The Esparis
The Esparis is a 99-year executive condominium in District 18 (Pasir Ris) that obtained TOP in 2005, with 274 units across 6 blocks. Across 550 transactions on record, units have recently transacted around S$1.38M (S$1,138 psf, ~1,184 sqft). There are 21 units for sale from S$1.20M to S$3.00M. The lease has approximately 75 years remaining.
| Tenure | 99-year leasehold from 2002 (≈75 years left) |
|---|---|
| TOP year | 2005 |
| Developer | CLIFFMONT PTE LTD |
| Units | 274 in 6 blocks |
| District and area | District 18 · Pasir Ris · OCR |
| Nearest MRT | Pasir Ris MRT, 253 m (~4 min walk) |
| Latest median psf | S$1,138 psf, last 12 URA caveats to Oct 2026 |
What's for sale and for rent at The Esparis?
The Esparis has 21 units listed for sale, asking S$1.20M to S$3.00M (median S$1,223 psf), and 30 units for rent at a median of S$2,200 a month.
For sale
21 listings
S$1.20M – S$3.00M
For rent
30 listings
S$850 – S$5,500 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 2-bedroom | 2 | S$1.20M–S$1.20M | — |
| 3-bedroom | 15 | S$1.45M–S$1.58M | S$1,223 psf |
| 4-bedroom | 4 | S$1.51M–S$3.00M | — |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at The Esparis?
PropKaki has 14 layouts on record for The Esparis, from 2 to 4 bedrooms (1,001 sqft to 2,443 sqft).
| Bedrooms | Layouts | Sizes |
|---|---|---|
| 2 Bedroom | 2 | 1,001 to 1,076 sq ft |
| 3 Bedroom | 7 | 1,173 to 1,615 sq ft |
| 4 Bedroom | 3 | 1,496 to 2,443 sq ft |
| Other layouts | 2 | 1,292 to 1,464 sq ft |
PropKaki holds 2 floor plans for The Esparis.
See The Esparis's floor plans — ask PropKaki.
Ask PropKakisqm ↔ sq ft converterLayouts digitised from developer brochures.
What is the price and PSF at The Esparis?
Units have recently transacted around S$1.38M (S$1,138 psf), at a gross rental yield of about 2.7% (URA caveat data).
Recent median price
S$1.38M
recent · 550 sales on record
Median PSF
S$1,138 psf
recent transactions
Median rent (monthly)
S$3,063
433 rentals on record
Gross rental yield
2.7%
indicative, gross
Units currently for sale are asking a median of S$1,223 psf — about 7% above the most recent transacted PSF.
Source: URA caveat data, through Oct 2026.
What has recently sold at The Esparis?
The Esparis has 550 recorded sales; the most recent transacted at S$1,380,000 in Oct 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Oct 2026 | S$1,380,000 | 1,184 | S$1,166 psf |
| Oct 2026 | S$1,525,000 | 1,292 | S$1,181 psf |
| Sept 2026 | S$1,430,000 | 1,292 | S$1,107 psf |
| Jul 2026 | S$1,365,000 | 1,184 | S$1,153 psf |
| Jul 2026 | S$1,335,000 | 1,173 | S$1,138 psf |
| Jun 2026 | S$1,450,000 | 1,173 | S$1,236 psf |
| Jun 2026 | S$1,300,000 | 1,270 | S$1,023 psf |
| Mar 2026 | S$1,458,000 | 1,292 | S$1,129 psf |
| Mar 2026 | S$1,400,000 | 1,173 | S$1,193 psf |
| Feb 2026 | S$1,388,000 | 1,259 | S$1,102 psf |
| Feb 2026 | S$1,335,000 | 1,184 | S$1,127 psf |
| Feb 2026 | S$1,260,000 | 1,076 | S$1,171 psf |
550 sales and 433 rentals on record since Jan 2002. Source: URA.
Are prices at The Esparis rising?
The median transacted PSF at The Esparis has risen 64% over the past 9 years (2017–2026), from S$693 psf to S$1,138 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,138 psf | S$1.38M | 13 | +3.6% |
| 2025 | S$1,098 psf | S$1.31M | 9 | -1.5% |
| 2024 | S$1,115 psf | S$1.40M | 8 | +10.8% |
| 2023 | S$1,006 psf | S$1.30M | 7 | +20.3% |
| 2022 | S$836 psf | S$1.09M | 6 | +10.1% |
| 2021 | S$759 psf | S$1.07M | 20 | -0.5% |
| 2020 | S$763 psf | S$1.01M | 4 | +3.2% |
| 2019 | S$739 psf | S$955k | 4 | +0.5% |
| 2018 | S$735 psf | S$944k | 20 | +6.1% |
| 2017 | S$693 psf | S$870k | 14 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is The Esparis a good investment?
Of 283 units at The Esparis that were bought and later resold (bought from 2002, resold up to 2026), 98% sold for more than they were bought for, with a median gain of 68% over a median 8.2-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.7%. Units listed now ask about 7% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
98%
of 283 resales here
Median gain
68%
gross, before costs
Median hold
8.2 years
bought to resold
Every unit at The Esparis with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is The Esparis and what's nearby?
