August 2020 HDB BTO Sales Launch

Summary

The August 2020 Pasir Ris BTO is expected to be one of the more sought-after BTOs given its great location near Pasir Ris Central and hence access to several amenities, but also for its coveted sea-view.
Resale units around the development are generally older with approximately 75 years of remaining lease. A 4RM unit within a 500m radius fetched a median price of $425,000 over the last few years.
Costa Ris was the last BTO released in Pasir Ris in 2011. Units from Costa Ris have been transacted in the resale market in 2019/2020. A 4RM unit from the development, with a remaining lease of 95 years, transacted at a median price of $525,000.
Development plans in the area include the Cross Island MRT line, revamped recreational spaces at Pasir Ris Park and an integrated transport hub with retail amenities and a town plaza.

Pasir Ris BTO August 2020 Snapshot

Source: HDB

The mature estate BTO will offer 1070 2R Flexi, 3R, 4R & 5R units in total. Located near Pasir Ris Central, it offers several amenities within walking distance, and a possible sea-view to boot for the fortunate few. Punggol has some units that are sea-facing, however those units face Pasir Gudang, and are relatively inconvenient. This Pasir Ris BTO offers a fantastic location in a mature estate with shopping amenities, MRT and the beach, all within walking distance.
For more information, please click here.
One must take into consideration that Pasir Ris is a mature estate, and the launch is near the town centre when looking at the launch prices. An additional premium for potential sea-view should also be accounted for. Given these peculiarities, how the market prices these units in the resale market down the road, will be intriguing.

Source: HDB

Resale Price Trends in Vicinity

Resale prices in Pasir Ris have been generally trending up since 2016 despite the dip in prices of EA flats noticed in 2020. The greater than usual increase in resale prices of 3RM units is possibly due to newer units with fresher leases coming into the market in 2019/2020. A 3RM unit has transacted for a median price of $380,000, 4RM unit for $426,000 while a 5RM unit for $500,000. However, note that majority of these units are generally older with remaining leases of about 75 years and more. Click on the image below to access the dashboard, to drill-down and explore unit prices in greater detail. Please use firefox when accessing dashboards.

Most units within a 500m radius of the August 2020 Pasir Ris BTO launch have a remaining lease of 75 years. A 4RM unit within that radius has trended at $420,000 to $435,000 over the last 5 years.

Where price potential is concerned, Costa Ris, south of Pasir Ris MRT, is a good comparison as its a relatively new development, with a remaining lease of 95 years. Units from Costa Ris entered the resale market in 2019, and have since transacted 157 times. 4RM units were transacted at a median price of $525,000 over the last 2 years while 5RM units were transacted at a median price of $620,000.

If you wish to drill-down into historical resale transactions in Pasir Ris, you can click on the dashboard below. The dashboard contains data from 1990 - July 2020.

Last Pasir Ris BTO Launch Indicative Price Range

The last BTO released in Pasir Ris was Costa Ris. This development has completed its MOP and has transacted in the resale market over the last 2 years.
Costa Ris was launched at a price range of $194,000 – $225,000 (3RM), $294,000 - $347,000 (4RM), $362,000 - $436,000 (5RM). Assuming a median 4RM launch price of $320,000, and a median resale price of $525,000, potential windfall amounts to an estimated $200,000.
For more details about Costa Ris, please click here.

Development Plans

Pasir Ris will have 3 stations as part of the Cross Island Line. They will be Pasir Ris East, Loyang and Pasir Ris Central which will be the interchange connecting the CRL Line with the EW Line.
Upgrading of facilities at Pasir Ris Park will also be carried out to enhance the coastal park experience.
Pasir Ris Central will have a polyclinic, childcare facilities, retail amenities, town plaza and an integrated transport hub.
Pasir Ris Wafer Park, home to several companies, will also see more commercial developments, bringing jobs closer to home.
For more details about development plans, please click here.

Pros/Cons

Pasir Ris Sports Complex and Central Hawker Centre are within walking distance.
Possible integration with Pasir Ris Park through park connectors; walking distance to Pasir Ris Park/ Beach.
Some units in the development potentially have sea-view.
For more amenities, Downtown East is a short walk away (more eating options and bars).
Wild Wet Wet, D'Resort Chalet and Aranda Country Club are nearby
For those frequent travelers or patrons of Jewel, one couldn't be any closer to Changi Airport.
Cross Island Line development means Pasir Central will offer 2 MRT stations (EW & CRL)
Close proximity to Pasir Ris Central (WhiteSands Mall, Interchange, Pasir Ris MRT) where there are plans for an integrated hub.
Further west, there is a Mall (Elias) with a 24 hr supermarket (Sheng Shiong), and a Community Club
Several schools (Elias Pri School, Park View Pri School, Hai Sing Catholic School and Childcare Centers, including Montesorris are within walking distance

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May have more to deal with insects due to proximity to Pasir Ris Park, particularly for low level units
Possible noise pollution given proximity to integrated hub
HDB developments planned on the east, possibly blocking sea-view for a small number of units facing that direction. This depends on the eventual layout though.

Sources

1) HDB

2) URA

4) Resale transactions data refers to the latest provided on data.gov.sg and hdb's website as at 9 July 2020

5) Readers to do their due diligence