10-year foreign buyer restrictions. For buyers weighing Belysa against waiting for this new EC, the trade-off is immediate open-market flexibility and proven product versus a newer lease and contemporary design with a 5-year lock-in.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BELYSA | 99 yrs lease commencing from 2011 | 2014 | 315 | $1,416 |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,588 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 2025 | 1,193 | $2,367 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 2025 | 760 | $1,769 |
| TENET | 99 yrs lease commencing from 2021 | 2022 | 618 | $1,386 |
| RIVELLE TAMPINES | 99 years leasehold | — | — | $1,933 |
Lease Decay Analysis
The 99-year lease runs from 2011, meaning approximately 15 years have already been consumed. Roughly 84 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~84 years | Full bank financing available |
| 2041 | ~69 years | CPF usage still unrestricted for most buyers |
| 2050 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2070 | ~39 years | Significant financing restrictions for next buyer |
| 2110 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates BELYSA across multiple dimensions.
What Residents Say
“A beautiful condo with unblock view and easy access to transport, amenities, schools, nature parks and beach. The lush greenery creates a serene environment that feels like a retreat from the city.”
— Owner review via 99.co
“Living at Belysa has been an absolute delight. The modern facilities, including the gym, swimming pool, and barbecue pits, provide ample opportunities for recreation and socialising.”
— Resident review via EdgeProp
“Peaceful, quiet and luxurious environment. The spacious, well-designed units offer comfort and convenience for families. Highly recommended for those looking for a home in the east.”
— Resident review via PropertyGuru
The overall pattern across review platforms is overwhelmingly positive but limited in volume — Belysa has fewer public reviews than larger developments, which is typical for a 315-unit EC. Residents consistently praise the generous unit sizes, well-maintained grounds, and the sense of tranquillity that comes from the waterway boundary and surrounding greenery. The proximity to Pasir Ris Park and beach is frequently cited as a lifestyle advantage that larger, more urban condos cannot match. The recurring practical notes centre on the ageing of some facilities and the desire for gym equipment upgrades, as well as the familiar Pasir Ris trade-off of needing a car or bus for most destinations beyond the immediate neighbourhood.
Strengths & Weaknesses
- Generous EC-era unit sizes — 3-bedrooms from 947 sqft, penthouses up to 2,185 sqft
- Dual-key configurations available for multigenerational living or partial rental income
- 35 distinct floor plans across 315 units — unusual variety for a small development
- Fully privatised (post-MOP) — no EC restrictions on resale or foreign buyers
- Comprehensive facilities including 50m lap pool, tennis court, gym, steam room, and spa pavilion
- Waterway boundary (Sungei Api Api) provides protected greenery on one side
- Mature Pasir Ris estate with White Sands Mall, Downtown East, and beach nearby
- Strong PSF appreciation — $720 at launch to $1,407 today (near-doubling)
- Cross Island Line coming to Pasir Ris — significant connectivity and value catalyst
- Changi employment corridor proximity supports rental demand and daily commute
- Pasir Ris MRT is 0.88 km away — walkable but not comfortable in tropical heat
- 99-year lease from 2011 with 84 years remaining — 75-year CPF threshold hits in ~9 years
- Finishings reflect 2014 standards — renovation budget needed for kitchen and bathroom upgrades
- Small development (315 units) means lower en-bloc probability (score: 24/100)
- Pasir Ris location is car-dependent for most destinations beyond immediate neighbourhood
- Gym equipment and some common facilities showing their age after 12 years
- Limited resale liquidity compared to larger neighbouring developments (642–724 units)
- No immediate retail within walking distance — White Sands Mall requires bus or drive
- Eastern fringe location means longer commute to CBD compared to central or south-facing districts
Verdict
Belysa occupies a well-defined niche: it is a post-MOP Executive Condominium offering EC-era generosity in unit sizing and layout flexibility at a median price of $1,400,000 — a quantum that remains accessible to HDB upgraders stepping into private property ownership. At $1,407 PSF, it sits competitively within the Pasir Ris condominium cluster, offering more space per dollar than most newer private launches in the area. The PSF appreciation from $720 at launch to $1,407 today represents a near-doubling over 15 years — steady if unspectacular growth that reflects Pasir Ris’s gradual maturation as a residential district.
The honest weaknesses should be acknowledged. The 0.88 km walk to Pasir Ris MRT is manageable but not convenient for daily commuters, earning a walkability score of 63/100 that reflects the car-dependent reality of this location. The 99-year lease commenced in 2011, leaving approximately 84 years — comfortable today, but the 75-year CPF threshold arrives in just 9 years, which will start to weigh on financing options for future buyers. The development’s age means finishings feel dated, and renovation costs should be factored into any purchase decision. The profitability score of 80/100 is strong, but the en-bloc score of 24/100 is low — with only 315 units and a relatively young development, collective sale prospects are distant at best.
Where Belysa genuinely excels is in the combination of spacious layouts (including rare dual-key options), comprehensive facilities for a small development, and a mature Pasir Ris estate that delivers on daily convenience even if it lacks the excitement of more central locations. The 3.34% gross yield reflects solid rental demand, supported by the Changi employment corridor and proximity to Downtown East and Pasir Ris Central. The upcoming Cross Island Line is a meaningful catalyst that could lift property values across the Pasir Ris corridor. For families who value space over location prestige, or investors seeking affordable entry into a maturing eastern suburb with infrastructure tailwinds, Belysa’s value proposition holds up well in 2026.