Pasir Ris' new $1.15 million 5-room record is $418,000 above median

A 5-room flat at Pasir Ris One sold for $1.15 million in August, the highest price ever paid for a 5-room flat in Pasir Ris and the first million-dollar sale in the development. The typical 5-room deal in the town closes around $732,000, and that gap is the useful part of this story.

The flat sits on the 10th to 12th floor band of Block 530D Pasir Ris Drive 1, part of Pasir Ris One, a Design, Build and Sell Scheme (DBSS) project whose lease started in 2015. At 105 sq m, or about 1,130 sq ft, the price works out to roughly $1,018 psf. HDB resale records on data.gov.sg confirm the transaction and the record.

The previous 5-room high for the town was $982,800, set in June 2024 in the same block, on the same floor band. So the record did not creep up. It jumped $167,000 in one move, after two years in which the ceiling barely shifted.

Four of Pasir Ris’ five priciest 5-room resales sit in the Pasir Ris One cluster; the fifth is a larger flat at Block 528B Pasir Ris Street 51. Source: HDB resale transactions via data.gov.sg. Chart: HomeAsset.

Why this cluster carries the town’s ceiling

DBSS flats were built by private developers and sold as HDB flats, under a scheme the government ended in 2011. Pasir Ris One is the town’s only DBSS project, and it holds four of the five highest 5-room prices ever recorded in Pasir Ris. The blocks sit next to Pasir Ris MRT station, with White Sands mall and the bus interchange a short walk away, and the lease has about 88 years left. Much of the town’s remaining 5-room stock dates to the early-to-mid 1990s.

That location and age premium shows up sharply in the per-square-foot numbers. August’s best non-DBSS 5-room sale, at Block 567 Pasir Ris Street 51, fetched $815,000 for a 123 sq m flat, around $615 psf. The record flat got $1,018 psf for a smaller home. Buyers are paying roughly 65% more per square foot to be newer and nearer the MRT.

One more August comparison is worth knowing. The same month, a 147 sq m executive flat at Block 581 Pasir Ris St 53 sold for $1.16 million, just $10,000 more than the record 5-room. One buyer took 40% more space; the other took the newer block by the station. Executive flats have crossed a million dollars in Pasir Ris several times before, with the town’s overall record at $1.26 million, so seven figures is not new here. A 105 sq m 5-room reaching that territory is.

The rest of the town is still a $700,000 market

Pasir Ris recorded 16 5-room resale transactions in August 2026. Strip out the two DBSS deals and the range ran from $700,000 to $815,000. Across the 12 months to August, the median 5-room price was $732,000 over 221 transactions, with the cheapest at $643,800. The record sits $418,000 above that median.

The record against the rest of the market: August’s best non-DBSS 5-room sale was $815,000, and the 12-month median is $732,000. Source: HDB resale transactions via data.gov.sg (Sep 2025 to Aug 2026). Chart: HomeAsset.

Even inside Block 530D, the spread is wide. A similar 5-room on the 1st to 3rd floor sold for $920,000 in the same month as the record, a $230,000 difference within one block, driven mostly by floor level. Whether the $1.15 million print pulls the whole cluster up, or stands as one buyer paying decisively for a specific unit, will only be clear over the next few quarters of transactions.

What this means for you

• Buying a 5-room flat in Pasir Ris does not mean paying anywhere near $1.15 million. The 12-month median is $732,000, and most August deals closed between $700,000 and $815,000. Price the block you are viewing, and treat the record as one data point.
• Sellers in standard Pasir Ris blocks should not anchor to Pasir Ris One. Valuers and buyers treat the DBSS cluster as its own market: newer, taller, beside the MRT. The $335,000 gap between the record and August’s best non-DBSS sale shows how separate the two markets are.
• If you own at Pasir Ris One, the ceiling just moved $167,000 in a single transaction after two flat years. That is encouraging, but it is one sale in a block where another unit went for $920,000 the same month. Get a proper valuation before you set an asking price.