D'nest
D'Nest is one of Singapore's largest condominium developments by unit count — a 1,804-unit mega-project on Pasir Ris Grove (District 18) developed by Hong Realty, a wholly-owned subsidiary of City Developments Limited (CDL). Sitting on a 99-year leasehold tenure that commenced in 2010, the project obtained Temporary Occupation Permit (TOP) in 2017, leaving roughly 83 years on the clock as of this review.
For buyers, D'Nest sits at the intersection of two competing narratives. The bullish case rests on the Cross Island Line (CRL) interchange upgrade at Pasir Ris, family-friendly amenities, and a mature OCR catchment. The bearish case centres on absorption risk in a 1,804-unit estate, lease-decay maths beyond year 25, and the OCR yield ceiling that bounds rental upside. This review weighs both sides using URA transaction data and District 18 fundamentals — see our District 18 (Pasir Ris/Tampines) deep dive for the broader macro context.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
D'Nest sits in the Pasir Ris precinct of District 18, classified by URA as Outside Central Region (OCR). The catchment is mature: Pasir Ris MRT (EW1) is the eastern terminus of the East-West Line today, and is scheduled to become a CRL interchange under Phase 1 (target 2030). That upgrade is the single most important macro tailwind for the area — interchange status historically compresses commute times across the island and re-rates surrounding leasehold stock.
Daily-life amenities are dense by OCR standards: White Sands mall sits directly above Pasir Ris MRT, Downtown East (a NTUC-owned lifestyle hub with Wild Wild Wet, Escape Theme Park, and D'Resort) is a short drive away, and Pasir Ris Park — one of Singapore's largest coastal parks at ~70 hectares — offers waterfront frontage with mangroves, cycling paths, and BBQ pits. Family buyers will note the schools catchment: Elias Park Primary, Park View Primary, Casuarina Primary, and Tampines Meridian Junior College all sit within or near the 1-2km MOE registration radius.
On the supply side, D'Nest's 1,804 units make it one of the densest individual projects in the precinct, and the broader Pasir Ris/Tampines belt has seen meaningful new launch activity — buyers should benchmark against neighbouring developments (Sea Horizon EC, The Palette, Coco Palms, Treasure Trove) using our side-by-side comparison tool before committing.
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.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | primary | Within 1 km |
| Pasir Ris Secondary School | secondary | Within 1 km |
| Brighton College (Singapore) | international | Within 1 km |
| Elias Park Primary School | primary | Within 1 km |
| Pasir Ris Primary School | primary | Within 1 km |
| Pasir Ris Crest Secondary School | secondary | Within 1 km |
| Meridian Secondary School | secondary | Within 1 km |
| Stamford American International School | international | Within 1 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 52 | $1,414 | $685,135 |
| 1 BR | 4 | $1,313 | $749,000 |
| 2 BR | 117 | $1,290 | $1,060,348 |
| 3 BR | 62 | $1,318 | $1,517,620 |
| 4 BR | 38 | $1,308 | $1,920,757 |
| 5 BR | 4 | $1,032 | $2,990,000 |
Pricing & Market Position
Based on 277 recorded transactions, sale prices range from $583,000 to $3,400,000, averaging $1,233,664 (~$1,496 psf).
Rents range from $1,500 to $7,750 per month across 1062 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 35% (from $1,143 to $1,544 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| D'NEST | 99 yrs lease commencing from 2010 | 2017 | 1,804 | $1,496 |
| 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 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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~83 years | Full bank financing available |
| 2040 | ~69 years | CPF usage still unrestricted for most buyers |
| 2049 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2069 | ~39 years | Significant financing restrictions for next buyer |
| 2109 | 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 ~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
1. Mega-development facilities scale. At 1,804 units, D'Nest amortises shared facility costs across a far larger base than a typical 200-400 unit project. Residents get access to multiple pools (lap, family, jacuzzi), tennis courts, function rooms, BBQ pavilions, gymnasium, and landscaped garden zones — a facilities-per-dollar ratio that smaller boutique projects struggle to match. Monthly maintenance fees, while not the lowest in absolute terms, are competitive on a per-amenity basis.
2. CRL upside is real and dated. Unlike speculative MRT plans, the Pasir Ris CRL interchange has a published target opening of 2030. For a buyer holding a 5-10 year horizon, that's a tangible re-rating catalyst — historically, MRT interchange announcements have compressed price gaps between connecting lines by 8-15% over a 3-year window post-opening. Use our capital growth projector to model the scenario.
