Pasir Ris 8 / Pasir Ris Mall Review
Pasir Ris 8 / Pasir Ris Mall review
Overview
- Historical Overview of Pasir Ris 8 Condo Developments:
– Overview of the development’s history and how it fits into the context of Pasir Ris.
- Potential Demand for Pasir Ris 8:
– Analysis of the expected demand for Pasir Ris 8 based on factors like location, amenities, and market trends.
- Personal Observation of Price Trends:
– Insights into the observed trends in pricing for Pasir Ris 8 units and how they compare to the market.
- Developer’s Pricing Strategy:
– Examination of the pricing strategy employed by the developers, considering factors like market positioning and competition.
- Prediction for Unit Pricing:
– Predictions or expectations regarding the pricing of units in Pasir Ris 8, considering various market factors.
- Comparison with Previous Peaks:
– Comparison of Pasir Ris 8’s current status and pricing with previous peaks or milestones in the property market.
- Market Caution and Consideration:
– Cautionary considerations or potential risks in the market related to Pasir Ris 8.
- Excitement for Pasir Ris 8’s Distinctive Features:
– Exploration and discussion of unique features or aspects of Pasir Ris 8 that set it apart and might excite potential buyers.
Insider Tour Highlights
Overview:
– Introduction to the integrated development, highlighting key components and offerings of Pasir Ris 8.
Development Context:
– Examination of the surrounding context, including existing amenities, malls, and the potential impact on the development.
Differentiation and Features:
– Discussion of distinctive features that set Pasir Ris 8 apart, such as the retail component, healthcare integration, and other unique offerings.
Design and Facilities:
– Evaluation of the design aspects of Pasir Ris 8, including the architectural elements and a detailed look at the facilities provided within the development.
North Site Facilities:
– Exploration of facilities located on the north side of Pasir Ris 8, including the Club 8 amenities, lap pool, and other recreational spaces.
South Site Facilities:
– Overview of facilities on the south side, focusing on the Kid’s Club, dedicated children’s areas, and green spaces for relaxation and play.
Additional Amenities:
– Discussion of extra amenities, such as the Town Plaza with Heritage Garden, Central Greenway, and the integration with Pasir Ris Park and the beach.
Showflat Units:
– Transition to an exploration of the showflat units, providing insights into the residential aspect of Pasir Ris 8, including unit types, design elements, and notable features.
2 Bedroom
Unit Details:
Type: 2 Bedroom Type B1 (710 sqft)
Private Lift Lobby:
– The unit features a private lift lobby, enhancing exclusivity and convenience for residents.
Dining Area:
– The dining area is strategically placed, providing a welcoming entrance to the unit.
– The layout deviates from common trends, offering an appealing first impression.
– The living and dining areas are arranged parallelly, maximizing natural light and ventilation.
– Flexibility in furniture placement, allowing for options like a study area or L-shaped sofa.
Kitchen:
– A spacious, segregated kitchen (5.9 sqm), a rarity in 2 Bedroom units.
– Concealed placement from the main entrance adds to the unit’s aesthetic appeal.
– Full-length windows in the Master Bedroom result from thoughtful kitchen placement.
– High functionality with Bosch appliances, ample storage, and an option to enclose the kitchen.
Living Room:
– Unique parallel living and dining layout.
– Options for TV console placement or conversion into a study, catering to a hybrid working environment.
– Flexibility in sofa placement, allowing for a comfortable living space.
Storage:
– Adequate storage space throughout the unit, including a 2-panel wardrobe in the Master Bedroom.
– Textured laminate finishing on wardrobe panels, a standing dresser with shelves, and a full-length mirror for added convenience.
Bedrooms:
– Master Bedroom with full-length windows for maximum ventilation and views.
– Comfortable size (13 sqm) for a Master Bedroom, larger than average for 2 Bedroom units.
– Common Bedroom sized at 7.7 sqm, fitting a Single bed comfortably.
Bathrooms:
– Jack-and-Jill bathroom with entrances from the kitchen and the Master Bedroom.
– Comfortable size (5.1 sqm) with a unique color theme, porcelain tile finishing, and good European brands used for fittings.
Overall Design:
– Thoughtful planning and design contribute to the unit’s liveability.
– Practical layout catering to the needs of residents.
– Attention to detail evident in the choice of materials, appliances, and overall aesthetic.
