The Esparis
The Esparis 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$1,129 psf from 11 sales.
At a glance
- District
- District 18 (Tampines / Pasir Ris)
- Region
- Outside Central Region
- Type
- Executive Condominium
- Tenure
- 99-year lease from 2002, about 75 years left
- Completed
- 2005, about 21 years old
What the prices say
The median home in The Esparis sold for S$1,365,000: the middle of 11 sales in the 12 months to August 2026.
That is well below the middle condo project in District 18 (Tampines / Pasir Ris), which sold at S$1,407 psf across 41 projects: about 20% lower. By price per square foot it ranks 35th 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$766 psf in 2021 (20 sales) and S$1,134 psf in 2026 so far (10 sales), up about 48%. The highest year in the record was 2024 at S$1,118 psf.
Higher floors sold for more here: floors 6 to 10 at S$1,146 psf against S$1,103 psf on floors 1 to 5, about 4% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,138 psf and 1,200 to 1,499 sq ft at S$1,106 psf. Price per square foot was similar across sizes.
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 The Esparis' S$1,129 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,115 psf, about the same as The Esparis (within 2%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| The Esparis | S$1,129 psf | 11 |
| Whitewater | S$1,115 psf | 21 |
| Simei Green Condominium | S$1,098 psf | 19 |
| Eastpoint Green | S$1,180 psf | 25 |
What sells here
11 homes sold in the last 12 months, the same as the 11 in the 12 months before.
The most common size was 900 to 1,199 sq ft, with 13 of the 22 sales in the last 24 months, close to half.
None of the 22 sales in the last 24 months were first sales of new units: all 22 were resales.
The first new sale in our records was in January 2002.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,400 a month (22 contracts). The district's median across every contract was S$3,600, so rents here ran well above it: about 22% higher.
Over the 24 months the median rent was S$4,300 (50 contracts), about the same as the latest 12 months, within 3%.
By bedrooms: 3 bedrooms S$4,350 (18). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (8 rentals and 6 resale or sub-sale transactions) gives a gross yield estimate of 3.5%: a median rent of S$3,950 a month against a median price of S$1,350,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 2 size ranges the estimate runs from 3.5% to 4.0%.
1,200 to 1,499 sq ft: 4.0% (rent S$4,600 a month, price S$1,387,000).
Age and lease
6 other projects in District 18 (Tampines / Pasir Ris) were completed within 5 years of The Esparis and have a price. Their middle price was S$1,223 psf, so The Esparis sold a little below projects of a similar age: about 8% 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 The Esparis. 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 The Esparis?
S$1,129 psf in the 12 months to August 2026, from 11 sales. For the median home that is S$1,365,000.
How many homes sold in The Esparis?
11 in the last 12 months and 22 in the last 24 months, across all sale types.
What do homes in The Esparis rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,400 a month, from 22 contracts.
What is the rental yield in The Esparis?
Between 3.5% and 4.0% 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 The Esparis?
It is a 99-year lease from 2002, which leaves about 75 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$1,129 psf | S$1,365,000 | 11 |
| Last 24 months | S$1,119 psf | S$1,360,000 | 22 |
| Last 5 years | S$1,095 psf | S$1,335,000 | 41 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$766 psf | 20 |
| 2022 | S$879 psf | 6 |
| 2023 | S$1,006 psf | 7 |
| 2024 | S$1,118 psf | 8 |
| 2025 | S$1,098 psf | 9 |
| 2026 (to August) | S$1,134 psf | 10 |
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$1,103 psf | 14 |
| Floors 6 to 10 | S$1,146 psf | 8 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,138 psf | 13 |
| 1,200 to 1,499 sq ft | S$1,106 psf | 8 |
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 The Esparis, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,400 a month | 22 |
| Last 24 months | S$4,300 a month | 50 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | Under 5 contracts | 1 | Under 5 contracts |
| 3 bedrooms | S$4,350 a month | 18 | S$4,250 a month |
| 4 or more bedrooms | Under 5 contracts | 3 | S$5,000 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 The Esparis, 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 The Esparis, with a likely range and the recent sales behind it. Sign in is free.
Open The Esparis in Condo AtlasOther condos in District 18 (Tampines / Pasir Ris)
- The Palette
- The Santorini
- The Tampines Trilliant
- The Tapestry
- The Tropica
- Treasure at Tampines
- Tropical Spring
- Vue 8 Residence
- Watercolours
- Waterview
- Whitewater
- Arc at Tampines
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.