Livia
Livia is a condominium in District 18 (Tampines / Pasir Ris), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,329 psf from 35 sales.
At a glance
- District
- District 18 (Tampines / Pasir Ris)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2008, about 81 years left
- Completed
- 2011, about 15 years old
What the prices say
The median home in Livia sold for S$1,760,000: the middle of 35 sales in the 12 months to August 2026.
That is a little below the middle condo project in District 18 (Tampines / Pasir Ris), which sold at S$1,407 psf across 41 projects: about 6% lower. By price per square foot it ranks 24th 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$927 psf in 2021 (39 sales) and S$1,348 psf in 2026 so far (29 sales), up about 45%. The highest year in the record was 2025 at S$1,297 psf.
Higher floors sold for more here: floors 11 to 15 at S$1,360 psf against S$1,250 psf on floors 1 to 5, about 9% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,299 psf, 1,200 to 1,499 sq ft at S$1,302 psf and 1,500 sq ft and over at S$1,351 psf. Larger homes cost more per square foot than smaller 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 Livia's S$1,329 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,309 psf, about the same as Livia (within 2%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Livia | S$1,329 psf | 35 |
| Ris Grandeur | S$1,320 psf | 10 |
| The Tropica | S$1,309 psf | 11 |
| Sea Horizon | S$1,304 psf | 34 |
What sells here
35 homes sold in the last 12 months, up from 28 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 28 of the 63 sales in the last 24 months.
None of the 63 sales in the last 24 months were first sales of new units: all 63 were resales.
The first new sale in our records was in July 2008.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,500 a month (66 contracts). The district's median across every contract was S$3,600, so rents here ran well above it: about 25% higher.
Over the 24 months the median rent was S$4,300 (135 contracts). The latest 12 months ran a little above that: about 5% higher. The two periods overlap, so this shows direction and not a clean year-on-year change.
By bedrooms: 2 bedrooms S$3,500 (19), 3 bedrooms S$4,600 (36) and 4 or more bedrooms S$5,500 (11). The figure in brackets is the number of contracts.
Setting rent against price for 1,200 to 1,499 sq ft homes (34 rentals and 16 resale or sub-sale transactions) gives a gross yield estimate of 3.1%: a median rent of S$4,600 a month against a median price of S$1,750,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 3 size ranges the estimate runs from 3.0% to 3.4%.
900 to 1,199 sq ft: 3.4% (rent S$3,500 a month, price S$1,230,000) and 1,500 sq ft and over: 3.0% (rent S$5,500 a month, price S$2,200,000).
Age and lease
17 other projects in District 18 (Tampines / Pasir Ris) were completed within 5 years of Livia and have a price. Their middle price was S$1,423 psf, so Livia sold a little below projects of a similar age: about 7% 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 Livia. 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 Livia?
S$1,329 psf in the 12 months to August 2026, from 35 sales. For the median home that is S$1,760,000.
How many homes sold in Livia?
35 in the last 12 months and 63 in the last 24 months, across all sale types.
What do homes in Livia rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,500 a month, from 66 contracts.
What is the rental yield in Livia?
Between 3.0% and 3.4% 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 Livia?
It is a 99-year lease from 2008, which leaves about 81 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$1,329 psf | S$1,760,000 | 35 |
| Last 24 months | S$1,322 psf | S$1,760,000 | 63 |
| Last 5 years | S$1,177 psf | S$1,530,000 | 164 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$927 psf | 39 |
| 2022 | S$1,056 psf | 42 |
| 2023 | S$1,162 psf | 25 |
| 2024 | S$1,224 psf | 29 |
| 2025 | S$1,297 psf | 24 |
| 2026 (to August) | S$1,348 psf | 29 |
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$1,250 psf | 28 |
| Floors 6 to 10 | S$1,339 psf | 18 |
| Floors 11 to 15 | S$1,360 psf | 17 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,299 psf | 11 |
| 1,200 to 1,499 sq ft | S$1,302 psf | 28 |
| 1,500 sq ft and over | S$1,351 psf | 22 |
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 Livia, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,500 a month | 66 |
| Last 24 months | S$4,300 a month | 135 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$3,500 a month | 19 | S$3,500 a month |
| 3 bedrooms | S$4,600 a month | 36 | S$4,500 a month |
| 4 or more bedrooms | S$5,500 a month | 11 | S$5,350 a month |
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 Livia, 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 Livia, with a likely range and the recent sales behind it. Sign in is free.
Open Livia in Condo AtlasOther condos in District 18 (Tampines / Pasir Ris)
- Melville Park
- Modena
- My Manhattan
- Nv Residences
- Oasis @ Elias
- Parc Central Residences
- Parktown Residence
- Pasir Ris 8
- Pasir Ris Garden
- Pinevale
- Q Bay Residences
- Ripple Bay
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.