3. Waterfront-adjacent family lifestyle. Pasir Ris Park frontage is a hard-to-replicate amenity in land-scarce Singapore. The 70-hectare coastal park, plus Downtown East and White Sands within walking/driving distance, anchors a self-contained lifestyle that resonates strongly with the family demographic that dominates OCR demand.
4. School catchment depth. Multiple primary schools within the 1-2km MOE radius, plus secondary and JC options nearby, give D'Nest defensible appeal to dual-income families with school-going children — a buyer segment less price-sensitive in downturns and a key driver of sustained rental demand.
5. CDL-affiliated developer track record. Hong Realty's parent CDL is one of Singapore's most established developers, lowering construction-quality and after-sales-service risk vs. less-proven counterparties.
1. Absorption risk in a 1,804-unit estate. Large-unit-count projects historically transact at modest discounts to comparable smaller developments because resale and rental supply churns at higher absolute levels. In any given quarter, a buyer or landlord at D'Nest competes against more concurrent listings within the same compound — pricing power on both sides is structurally constrained. Run selling cost scenarios before assuming smooth exits.
2. Lease decay maths beyond year 25. With ~83 years remaining as of 2026, D'Nest is comfortably inside the "safe" zone today — but buyers planning a 15-20 year hold need to model the Bala's Table decay curve. By year 70-65 remaining (around 2040-2045), CPF usage rules and bank LTV haircuts begin tightening materially. Our lease decay calculator shows the inflection points clearly.
3. OCR yield ceiling. District 18 gross rental yields cluster in the 3.0-3.8% range — respectable but capped by limited expat tenant demand vs. CCR/RCR. Investors targeting >4% yields will find D'Nest's geographic profile a structural headwind regardless of unit selection. Cross-reference our price heatmap and use the rental yield calculator for unit-level modelling.
4. Concentrated new-launch supply in Pasir Ris/Tampines. The precinct has absorbed multiple new launches (Treasure Trove, Coco Palms, The Palette, Sea Horizon) and continues to see URA pipeline activity. Resale buyers compete with developer marketing budgets and discounts on neighbouring projects — a structural headwind in the 0-3 year window post-purchase.
5. Distance-from-CBD penalty. Even with the CRL upgrade, Pasir Ris remains a ~35-45 minute commute to Raffles Place by train. Capital appreciation has historically lagged RCR comparables in stable-market regimes — buyers underwriting D'Nest as a pure investment vehicle should set realistic expectations.
Best fit: Owner-occupier families with school-going children prioritising space-per-dollar, waterfront access, and a mature OCR lifestyle. The 5-10 year holders banking on CRL re-rating also fit cleanly — that's a thesis with a published catalyst date and historical precedent.
Acceptable fit: Yield-focused investors willing to accept the 3.0-3.8% OCR band in exchange for stable family-tenant demand. Pasir Ris's school catchment and waterfront access support consistent occupancy at the expense of headline yield.
Poor fit: Short-horizon flippers (0-3 years) — absorption risk and neighbouring new-launch supply both compress near-term resale margins. CCR-prestige seekers will find the OCR positioning structurally misaligned. Investors targeting >4% gross yields should look elsewhere — likely freehold RCR or specific HDB-adjacent shoebox plays. Decoupling-strategy buyers should model the maths via our decoupling calculator before committing, as the ABSD savings may not outweigh the lease-decay carry costs at D'Nest's tenure profile.
D'Nest is a credible OCR family-housing play with a clear macro catalyst (CRL 2030), defensible amenity moat (Pasir Ris Park, schools, White Sands, Downtown East), and a quality-affiliated developer (CDL via Hong Realty). The thesis works for owner-occupier families with 5-10 year horizons and yield-tolerant landlords leaning into stable family-tenant demand.
The thesis breaks down for short-horizon flippers and yield-maximisers. Absorption risk in a 1,804-unit estate is structural — not cyclical — and the OCR yield ceiling caps upside even with optimistic CRL re-rating assumptions. Lease decay is a slow-burn risk that doesn't bite for another 10-15 years but should be modelled into any 20+ year hold.
Net-net: a Buy for the right buyer profile, a Pass for the wrong one. Use our affordability calculator and buy-vs-rent calculator to stress-test your specific situation before transacting, and benchmark against neighbouring projects in our comparison tool.