D'nest

Overview & Key Facts

D’Nest is a 1,804-unit mega-development at Pasir Ris Grove, jointly developed by City Developments Limited (CDL), Hong Leong Holdings, and Hong Realty. Completed in 2017 across 12 blocks on a sprawling 41,000 sq m (441,000 sq ft) site, D’Nest is one of the largest condominiums in Singapore’s eastern corridor — a scale that translates into an extraordinary range of over 60 recreational facilities, three dedicated clubhouses, and a community atmosphere that smaller developments simply cannot replicate.

CDL and Hong Leong’s nature-inspired design philosophy permeates the development. The three clubhouses — Recreation Nest, Gathering Nest, and Music Nest — each serve distinct lifestyle functions, from sports and fitness to social gatherings to creative pursuits like a jamming studio and art studio. A 50-metre lap pool, skating rink, trampoline zone, sunken tennis courts, and a jogging track with distance markers cater to active residents, while a karaoke room, BBQ pavilions, and function spaces serve the social crowd. This breadth of facilities rivals small club memberships.

At $1,495 psf with a 3.49% gross yield and $3,200 median rent, D’Nest offers solid fundamentals for the Pasir Ris precinct. The PSF trajectory from $1,246 to $1,561 shows steady appreciation, though buyers must weigh the 83-year remaining lease carefully — CPF restrictions will begin tightening within approximately eight years for typical buyers, making exit planning a critical consideration. The upcoming Cross Island Line at Pasir Ris will significantly boost connectivity, potentially supporting values through the medium term.

Location & Connectivity

D’Nest is situated at Pasir Ris Grove, a residential enclave in District 18 approximately 650 m from Pasir Ris MRT station on the East-West Line. The eight-minute walk to the station connects residents to Tampines interchange (two stops), Paya Lebar (15 minutes), and Raffles Place (35 minutes). For drivers, the TPE and PIE are readily accessible, with Changi Airport just a 15-minute drive east.

The Pasir Ris precinct offers a well-established ecosystem of amenities. White Sands Shopping Mall, a six-level suburban mall with NTUC FairPrice, food court, enrichment centres, and retail shops, is approximately a 10-minute walk away. Pasir Ris Central Hawker Centre, renowned for its dual traditional-and-modern dining concept, is a 12-minute walk. Downtown East, Singapore’s largest family entertainment resort with Wild Wild Wet water park, is a five-minute drive.

For families, White Sands Primary School sits 510 m away, and Brighton College at 730 m offers an international school option. Pasir Ris Park and the adjacent mangrove boardwalk provide outstanding nature access — the park’s beach, cycling paths, and BBQ pits are among the best recreational amenities in the east. The walkability score of 60/100 reflects the suburban nature of the precinct, with most amenities reachable but requiring a deliberate walk rather than a casual stroll.

Schools & Education

4 primary schools within the 1 km Priority Phase balloting radius.

Facilities

D’Nest’s facilities are its crown jewel and the primary reason buyers choose a mega-development over smaller boutique condos. With over 60 distinct amenity areas spread across three themed clubhouses and the landscaped grounds, the development operates like a self-contained recreation club. Recreation Nest anchors the active lifestyle with a 50-metre lap pool, aqua gym, sunken tennis courts, a skating rink, trampoline zone, and a jogging track with distance markers. The cross-training area and fully equipped gym cater to serious fitness enthusiasts.

Gathering Nest serves the social and family crowd with BBQ pavilions, picnic lawns, function rooms, and a spa sanctuary. Music Nest is the most distinctive offering: a karaoke studio and jamming room equipped with musical instruments — facilities that are exceedingly rare in residential developments and particularly popular with younger residents. An art studio, sky terraces, and landscaped gardens round out the creative and contemplative spaces.

“The facilities here are genuinely like a country club membership included in your maintenance fees. My teenagers use the jamming studio regularly, and the skating rink is always buzzing on weekends. The 50-metre pool rarely feels crowded despite 1,800 units — the sheer scale of the grounds absorbs the population well. They even added a basketball court and table tennis tables recently.”

— Owner-occupier, four-bedroom unit, 7 years

One notable feature is D’Nest’s reportedly unlimited car-parking policy — owners can register multiple vehicles without additional charges, a rarity in Singapore’s car-scarce environment. Maintenance is professionally managed and consistently well-reviewed, with the MCST keeping the grounds, pools, and facilities in condition that residents describe as looking much newer than the development’s age.

Unit Sizes & Layout

D’Nest offers a comprehensive unit mix ranging from one-bedroom (484 sq ft) through to six-bedroom penthouses (3,455 sq ft), with a notable inclusion of five-bedroom dual-key units designed for multi-generational living. The dual-key concept allows a main unit and a smaller studio to share a single title — ideal for families housing elderly parents or generating partial rental income while owner-occupying the primary unit. Ten penthouses offer the most expansive living spaces.