3 Bedroom
Unit Details:
Type: 3 Bedroom
Size: 1,302 sqft
Ceiling Height: 2.85m (in line with the new launch average)
Common Areas:
Entrance:
– Shoe cabinet at the entrance, doubling as an umbrella holder and parcel slot.
– Additional DB Box for supplementary storage.
– Long and wide entrance corridor accommodating more storage cabinets.
Kitchen:
– Enclosed kitchen with a plexi-glass feature for interaction and brightness.
– Exterior portion of the glass provides additional storage spaces.
– Dish and accessories rack provided by the developer.
– Appliances include a fridge, 3 burner gas hob, hood, oven, and washer-dryer by Bosch.
– Adequate countertop space with grey/wood tones.
Yard and Helper Room:
– Yard and extra WC totaling 3.3 sqm.
– Guest room is linked to the common corridor via a sliding door (3.8 sqm), suitable for a helper or utility room.
Living and Dining:
– Living and dining spaces laid out in parallel fashion, a luxury for larger units.
– Combined space with the entrance and passageway totaling 38.7 sqm.
– Comfortable space for a 6-seater dining table.
– Spacious balcony (10.4 sqm) with perforated railings and a Haiku ceiling fan.
Bedrooms:
Bedroom 3:
– Sized at 9.8 sqm, a tad larger than the market average.
– Full-length windows for natural light.
– Fits a Queen-sized bed comfortably.
Bedroom 2:
– Sized at 9.7 sqm.
– Single platform bed with a small study table.
– Standard 2-panel wardrobe and full-length windows.
Common Bathroom:
– Sized at 4.2 sqm.
– Plain-looking with budget furnishings.
– Window for natural ventilation.
– Wares and fittings from reputable brands – Grohe, Duravit, and Geberit.
Master Bedroom:
– Spacious at 20 sqm.
– Fits a King-sized bed with additional space for a proper dresser.
– Additional window for ventilation.
– Walk-in wardrobe with an option to enclose with a sliding door provided by the developers.
Master Bathroom:
– Similar design to the Common Bathroom with better furnishings.
– Wall-hung WC and rain shower.
– Wares and fittings from reputable brands – Grohe, Duravit, and Geberit.
– Window for natural ventilation.
Overall Design:
– Emphasis on liveability, especially in larger bedrooms.
– Thoughtful layouts and ample storage spaces.
– Developer’s attention to detail evident in furnishings and practical features.
1 Bedroom
Unit Details:
Type: 1 Bedroom
Size: 517 sqft
Ceiling Height: 2.85m (in line with the new launch average)
Common Areas:
Entrance:
– Shoe cabinet at the entrance, doubling as an umbrella holder and parcel slot.
– Long and wide entrance corridor allowing for additional shoe or storage cabinets.
Kitchen:
– Open concept kitchen equipped with appliances from German brand Bosch.
– Appliances include a fridge, washer-dryer, induction hob and hood, and an oven.
– Countertop supplied in engineered stone with a textured backsplash.
– Decent countertop space for cooking.
Dining Area:
– Hidden pull-out table in one of the drawers.
– Suitable for two people, slightly disappointing for a 1 Bedroom unit.
Living Room:
– Space for a 3-seater couch and a small coffee table.
– Balcony providing outdoor space for relaxation.
Bedroom:
Master Bedroom:
– Sized at 12.4 sqm, generously large for a 1 Bedroom unit.
– Sliding the door to save space.
– Can accommodate a King-sized bed with sufficient space for a study/dresser.
Wardrobe:
– Sliding door used for both the bathroom and wardrobe.
– Potential issue with open wardrobe vibes, visible from the bedroom.
Master Bathroom:
– Sized in line with the market average.
– No windows for natural ventilation.
– Entrance via the Master Bedroom only.
– En-suite toilet with brand name wares from European names such as Grohe, Duravit, and Geberit.
Overall Design:
– Above-average size for a 1 Bedroom unit.
– Thoughtful use of space-saving furniture.
– Generously sized Master Bedroom.
– Quirky sliding door setup for the bathroom and wardrobe, potentially revealing organizational skills.
Location Overview
- Integrated Development: Pasir Ris 8 is an integrated development, a rare feature in the East, offering healthcare, food, and retail amenities within the same complex.
- Excellent Connectivity: The development is located just steps away from Pasir Ris MRT Station, which is set to become an interchange with the Cross Island Line, ensuring convenient access to public transportation.
