Elias Green Review — Tampines / Pasir Ris · D18
HuatScore: 69/100 — Good
Is Elias Green a good buy?
HuatScore rates Elias Green 69/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$966 psf
- Price from: S$1.43M
Live market data
- Resale transactions (12mo): 13
- Recent resale PSF: ~$960 psf
- Gross rental yield: 3.4%
What works in its favour
- Both anchors locked in: 632m to ELIAS PARK PRIMARY SCHOOL and 738m (~9-min walk) to Pasir Ris MRT (Exit B). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Sensible price gap: Launch PSF only +6% above local resale benchmark. Headroom for capital appreciation intact.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 13 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Thin future upgrader pool: Live count: 3 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 1053 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 4 new launches competing in D18 · Tampines / Pasir Ris: 4 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Elias Green suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Pasir Ris MRT 9-min walk — can, not slippers-can. Lease 64 years left — financing starts to pinch.