The Esparis is located in Pasir Ris, in the East Region of Singapore.
The Esparis is a 99-year executive condominium completed in 2005. It was developed by CLIFFMONT PTE LTD. The development has 274 residential units. It sits on a land area of 13,983 sqm and has a gross floor area of 35,227 sqm. The plot ratio is 2.5.
THE ESPARIS is located at 9A Pasir Ris Drive 4, Singapore 519459. It is part of District 18, Tampines / Pasir Ris, Pasir Ris. The project falls within the East Region and the OCR market segment.
The nearest rail connection is Pasir Ris MRT, approximately 253m away, around 4 minutes on foot. Nearby amenities include Downtown East for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, and Pasir Ris Town Pk for greenery and recreation. Facilities in the development include Barbeque Area, Clubhouse, Fun pool, Gymnasium room, Lap pool, and Playground.
How far is The Esparis from MRT and schools?
The nearest MRT/LRT to The Esparis is Pasir Ris MRT, about 253 m away (~4 min walk). 6 schools are within 1 km, including 3 primary schools.
Getting around
- Pasir Ris MRT253 m · ~4 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Pasir Ris Crest Secondary SchoolSecondary schoolwithin 1 km390 m
- White Sands Primary SchoolPrimary schoolwithin 1 km · P1 priority432 m
- Pasir Ris Primary SchoolPrimary schoolwithin 1 km · P1 priority454 m
- Loyang View Secondary SchoolSecondary schoolwithin 1 km467 m
- Casuarina Primary SchoolPrimary schoolwithin 1 km · P1 priority487 m
- Hai Sing Catholic SchoolSecondary schoolwithin 1 km830 m
- Dunman Secondary SchoolSecondary school1.1 km
- Meridian Secondary SchoolSecondary school1.3 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built The Esparis and how big is the development?
The Esparis was developed by CLIFFMONT PTE LTD, designed by TEAM DESIGN ARCHITECTS PTE LTD, with 274 units over up to 9 storeys.
- Developer
- CLIFFMONT PTE LTD
- Architect
- TEAM DESIGN ARCHITECTS PTE LTD
- Main contractor
- ANDO CORPORATION
- Floors
- 9 storeys
- Blocks
- 6
- Land area
- 13,983 sqm (150,512 sqft)
- Gross floor area
- 35,227 sqm (379,180 sqft)
- Plot ratio
- 2.50
What facilities does The Esparis have?
The Esparis has 9 facilities, including Barbeque Area, Clubhouse, Fun pool, Gymnasium room, and more.
What does it cost to own a unit at The Esparis?
Buying a unit at The Esparis (~S$1.38M) needs about S$10,102/mo in income and S$4,648/mo in repayments, after S$39,800 stamp duty and a S$345k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.38M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$39,800
BSD, tiered
Downpayment (25%)
S$345k
cash + CPF
Monthly instalment
S$4,648/mo
30y @ 3.5%
Income required
S$10,102/mo
TDSR @ stress rate
How many property agents are active around The Esparis?
9,322 CEA-registered agents closed at least one recorded deal in District 18 — where The Esparis sits — in the last 12 months, across all property types.
Active agents · 12mo
9,322
District 18 · closed ≥1 deal
Deals on record
43,085
all-time · all property types
Source: CEA public transaction records, attributed to District 18 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about The Esparis? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from The Esparis's own transactions.
PropKakiRecent units at The Esparis sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about The Esparis
Is The Esparis freehold?⌄
No. The Esparis is on a 99-year lease that started in 2002, with about 75 years left.
How old is The Esparis?⌄
The Esparis was completed (obtained TOP) in 2005, so it is about 21 years old.
Is The Esparis a good investment?⌄
Of 283 units at The Esparis that were bought and later resold (bought from 2002, resold up to 2026), 98% sold for more than they were bought for, with a median gain of 68% over a median 8.2-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.7%. Units listed now ask about 7% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is The Esparis an EC?⌄
Yes. The Esparis is an executive condominium (EC).
Who is the developer of The Esparis?⌄
The Esparis was developed by CLIFFMONT PTE LTD.
What is the price of a condo at The Esparis?⌄
Units at The Esparis have recently sold for around S$1.38M (S$1,138 psf), the median of the last 12 URA caveats to Oct 2026. The price depends on size, floor and facing. 21 units are listed for sale from S$1.20M to S$3.00M.
Where is The Esparis located?⌄
The Esparis is at 9A Pasir Ris Drive 4, Singapore 519459, in Pasir Ris (District 18). The nearest MRT station is Pasir Ris MRT, about 253 m away.
How many units are there in The Esparis?⌄
The Esparis has 274 units in 6 blocks, up to 9 storeys high.
How much do I need to earn to buy at The Esparis?⌄
For a unit around S$1.38M as a first home, you'd need roughly S$10,102/mo in income (assessed at the stress-test rate), with repayments near S$4,648/mo after a S$345k (25%) downpayment and S$39,800 Buyer's Stamp Duty.
Are prices at The Esparis going up?⌄
The median price per square foot at The Esparis has risen about 64% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of The Esparis?⌄
White Sands Primary School, Pasir Ris Primary School, Casuarina Primary School are within 1 km of The Esparis. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.