Belysa EC Review — Tampines / Pasir Ris · D18
PI Score: 57/100 — Good
Is Belysa EC a good buy?
PI Score rates Belysa EC 57/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~4.7% yield. Strongest card: Rental demand supports ~4.7% gross. Main watch-out: Plan a patient exit. Pricing is reasonable for the location at current market.
Last updated 2025-01-15 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,411 psf
- Price from: S$1.25M
What works in its favour
- Rental demand supports ~4.7% gross: Rental scores 9/10 — tenants are findable in this pocket, so an investor is not underwriting long vacancy between leases.
- Entry price leaves room: Value scores 8/10 at ~$1,411 psf (entry from $1.25M) — you are not paying for the whole story upfront, which is where a margin of safety comes from.
- Inside the school-belt draw: Schools score 7/10 — sought-after primaries sit within the 1–2km band, the single most reliable source of durable family demand in Singapore.
What to watch out for
- Plan a patient exit: Exit scores 4/10 — a thinner resale pool means fewer comparables and a longer runway to sell. Budget five to eight years minimum.
- Location asks for a compromise: Location scores 6/10 — expect bus-dependent trips for at least part of the week. The discount is real, but so is the ceiling it puts on re-rating.
- Growth is incremental, not catalytic: Growth scores 6/10 — the thesis here is stability rather than transformation, so expect the area to track the market rather than lead it.
Who Belysa EC suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~4.7% 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
Tenants queue for Tampines / Pasir Ris — vacancy not really a worry. Not the easiest to offload — hold long, sell slow.
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