Pasir Ris 8 Project Review: Mixed-Used Development With Superb Public Transport Connectivity

  • Victor Kang
  • 28 July 2021

Project Name: Pasir Ris 8

Developer: A joint venture between Allgreen Properties and Kerry Properties

Project address: 8, 10, 12, 14, 16, 18, 20 Pasir Ris Drive 8

Type: Integrated Development

No. of units: 487

No. of blocks: 7

No. of storeys: 10 to 11

Tenure: 99 years

District: 18


Unit type

Number of units

Size range

1 bedroom flexi (AF1)


517 sq ft

1 bedroom + study (AS1)


538 sq ft

2 bedroom (B1 to B3)


710 to 721 sq ft

2 bedroom premium (BP1)


775 sq ft

2 bedroom + study (BPS1)


829 sq ft

3 bedroom (C1 to C3)


1,023 to 1,066 sq ft

3 bedroom premium + guest (CPG1 to CPG3)


1,259 to 1,302 sq ft

4 bedroom premium flexi (DPF1)


1,464 sq ft

4 bedroom suite + guest (DSG1 to DSG2)


1,539 to 1,550 sq ft

Projected TOP: June 2026

Parking lots + handicap lots: 414 residential car park lots

Nearest MRT: Pasir Ris MRT station (East-West Line)

Plot Ratio: 2.5

Site Area: 409,071 sq ft

Project Details


While there have been many new condo launches in Pasir Ris over the last decade, Pasir Ris 8 is the first integrated development in the area. Pasir Ris 8 will be located right next to Pasir Ris MRT with integrated access to the MRT station.


Jointly developed by Allgreen Properties and Kerry Properties, the 487-unit, 99-year leasehold development in District 18 is set to become a key part of Pasir Ris town’s transformation under HDB’s “Remaking our Heartland” plan.

Located along Pasir Ris Drive 8, the integrated development features a concept that combines well-designed public spaces, retail amenities and residential units. 


The design of Pasir Ris 8 is a standout feature. After all, it was a key evaluation criterion in choosing the developers’ winning tender for the white site land parcel. The design of this integrated development brings not only convenience, but also great community spaces that both the public and residents at Pasir Ris 8 can enjoy.

The 1- to 4-bedroom units start from 517 to 1,550 sq ft, and come with premium appliances, wares and fittings. The kitchens are equipped with premium Bosch appliances while premium wares and fittings like Duravit, Geberit, and Grohe can be found in the bathrooms.


Pasir Ris 8: Developer

As mentioned above, Pasir Ris 8 is jointly developed by Allgreen Properties and Kerry Properties. 

Allgreen Properties is an award-winning real estate developer with both local and international accolades. Not only have they been acknowledged by the BCA Quality Excellence Award for eight consecutive years since 2013, they have also clinched multiple BCA Quality Mark awards for projects such as Suites at Orchard, Skysuites@Anson, Riviera 38 and Riversails

On top of that, Allgreen Properties is also recognised for incorporating user-friendly features in their projects, having clinched various BCA Universal Design Mark Awards for:

Internationally, Allgreen Properties have also won two residential-related awards from the renowned FIABCI World Prix d’Excellence Awards:

  • Queens – 2005 Residential (Special Mention)
  • The Sorrento – 2017 Residential Low-Rise (Gold Winner)

Kerry Properties is a Hong Kong-based developer and has been listed on the Hong Kong Stock Exchange since 1996.  Though Pasir Ris 8 is their first foray into the Singapore market, they have a good track record in developing both residential and commercial projects in over 20 major cities overseas.

Most of its developments are concentrated in major cities in Mainland China such as Beijing, Jing An, Hangzhou and Shenzhen with integrated developments like Beijing Kerry Centre, Jing An Kerry Centre, Hangzhou Kerry Centre and Shenzhen Kerry Plaza. Its reputation is well recognized and was one of the top 100 Chinese real estate companies on the Non-Mainland Real Estate Enterprises Excellence List in 2020 by Guandian.

Pasir Ris 8: Site plan


Located right next to Pasir Ris MRT, the land parcel spans about 409,071 sq ft(not including the common space at the Central Greenway). To put things into perspective, that’s the size of 8.5 football fields!

Six out of seven blocks are located along Pasir Ris Drive 8 with one block located along Pasir Ris Drive 3. All seven blocks are North-South facing

The bulk of the facilities are located close to Pasir Ris MRT. There are also pockets of facilities situated between the blocks. This means that most blocks and stacks will get to enjoy a full view of the facilities. There’s also ample space between the blocks, as the block-to-block distance is between 18m to 36m.

Based on the site plan, the best view is at block 20, which overlooks the lap pool and gym, but be prepared to pay a higher quantum for the stacks here due to the bigger units. The smallest unit at block 20 starts from the 2-bedroom premium to the biggest 4-bedroom suite + guest units. 