- Sheltered Public Transport Hub: The presence of a bus interchange with 20 bus services and a completely sheltered environment provides residents with excellent connectivity and protection from the weather.
- Generous Amenities: Pasir Ris 8 offers healthcare, food, and retail amenities within the integrated development, providing residents with convenience and accessibility to daily necessities.
- Educational Options: While limited within a 1km radius, there are several primary and secondary schools within a 1-2km range, offering educational options for families with children.
| Category | Details |
| Overview | – Pasir Ris 8 is an integrated development, a rare feature in the East, with the last being Bedok Residences in 2015. |
| – Proximity to Pasir Ris MRT Station, which will become an interchange with the Cross Island Line. | |
| – Bus interchange with 20 sheltered bus services at the doorstep. | |
| – Eastern location, taking 29 minutes to Raffles Place and 31 minutes to Downtown Station by MRT. | |
| – Peak hour drive times to key destinations may exceed half an hour. | |
| Integrated Development | – Complete with healthcare, food, and retail amenities. |
| Nearby Amenities | Schools: |
| – Elias Park Primary School: 500m, 6 mins | |
| – Meridian Primary School: 2km, 26 mins | |
| – Meridian Secondary School: 900m, 11 mins | |
| – Hai Sing Catholic School: 1km, 13 mins | |
| – Pasir Ris Crest Secondary School: 1.6km, 21 mins | |
| – Overseas Family School: 1.8km, 23 mins | |
| – Limited primary schools within a 1km radius; several options within 1-2km range. | |
| Public Transport | – Bus Interchange: Pasir Ris Bus Interchange servicing multiple routes. |
| – Nearest MRT: Pasir Ris MRT (50m, 1 min walk). | |
| Private Transport | Key Destinations and Distance from Condo (Average Time at Peak Hour [0830] Drive Time): |
| – CBD (Raffles Place): 20.4 km, 33 mins | |
| – Orchard Road: 20.7 km, 31 mins | |
| – Suntec City: 17.8 km, 24 mins | |
| – Changi Airport: 6.2 km, 11 mins | |
| – Tuas Port (By 2040): 57.5 km, 65 mins | |
| – Paya Lebar Quarters/Airbase (By 2030): 14.2 km, 25 mins | |
| – Mediapolis (and surroundings): 27.5 km, 36 mins | |
| – Mapletree Business City: 28.6 km, 36 mins | |
| – Tuas Checkpoint: 47.4 km, 50 mins | |
| – Woodlands Checkpoint: 27.3 km, 32 mins | |
| – Jurong Cluster (JCube): 32.4 km, 42 mins | |
| – Woodlands Cluster (Causeway Point): 24.7 km, 33 mins | |
| – HarbourFront Cluster (Vivo City): 25.2 km, 32 mins | |
| – Punggol Cluster (Waterway Point): 9.5 km, 18 mins | |
| – Immediate Road Exits: Pasir Ris Drive 8, providing quick access to KPE. |
Developer Review: Allgreen Properties and Kerry Properties
*Developer: Allgreen Properties*
Allgreen Properties is the real estate arm of the Kuok Group, led by one of Southeast Asia’s wealthiest individuals, Robert Kuok. Established in 1986, Allgreen has a diverse portfolio comprising residential, office, and retail spaces across Singapore, China, and Vietnam. The company has played a role in numerous projects, ranging from older developments like Ocean Park and Yong An Park to recent launches such as The Cascadia, Blossoms@Woodleigh, and RV Residences. Noteworthy recent launches include the Bukit Timah Collection, featuring Fourth Avenue Residences, RoyalGreen, and Juniper Hill.
*Developer: Kerry Properties*
Affiliated with the Kuok Group and listed on the Hong Kong Stock Exchange since 1996, Kerry Properties has primarily focused on property development in Hong Kong and China. Pasir Ris 8 marks their inaugural venture into the Singaporean property market.
*Architect: DCA Architects*
DCA Architects, a local firm established in 1996, is responsible for the architectural design of Pasir Ris 8. With an impressive portfolio, DCA Architects has collaborated on notable projects, including Corals at Keppel Bay and Reflections at Keppel Bay in partnership with Studio Libeskind. In the residential sector, their work extends to projects like Sky Habitat, Leedon Green, Forest Woods, and The Orange Grove. Additionally, DCA Architects has contributed to commercial developments such as Marina Bay Financial Centre, Rochester Commons, and Vivocity.
