Rent vs D18 +6.9%
Rents near district median
Ris Grandeur's latest 12-month median rent is $3,850 compared with the D18 median of $3,600 for the same period. Use this district check before narrowing by bedroom and area band.
Ris Grandeur rent and sale price
D18 / Tampines, Pasir Ris
Address 21 Elias Road Ris Grandeur Singapore 519929
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Quick summary about Ris Grandeur
Ris Grandeur is a freehold condominium in D18 / Tampines, Pasir Ris. The page currently tracks 327 rentals and 48 sales.
- Latest 12M median rent is $3,850 per month from 70 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,620,940, with median sale PSF at $1,320 psf from 10 sales.
- Rent is up 6.9% over the last 3 months. Sale PSF is up 2.7% over the last 3 months.
Ris Grandeur Market Brief
Compare the project with D18 across rent, sale PSF, tenure and transaction activity.
Compared with D18
Sale PSF vs D18 -24.8%
Sale PSF below district median
Ris Grandeur's latest 12-month median sale PSF is $1,320 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 2.85%
Rent support above district screen
Gross yield is roughly 2.85% versus a D18 screen of 2.45%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 13.0% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity +13.2%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Ris Grandeur against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,850
Is the asking rent fair?
$3,650 to $4,050 is the first fair-rent band to check. Above $4,050 should have a visible reason.
Latest 12M median sale PSF $1,320 psf
Is the purchase price fair?
$1,570,000 to $1,670,000 and $1,280 to $1,360 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $3,900
Are similar units renting for more?
3 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 13.0% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +13.2%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Ris Grandeur Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 48 resale transactions
Total sold value $76.1M
Ris Grandeur Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 327 Jun 2021 to Jun 2026
Sale transactions 48 Jul 2021 to Jun 2026
Rent trend 6.9% Last 3 months
Sale PSF trend 2.7% Last 3 months
Ris Grandeur 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) 1.02 km away
Schools nearby
PARK VIEW PRIMARY SCHOOL 0.4 km away
ELIAS PARK PRIMARY SCHOOL 0.56 km away
MERIDIAN PRIMARY SCHOOL 0.62 km away
ANGSANA PRIMARY SCHOOL 1.14 km away
Amenities
HAWKER CENTRE (U/C) Food centre · 0.9 km away
Ris Grandeur Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,000 105 rentals in view
Latest median sale PSF $1,323 psf 15 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 6 $4,000 1 $1,323 psf $1,410,000
May 2026 11 $3,800 1 $1,341 psf $1,818,888
Apr 2026 5 $3,850 0 - -
Mar 2026 6 $3,950 1 $1,333 psf $1,420,000
Feb 2026 5 $3,600 1 $1,432 psf $1,850,000
Jan 2026 6 $3,550 0 - -
Dec 2025 8 $4,050 1 $1,263 psf $1,400,000
Nov 2025 9 $3,800 0 - -
Oct 2025 3 $3,850 2 $1,299 psf $1,885,000
Sept 2025 1 $3,800 3 $1,303 psf $1,441,880
Aug 2025 8 $3,900 0 - -
Jul 2025 2 $4,000 1 $1,346 psf $1,738,000
Projects Similar to Ris Grandeur
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2012 Sea Esta 2.3 km away 463 transactions
- Median rent
- $3,500
- Median sale PSF
- $1,214 psf
- Median rent
- $3,500
- Median sale PSF
- $1,078 psf
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- $3,400
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- $1,218 psf
- Median rent
- $3,700
- Median sale PSF
- $1,283 psf
- Median rent
- $3,700
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- $1,060 psf
- Median rent
- $3,600
- Median sale PSF
- $1,348 psf
Ris Grandeur Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,500 $3,392 127
3 bed $3,900 $3,827 157
4 bed $4,650 $4,468 43
Ris Grandeur Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $3,700 $3,700 1
1,000 to 1,100 sqft $3,500 $3,391 92
1,100 to 1,200 sqft $3,600 $3,392 31
1,200 to 1,300 sqft $3,800 $3,681 77
1,300 to 1,400 sqft $3,900 $3,804 71
1,500 to 1,600 sqft $4,650 $4,468 43
1,700 to 1,800 sqft $4,600 $4,613 8
3,000 to 3,100 sqft $5,250 $5,075 4
Ris Grandeur Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,559,000 $1,202 psf 16
06 to 10 $1,441,880 $1,215 psf 13
11 to 15 $1,391,500 $1,299 psf 14
16 to 20 $2,088,888 $1,277 psf 5
Ris Grandeur 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
Ris Grandeur shows a latest 12-month median monthly rent of $3,850 across 70 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,850
Rentals in period 70
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 Ris Grandeur show a median price of $1,620,940 and $1,320 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,620,940
Latest 12M median PSF $1,320 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold 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. Ris Grandeur has 48 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $76.1M
Latest record Jun 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 Ris Grandeur numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,850/mo Test gross and net yield against typical rent. Buy vs rent $1.6M Compare ownership cost against renting. Mortgage $1.6M Estimate monthly payment from the sale price. Stamp duty $1,320 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 Ris Grandeur 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.
Ris Grandeur FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Ris Grandeur?
Ris Grandeur has a latest 12-month median monthly rent of $3,850 across 70 rentals in that period.
What is the typical sale price at Ris Grandeur?
The latest 12-month median sale price for Ris Grandeur is $1,620,940, based on 10 sales in that period.
What is the median sale PSF at Ris Grandeur?
The latest 12-month median sale price per square foot for Ris Grandeur is $1,320 psf. The average for the same period is $1,323 psf.
Is Ris Grandeur freehold or leasehold?
Ris Grandeur is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Ris Grandeur located?
Ris Grandeur is located at 21 Elias Road Ris Grandeur Singapore 519929 in D18 / Tampines, Pasir Ris.
How current is the Ris Grandeur 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.