Because it’s an integrated development, Pasir Ris 8 will also have additional facilities like the Central Greenway right at its doorstep. The Central Greenway is an elevated cycling and pedestrian path that connects to Pasir Ris Park and the beach. Not just that, Pasir Ris 8 will also feature a fully air-conditioned bus interchange, and is integrated with a polyclinic, the town plaza, and a new upcoming shopping mall that’s twice the size of White Sands Shopping Mall. 

Pasir Ris 8: Facilities

  • Level 3
    • Bicycle Club
  • Level 4
    • Welcome Dune
      • The Avenue
      • Mist Trail
    • Reading Dune
      • Study Pavilion
      • Co-Working Pavilion
      • Reading Pavilion
    • Relax Dune
      • Chillout Corner
      • Web Seats
      • Swing Pavilion
    • Club 8
      • Clubhouse
      • Party Room
      • Gourmet Kitchen
      • Song Room 1
      • Song Room 2
      • The Signature Tree
      • Co-Working Lounge
      • Club Lounge
      • Club Gym
      • Poolside BBQ Pavilion
      • Terrace BBQ Pavilion
      • 50m Lap Pool
      • Poolside Deck
      • Boardwalk
      • Meandering Stream
      • Api Api Bio Bond
  • The Kids’ Club
    • Party Room
    • Interactive Playroom
    • Fountain Waterplay
    • Foggy Waterplay
    • Children’s Pool
    • Pool Deck
    • Adventure Pool
    • Children’s Play Area
    • Wall Climb
    • Toddler Playground
    • Grill Area
  • Garden Dune
    • The Lawn
    • Sensory Garden
    • Reflexology Path
    • Urban Farm
    • Greenhouse Pavilion
  • Wellness Dune
    • Yoga Deck
    • Open Gym
    • Zen Pavilion
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Located right next to Pasir Ris MRT on the East-West Line (EWL) and above the Pasir Ris Bus Interchange, Pasir Ris 8’s main standout feature is its accessibility to public transport. Furthermore, Pasir Ris MRT will be a future interchange station on the Cross Island Line (CRL). The new integrated transport hub will also connect Pasir Ris 8 to the different bus services.

The development is also integrated with commercial and retail shops, including a new mega mall (which is unnamed at the time of writing), a polyclinic, and a childcare centre. Additionally, White Sands Shopping Mall, Pasir Ris Central Hawker Centre, Pasir Ris Sports Hall, Pasir Ris Town Park, and Pasir Ris beach are within close proximity.   

For families with schooling children, there are five preschools, two MOE kindergartens, six primary schools, five secondary schools and a junior college within a 2km radius (see below). There is also an international school (Overseas Family School) along Elias Road.


Pasir Ris 8: Accessibility


Pasir Ris 8 is located right next to Pasir Ris MRT station on the EWL. The station is 13 stops away from Raffles Place MRT in the Central Business District (CBD), and it will take you just under 40 minutes to complete the journey.


Those who drive will spend around 22 minutes to get to the CBD via either of the two routes:

  • Tampines Expressway (TPE) – Pan-Island Expressway (PIE) – East Coast Expressway (ECP) or
  • TPE – Kallang-Paya Lebar Expressway (KPE) – Nicoll Highway

Pasir Ris 8: Nearby shopping malls

  • White Sands (0.18 km)
  • Downtown East (0.9 km)
  • Elias Mall (0.93 km)
  • Loyang Point (1.94 km)

Pasir Ris 8: Nearby supermarkets

  • NTUC Fairprice @ 1 Pasir Ris Central Street 3 (0.18 km)
  • Sheng Siong Supermarket @ 527D Pasir Ris Street 51 (0.36 km)
  • NTUC Fairprice @ 1 Pasir Ris Close (0.76 km)
  • U Stars @ 625 Elias Road (0.93 km)
  • Cold Storage @ 440 Pasir Ris Drive 4 (1.24 km)
  • Cold Storage @ 776 Pasir Ris Street 71 (1.25 km)
  • NTUC Fairprice @ 475 Tampines Street 44 (1.5 km)
  • NTUC Fairprice @ 734 Pasir Ris Street 72 (1.54 km)
  • Cold Storage @ 21 Tampines North Drive 2 (1.81 km)
  • Sheng Siong Supermarket @ 506 Tampines Central 1 (1.9 km)
  • Sheng Siong Supermarket @ 258 Pasir Ris Street 21 (1.94 km)
  • Cold Storage @ 259 Pasir Ris Street 21 (1.96 km)

Pasir Ris 8: Nearby hawker centres

  • Pasir Ris Central Hawker Centre (0.30 km)

Pasir Ris 8: Nearby schools (within 2km radius)