Price Review
Comparison of Pasir Ris 8 with Neighboring Developments
| Development | Units | Psf | TOP | Tenure | Price Gap |
| Pasir Ris 8 | 487 | $1,700 est | 2025 | 99 Years from 2021 | – |
| Coco Palms | 944 | $1,239 | 2018 | 99 Years from 2008 | 37% |
| D’Nest | 912 | $1,099 | 2017 | 99 Years from 2010 | 55% |
| The Palette | 892 | $1,064 | 2015 | 99 Years from 2010 | 60% |
| NV Residences | 642 | $916 | 2013 | 99 Years from 2008 | 86% |
| Livia | 724 | $904 | 2011 | 99 Years from 2008 | 88% |
The significant price gap between Pasir Ris 8 and older projects in the Pasir Ris Grove area raises considerations. While Pasir Ris 8 sets a benchmark, the premium is justified by factors like a newer lease, integrated development benefits, and proximity to Pasir Ris MRT Station. However, potential downsides include privacy concerns and a preference for more comprehensive condo facilities found in resale developments.
Indicative Prices of 2-Bedroom Units
| Project | Tenure | 1BR | 2BR | 3BR | 4BR | 5BR |
| Coco Palms | 99 yrs from 07/01/2008 | $625,000 – $650,000 | $800,000 – $969,888 | $1,000,000 – $1,380,000 | $1,530,000 – $1,675,260 | $2,145,120 – $2,145,120 |
| D’Nest | 99 yrs from 20/10/2010 | $592,000 – $635,000 | $770,000 – $840,000 | $880,000 – $1,468,000 | $1,458,000 – $1,580,000 | $1,760,000 – $1,760,000 |
| NV Residences | 99 yrs from 07/01/2008 | $585,000 – $585,000 | $733,888 – $787,000 | $950,000 – $1,068,000 | $1,185,000 – $1,310,000 | No Data |
| The Palette | 99 yrs from 20/10/2010 | $615,000 – $625,000 | $795,000 – $840,000 | $1,000,000 – $1,250,000 | $1,300,000 – $1,500,000 | No Data |
| Pasir Ris 8 | 99 yrs from 2021 | $1,122,880 – $1,536,000 | $1,426,880 – $1,612,880 | $2,095,880 – $2,095,880 | $2,792,880 – $2,792,880 | $2,911,880 – $2,911,880 |
The indicative prices of Pasir Ris 8’s 2-bedroom units position it at a premium compared to neighboring developments. Buyers need to weigh the allure of a new development against the potentially lower prices of older projects.
Appreciation Analysis and Pasir Ris 8 Master Plan Overview
Pasir Ris has seen limited development activity, with major attention directed towards projects like the Greater Southern Waterfront, Beauty World Transport Hub, and the Punggol Digital District. Despite this, the revised URA Master Plan in 2019 introduced key elements benefiting Pasir Ris 8.
URA Master Plan Highlights (2019):
- Cross Island Line: A major boost for Pasir Ris as it transforms into an interchange station connecting Changi and Punggol. Expected completion in 2030, synergizing with Pasir Ris 8’s development.
- Mixed-Use Development (Pasir Ris 8): Pasir Ris 8 will emerge as a central focal point with a town plaza and a mall twice the size of White Sands, enhancing the local landscape.
- Wafer Fab Park: Contributing to Pasir Ris’ growth potential in technology and manufacturing sectors.
- Pasir Ris Park: A green oasis fostering community well-being and contributing to the overall attractiveness of the area.
- Housing by the Park: Residential developments around Pasir Ris Park, enriching the community environment.
Punggol Digital District (PDD):
As Pasir Ris connects to PDD through the Punggol Extension Line, it becomes a vital hub, aligning with Singapore’s vision for PDD as a smart district focusing on digital economy growth. Anticipated job opportunities may drive demand for housing in Pasir Ris.
Changi Region Plans:
The Aviation Park station along the Cross Island Line supports the aviation sector’s growth, attracting freight and R&D businesses. Initiatives like Terminal 5, despite delays due to COVID, aim to create jobs and stimulate housing demand in areas like Pasir Ris. As aviation recovers, these plans may further enhance the region’s appeal.