Rent vs D18 +25.0%
Rents above district median
Livia's latest 12-month median rent is $4,500 compared with the D18 median of $3,600 for the same period. Use this district check before narrowing by bedroom and area band.
Livia rent and sale price
D18 / Tampines, Pasir Ris
Address 71 Pasir Ris Grove Livia Singapore 518205
Open map
Quick summary about Livia
Livia is a 99-year leasehold condominium in D18 / Tampines, Pasir Ris. The page currently tracks 368 rentals and 170 sales. Livia is near PASIR RIS MRT STATION (EW1), about 0.76 km away.
For rent checks, start with the latest 12-month median of $4,500 per month and compare it with the full-history size-band range of $3,400 to $7,250. For sale checks, start with the latest 12-month median sale price of $1,730,000 and median sale PSF of $1,322 psf, then compare full-history floor-band evidence from $1,490,000 to $1,625,000 and PSF from $1,137 psf to $1,211 psf.
- Latest 12M median rent is $4,500 per month from 75 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,730,000, with median sale PSF at $1,322 psf from 30 sales.
- Rent is up 9.1% over the last 3 months. Sale PSF is down 1.9% over the last 3 months.
Livia Market Brief
Compare the project with D18 across rent, sale PSF, tenure and transaction activity.
Compared with D18
Sale PSF vs D18 -24.7%
Sale PSF below district median
Livia's latest 12-month median sale PSF is $1,322 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 3.12%
Rent support above district screen
Gross yield is roughly 3.12% versus a D18 screen of 2.45%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 46.6% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -21.0%
Activity is lighter
49 recent transactions versus 62 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2008 matters most on sale price. Compare Livia against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,500
Is the asking rent fair?
$4,300 to $4,750 is the first fair-rent band to check. Above $4,750 should have a visible reason.
Latest 12M median sale PSF $1,322 psf
Is the purchase price fair?
$1,680,000 to $1,780,000 and $1,280 to $1,360 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,200
Are similar units renting for more?
3 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 46.6% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -21.0%
Is activity rising?
Activity is lighter. 49 recent transactions versus 62 in the prior 6-month view.
Livia Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2008
Property type Condominium, Non-Landed Properties
Sales 170 resale transactions
Total sold value $254.0M
Livia Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 368 Jun 2021 to Jun 2026
Sale transactions 170 Jun 2021 to Jul 2026
Rent trend 9.1% Last 3 months
Sale PSF trend -1.9% Last 3 months
Livia 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) 0.76 km away
TAMPINES MRT STATION (DT32) 1.99 km away
Schools nearby
ELIAS PARK PRIMARY SCHOOL 0.34 km away
PARK VIEW PRIMARY SCHOOL 0.58 km away
MERIDIAN PRIMARY SCHOOL 0.89 km away
MERIDIAN SECONDARY SCHOOL 0.97 km away
Amenities
HAWKER CENTRE (U/C) Food centre · 0.93 km away
Livia Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,000 111 rentals in view
Latest median sale PSF $1,374 psf 48 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 6 $1,374 psf $1,820,000
Jun 2026 3 $4,000 1 $1,297 psf $1,828,888
May 2026 5 $4,800 3 $1,246 psf $1,450,000
Apr 2026 5 $5,000 3 $1,408 psf $2,168,000
Mar 2026 10 $4,400 3 $1,322 psf $1,750,000
Feb 2026 5 $5,500 5 $1,299 psf $1,522,000
Jan 2026 8 $4,100 3 $1,246 psf $1,650,000
Dec 2025 7 $4,400 0 - -
Nov 2025 7 $4,800 2 $1,303 psf $1,464,000
Oct 2025 4 $3,450 4 $1,276 psf $1,490,000
Aug 2025 12 $4,750 1 $1,286 psf $1,980,000
Jul 2025 9 $4,200 5 $1,341 psf $1,860,000
Projects Similar to Livia
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2013 Sea Horizon 1.9 km away 245 transactions
- Median rent
- $4,600
- Median sale PSF
- $1,168 psf
- Median rent
- $4,400
- Median sale PSF
- $1,037 psf
- Median rent
- $4,200
- Median sale PSF
- $1,302 psf
- Median rent
- $4,000
- Median sale PSF
- $1,117 psf
- Median rent
- $3,900
- Median sale PSF
- $1,258 psf
- Median rent
- $4,000
- Median sale PSF
- $1,080 psf
Livia Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,400 $3,234 121
3 bed $4,200 $4,142 188
4 bed $5,200 $5,056 57
5 bed $7,250 $7,250 2
Livia Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $3,300 $3,116 37
900 to 1,000 sqft $3,500 $3,300 77
1,100 to 1,200 sqft $3,200 $3,129 7
1,200 to 1,300 sqft $4,200 $4,018 86
1,300 to 1,400 sqft $4,200 $4,190 75
1,400 to 1,500 sqft $4,800 $4,466 16
1,500 to 1,600 sqft $5,200 $5,056 57
1,600 to 1,700 sqft $3,450 $3,663 8
Livia Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,500,000 $1,148 psf 67
06 to 10 $1,520,000 $1,137 psf 47
11 to 15 $1,490,000 $1,208 psf 52
16 to 20 $1,625,000 $1,211 psf 4
Livia 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
Livia shows a latest 12-month median monthly rent of $4,500 across 75 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,500
Rentals in period 75
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 Livia show a median price of $1,730,000 and $1,322 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,730,000
Latest 12M median PSF $1,322 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2008 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. Livia has 170 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $254.0M
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 Livia numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,500/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $1,322 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 Livia 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.
Livia FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Livia?
Livia has a latest 12-month median monthly rent of $4,500 across 75 rentals in that period.
What is the typical sale price at Livia?
The latest 12-month median sale price for Livia is $1,730,000, based on 30 sales in that period.
What is the median sale PSF at Livia?
The latest 12-month median sale price per square foot for Livia is $1,322 psf. The average for the same period is $1,315 psf.
Is Livia freehold or leasehold?
Livia is listed as 99-year leasehold from 2008. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Livia located?
Livia is located at 71 Pasir Ris Grove Livia Singapore 518205 in D18 / Tampines, Pasir Ris.
How current is the Livia 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.