  • Elias Park Primary School (0.39 km)
  • Meridian Secondary School (0.66 km)
  • Hai Sing Catholic School (0.75 km)
  • Casuarina Primary School (1.01 km)
  • Park View Primary School (1.09 km)
  • Pasir Ris Crest Secondary School (1.24 km)
  • Tampines Meridian Junior College (1.26 km)
  • Loyang View Secondary School (1.3 km)
  • Tampines North Primary School (1.36 km)
  • Meridian Primary School (1.49 km)
  • Dunman Secondary School (1.63 km)
  • Pasir Ris Primary School (1.64 km)
  • White Sands Primary School (1.64 km)
  • Gongshang Primary School (1.73 km) 

Pasir Ris 8: Nearby amenities

  • Sungei Api Api (0.2 km)
  • Pasir Ris Town Parks (0.3 km)
  • Tampines Eco Green (0.9 km)
  • Pasir Ris Beach (1.0 km)
  • Sea Shell Park (1.1 km)
  • Pasir Ris Polyclinic (1.2 km)
  • Sun Plaza Park (1.6 km)
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Pasir Ris 8: Price

Allgreen Properties and Kerry Properties clinched the Pasir Ris 8 white site via a public tender for nearly $700 million, which translates to $684.48 psf per plot ratio. 

Over the launch weekend, Allgreen sold 85% or 415 out of the 487 units available. Selling price for Pasir Ris 8 ranged from $1,400 to $2,000 psf with an average price of $1,600 psf. There was high demand for Pasir Ris 8 during the opening weekend launch, which led to six rounds of price reviews.

At the time of writing, below is the average psf price of nearby condos compared to Pasir Ris 8 in the last 12 months: 

Condos near Pasir Ris 8

Average psf price in the last 12 months

Coco Palms

$950 to $1404

NV Residences

$781 to $1156

The Palette

$938 to $1216


$919 to $1311


$819 to $925


$671 to $777

Elias Green

$605 to $712


$713 to $977

The Riverina

$515 to $952

Oasis @ Elias

$701 to $859


$874 to $1294

Ris Grandeur

$600 to $967

Pasir Ris Beach Park

$571 to $968

Loyang Gardens

$714 to $714

Casa Al Mare

$1540 to $1651

Coastal Breeze Residences

$706 to $814

The Esparis

$778 to $778

Vue 8 Residence

$991 to $1142

Source: PropertyGuru

Pasir Ris 8: D18 URA Master Plan


With the development of Pasir Ris 8, almost all sites next to the MRT will be taken up. And even though there are several residential plots around Pasir Ris MRT, what makes Pasir Ris 8 stand out is that it is the only commercial and residential plot in the area.


Source: URA

As seen from the URA Master Plan, the integrated development at Pasir Ris 8 is one of the highlight developments in Pasir Ris. That’s because, upon completion of Pasir Ris 8, it will add more amenities to the residents living in Pasir Ris, including a polyclinic, a childcare centre, an integrated transport hub, retail shops and the town plaza. 

Another highlight of the URA Master Plan in Pasir Ris is the new Pasir Ris MRT interchange station on the CRL. Construction works for the new MRT line have already commenced in 2020. The construction for Pasir Ris station is expected to begin in Q4 2021, which is around the same time as the construction of Pasir Ris 8. The station is scheduled to open by 2030, about four to five years after Pasir Ris 8 receives its Temporary Occupation Permit (TOP).

When CRL is completed in 2030, residents can look forward to reduced travelling times from Pasir Ris to Ang Mo Kio from an hour currently to 25 minutes; and Pasir Ris to Defu in just 15 minutes. In addition, CRL’s link to Changi Aviation Park may also attract potential renters and workers working there. 

Those who enjoy green spaces and outdoor adventures can also look forward to the revamped Pasir Ris Park. Besides upgrading of existing facilities, there will be new recreational facilities and play spaces added to the park to enhance the overall coastal park experience.

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Pasir Ris is an integrated development that balances the perks of living near nature while providing good accessibility to amenities such as shopping malls, a polyclinic, and public transport. There are also plenty of schools in the vicinity, which makes it suitable for families.

Integrated developments have always enjoyed good demand from homebuyers because of the convenience that it brings. Those interested in buying a unit at Pasir Ris 8 can expect the same. This is evident from the fact that 85% of units were sold out on the opening weekend launch.

Its location away from the city centre might be a concern for those who are working in the CBD. However, this is probably mitigated by the fact that you are just under 40 minutes away from the CBD via MRT. Plus, with the increasing trend of working from home, it might not matter as much that you are living further away from the city centre as more buyers have also opted to live in quieter neighbourhoods that are closer to nature such as parks and the beach.

Given the well-thought-out design and generally strong demand for integrated development, homebuyers can expect to pay a psf premium compared to new launches in the surrounding area. 

Thinking of getting a unit at Pasir Ris 8? Check out available units for sale on PropertyGuru. Or read our reviews of other condo projects here.

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Eric Wong

Victor Kang