Interior finishes reflect CDL’s mid-range standard — homogeneous tiles in common areas, timber-strip flooring in bedrooms, and branded kitchen appliances. The eco-friendly design earned a BCA Green Mark Gold award, with energy-efficient air-conditioning, water-saving fittings, and sustainable landscaping throughout the development. Ceiling heights are standard at 2.8 m. Build quality from CDL/Hong Leong is generally reliable, with residents reporting satisfactory handover quality and minimal major defect issues.

Pricing & Market Position

Across 286 recorded transactions (all-time), sale prices range from $583,000 to $3,400,000, averaging $1,250,286.

Over the last 12 months, transactions averaged $1,492 psf.

Rents range from $1,500 to $7,750 per month across 1,127 rental transactions. Current rental yield sits at approximately 3.4%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at D'NEST typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 32.7% (from $1,143 to $1,517 psf).

Neighbourhood Comparison

Within the Pasir Ris precinct, D’Nest ($1,495 psf) competes primarily against smaller, boutique-scale condominiums that offer different lifestyle trade-offs. NorthPark Residences in Yishun and Coco Palms ($1,350 psf), another Pasir Ris mega-development nearby, trade at lower PSF but with fewer facilities and less developer cachet. Sea Horizon ($1,400 psf) offers older but closer-to-MRT living, while the upcoming Pasir Ris 8 ($1,600+ psf) demonstrates the premium that newer launches in the precinct command.

The mega-development comparison is also relevant. D’Nest’s 1,804 units and 60+ facilities place it in the same category as Treasure at Tampines (2,203 units, $1,480 psf) and The Panorama at Ang Mo Kio (698 units, $1,650 psf). Against Treasure, D’Nest offers a lower PSF with comparable facility breadth, though Treasure’s newer completion (2023) and longer remaining lease (94 years) give it a structural advantage for long-term holding.

The Cross Island Line will be the great equaliser. When operational, Pasir Ris developments will gain direct cross-island connectivity that currently requires the lengthy EWL journey. This infrastructure upgrade could compress the PSF gap between Pasir Ris and better-connected districts — a potential catalyst that D’Nest buyers should factor into their holding-period calculations.

Lease Decay Analysis

The 99-year lease runs from 2010, meaning approximately 16 years have already been consumed. Roughly 83 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~73 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates D'NEST across multiple dimensions.

What Residents Say

“We moved here for the space and the facilities. Our four-bedroom unit is generous by today’s standards, and the kids practically live at the pool and skating rink. Pasir Ris Park is a 10-minute cycle away for weekend family rides. The commute to the CBD is long — about 40 minutes door to door — but the Cross Island Line should cut that eventually.”

— Owner-occupier, four-bedroom unit, 6 years

“I bought a two-bedder as an investment and the yield has been solid at around 3.5%. Tenants love the facilities and the proximity to Pasir Ris Park. My concern is the lease — 83 years sounds fine, but I’m already planning to sell within the next 5–7 years before the CPF restrictions start narrowing the buyer pool. The Cross Island Line announcement should help with exit timing.”

— Investor-owner, two-bedroom unit

“The unlimited parking policy is amazing — we have two cars and pay nothing extra, which is unheard of in Singapore condos. The MCST is well-run and the grounds are always clean. My only gripe is the walk to Pasir Ris MRT — 650 metres sounds short on paper, but on a hot day with grocery bags it feels much longer.”

— Owner-occupier, three-bedroom unit, since TOP

Strengths & Weaknesses

Verdict

D’Nest is a development where the whole is genuinely greater than the sum of its parts. The 60+ facilities and three clubhouses create a lifestyle proposition that no boutique condo in Pasir Ris can match, while the CDL/Hong Leong developer pedigree ensures reliable build quality and professional estate management. At $1,495 psf, it represents fair value for the eastern corridor — neither the cheapest nor the most expensive option, but arguably the most facility-rich.

The mega-development format carries inherent trade-offs. On the positive side, 1,804 units support robust maintenance sinking funds, diverse social communities, and facility breadth that would be financially unviable at smaller scale. On the negative side, the same unit count makes en-bloc prospects essentially zero, and the sheer number of units for sale at any given time can create internal competition that dampens price appreciation during soft markets.

The lease is the critical strategic consideration. At 83 years remaining (99 years from 2010), D’Nest is the oldest-leased development in this batch, and CPF restrictions will begin affecting typical buyers within approximately eight years. The Cross Island Line is the most significant catalyst on the horizon — if operational before lease decay materially impacts financing, it could provide a window for profitable exit. Buyers should model a clear 8–12-year exit strategy and avoid over-reliance on CPF for the purchase. For families seeking space, facilities, and a nature-adjacent lifestyle in the east at a reasonable quantum, D’Nest delivers outstanding value — but with a ticking lease clock that demands realistic planning.