Rent vs D18 +11.1%
Rents near district median
Belysa's latest 12-month median rent is $4,000 compared with the D18 median of $3,600 for the same period. Use this district check before narrowing by bedroom and area band.
Belysa rent and sale price
D18 / Tampines, Pasir Ris
Address 57 Pasir Ris Drive 1 Belysa Singapore 519531
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Quick summary about Belysa
Belysa is a 99-year leasehold executive condominium in D18 / Tampines, Pasir Ris. The page currently tracks 116 rentals and 93 sales.
- Latest 12M median rent is $4,000 per month from 16 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,530,000, with median sale PSF at $1,417 psf from 20 sales.
- Rent is down 5.0% over the last 3 months. Sale PSF is up 2.1% over the last 3 months.
Belysa Market Brief
Compare the project with D18 across rent, sale PSF, tenure and transaction activity.
Compared with D18
Sale PSF vs D18 -19.2%
Sale PSF below district median
Belysa's latest 12-month median sale PSF is $1,417 psf versus the D18 median of $1,755 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.14%
Rent support above district screen
Gross yield is roughly 3.14% versus a D18 screen of 2.45%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 22.5% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity +37.5%
Activity is rising
22 recent transactions versus 16 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2011 matters most on sale price. Compare Belysa against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,000
Is the asking rent fair?
$3,800 to $4,200 is the first fair-rent band to check. Above $4,200 should have a visible reason.
Latest 12M median sale PSF $1,417 psf
Is the purchase price fair?
$1,480,000 to $1,580,000 and $1,370 to $1,460 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $3,800
Are similar units renting for more?
3 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 22.5% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +37.5%
Is activity rising?
Activity is rising. 22 recent transactions versus 16 in the prior 6-month view.
Belysa Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2011
Property type Executive Condominium
Sales 93 resale transactions
Total sold value $126.4M
Belysa Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 116 Jun 2021 to May 2026
Sale transactions 93 Jun 2021 to Jul 2026
Rent trend -5.0% Last 3 months
Sale PSF trend 2.1% Last 3 months
Belysa Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
PASIR RIS MRT STATION (EW1) 0.87 km away
Schools nearby
ELIAS PARK PRIMARY SCHOOL 0.42 km away
PARK VIEW PRIMARY SCHOOL 0.47 km away
MERIDIAN PRIMARY SCHOOL 0.76 km away
MERIDIAN SECONDARY SCHOOL 1.1 km away
Amenities
HAWKER CENTRE (U/C) Food centre · 0.93 km away
Belysa Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,500 31 rentals in view
Latest median sale PSF $1,498 psf 33 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,498 psf $1,580,000
May 2026 1 $3,500 2 $1,381 psf $1,485,000
Apr 2026 1 $3,800 3 $1,430 psf $1,590,000
Mar 2026 1 $4,000 1 $1,384 psf $1,430,000
Feb 2026 3 $4,000 4 $1,466 psf $1,530,000
Jan 2026 4 $3,875 1 $1,400 psf $1,160,000
Dec 2025 4 $4,375 2 $1,480 psf $1,762,500
Nov 2025 0 - 2 $1,413 psf $1,528,000
Oct 2025 1 $4,000 2 $1,402 psf $1,365,000
Sept 2025 1 $4,300 2 $1,338 psf $1,630,000
Aug 2025 0 - 1 $1,362 psf $1,935,000
Jul 2025 0 - 1 $1,399 psf $1,250,000
Projects Similar to Belysa
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2012 Vue 8 Residence 0.9 km away 509 transactions
- Median rent
- $3,500
- Median sale PSF
- $1,323 psf
- Median rent
- $3,700
- Median sale PSF
- $1,283 psf
- Median rent
- $3,900
- Median sale PSF
- $1,258 psf
- Median rent
- $4,200
- Median sale PSF
- $1,302 psf
- Median rent
- $3,400
- Median sale PSF
- $1,218 psf
- Median rent
- $3,600
- Median sale PSF
- $1,348 psf
Belysa Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
3 bed $3,800 $3,846 109
4 bed $5,200 $5,007 7
Belysa Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $3,500 $3,498 20
900 to 1,000 sqft $3,800 $3,927 13
1,000 to 1,100 sqft $4,000 $3,940 50
1,100 to 1,200 sqft $4,250 $4,225 8
1,200 to 1,300 sqft $3,500 $3,405 10
1,300 to 1,400 sqft $5,200 $5,000 5
1,400 to 1,500 sqft $4,500 $4,530 5
1,700 to 1,800 sqft $5,000 $4,800 3
Belysa Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,335,000 $1,158 psf 28
06 to 10 $1,349,000 $1,330 psf 24
11 to 15 $1,479,000 $1,336 psf 28
16 to 20 $1,495,000 $1,403 psf 13
Belysa Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Belysa shows a latest 12-month median monthly rent of $4,000 across 16 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,000
Rentals in period 16
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Belysa show a median price of $1,530,000 and $1,417 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,530,000
Latest 12M median PSF $1,417 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2011 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Belysa has 93 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $126.4M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Belysa numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,000/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $1,417 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D18 to compare Belysa against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Belysa FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Belysa?
Belysa has a latest 12-month median monthly rent of $4,000 across 16 rentals in that period.
What is the typical sale price at Belysa?
The latest 12-month median sale price for Belysa is $1,530,000, based on 20 sales in that period.
What is the median sale PSF at Belysa?
The latest 12-month median sale price per square foot for Belysa is $1,417 psf. The average for the same period is $1,421 psf.
Is Belysa freehold or leasehold?
Belysa is listed as 99-year leasehold from 2011. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Belysa located?
Belysa is located at 57 Pasir Ris Drive 1 Belysa Singapore 519531 in D18 / Tampines, Pasir Ris.
How current is the Belysa transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.