Belysa
Belysa is an executive condominium in District 18 (Tampines / Pasir Ris), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,423 psf from 22 sales.
At a glance
- District
- District 18 (Tampines / Pasir Ris)
- Region
- Outside Central Region
- Type
- Executive Condominium
- Tenure
- 99-year lease from 2011, about 84 years left
- Completed
- 2014, about 12 years old
What the prices say
The median home in Belysa sold for S$1,530,000: the middle of 22 sales in the 12 months to August 2026.
That is about the same as the middle condo project in District 18 (Tampines / Pasir Ris) (S$1,407 psf, across 41 projects), within 2%. By price per square foot it ranks 19th of the 40 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$956 psf in 2021 (20 sales) and S$1,427 psf in 2026 so far (14 sales), up about 49%. The highest year in the record was 2025 at S$1,394 psf.
Floor made little difference: floors 16 to 20 sold at S$1,424 psf against S$1,386 psf on floors 1 to 5 (24 months).
By unit size (24 months): 600 to 899 sq ft at S$1,400 psf, 900 to 1,199 sq ft at S$1,402 psf and 1,200 to 1,499 sq ft at S$1,334 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 18 (Tampines / Pasir Ris) whose median over the last 12 months is closest to Belysa's S$1,423 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,414 psf, about the same as Belysa (within 1%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Belysa | S$1,423 psf | 22 |
| Ripple Bay | S$1,431 psf | 39 |
| Nv Residences | S$1,414 psf | 22 |
| Arc at Tampines | S$1,407 psf | 28 |
What sells here
22 homes sold in the last 12 months, down from 26 in the 12 months before.
The most common size was 900 to 1,199 sq ft, with 29 of the 48 sales in the last 24 months, well over half.
None of the 48 sales in the last 24 months were first sales of new units: all 48 were resales.
The first new sale in our records was in June 2011.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,900 a month (22 contracts). The district's median across every contract was S$3,600, so rents here ran noticeably above it: about 8% higher.
Over the 24 months the median rent was S$4,000 (44 contracts), about the same as the latest 12 months, within 3%.
By bedrooms: 3 bedrooms S$3,800 (21). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (13 rentals and 14 resale or sub-sale transactions) gives a gross yield estimate of 3.1%: a median rent of S$4,000 a month against a median price of S$1,522,500. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
22 other projects in District 18 (Tampines / Pasir Ris) were completed within 5 years of Belysa and have a price. Their middle price was S$1,479 psf, so Belysa sold a little below projects of a similar age: about 4% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Belysa. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Belysa?
S$1,423 psf in the 12 months to August 2026, from 22 sales. For the median home that is S$1,530,000.
How many homes sold in Belysa?
22 in the last 12 months and 48 in the last 24 months, across all sale types.
What do homes in Belysa rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$3,900 a month, from 22 contracts.
What is the rental yield in Belysa?
Between 3.1% and 3.1% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Belysa?
It is a 99-year lease from 2011, which leaves about 84 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,423 psf | S$1,530,000 | 22 |
| Last 24 months | S$1,394 psf | S$1,497,500 | 48 |
| Last 5 years | S$1,304 psf | S$1,430,000 | 91 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$956 psf | 20 |
| 2022 | S$1,085 psf | 15 |
| 2023 | S$1,211 psf | 14 |
| 2024 | S$1,346 psf | 19 |
| 2025 | S$1,394 psf | 21 |
| 2026 (to August) | S$1,427 psf | 14 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,386 psf | 10 |
| Floors 6 to 10 | S$1,394 psf | 15 |
| Floors 11 to 15 | S$1,387 psf | 15 |
| Floors 16 to 20 | S$1,424 psf | 8 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 600 to 899 sq ft | S$1,400 psf | 6 |
| 900 to 1,199 sq ft | S$1,402 psf | 29 |
| 1,200 to 1,499 sq ft | S$1,334 psf | 13 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Belysa, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$3,900 a month | 22 |
| Last 24 months | S$4,000 a month | 44 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | Under 5 contracts | 0 | Under 5 contracts |
| 3 bedrooms | S$3,800 a month | 21 | S$4,000 a month |
| 4 or more bedrooms | Under 5 contracts | 1 | Under 5 contracts |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 18 (Tampines / Pasir Ris)
- Rents for every district, by size
- Rent against price for Belysa, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Belysa, with a likely range and the recent sales behind it. Sign in is free.
Open Belysa in Condo AtlasOther condos in District 18 (Tampines / Pasir Ris)
- Citylife@tampines
- Coco Palms
- D'Nest
- Double Bay Residences
- Eastpoint Green
- Eastvale
- Elias Green
- Livia
- Melville Park
- Modena
- My Manhattan
- Nv Residences
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.