Belysa
Belysa is a 99-year lease (84 yrs left) executive condo development in District 18 (Tampines / Pasir Ris). It has 90 recorded private transactions. Latest sale: $1,360,000 (Sep 2026, 90 sqm, floors 01-05). Median $1,326/sqft. Prices up 34.7% over the period. 84 years lease remaining.
Where Belysa ranks in District 18
All 46 projects ›Median psf over time
Estimate a unit at Belysa
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.21% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,250 | 27 |
| 06-10 | $1,335 | 23 |
| 11-15 | $1,346 | 27 |
| 16-20 | $1,403 | 13 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Sep 2026 | 01-05 | Resale | 90 sqm | $1,360,000 | $1,404 |
| Jul 2026 | 11-15 | Resale | 98 sqm | $1,580,000 | $1,498 |
| Jul 2026 | 11-15 | Resale | 124 sqm | $1,900,000 | $1,424 |
| Jul 2026 | 01-05 | Resale | 90 sqm | $1,410,000 | $1,455 |
| May 2026 | 06-10 | Resale | 77 sqm | $1,170,000 | $1,412 |
| May 2026 | 11-15 | Resale | 124 sqm | $1,800,000 | $1,349 |
| Apr 2026 | 16-20 | Resale | 103 sqm | $1,590,000 | $1,434 |
| Apr 2026 | 06-10 | Resale | 98 sqm | $1,500,000 | $1,422 |
| Apr 2026 | 16-20 | Resale | 113 sqm | $1,738,888 | $1,430 |
| Mar 2026 | 01-05 | Resale | 96 sqm | $1,430,000 | $1,384 |
| Feb 2026 | 06-10 | Resale | 96 sqm | $1,425,000 | $1,379 |
| Feb 2026 | 06-10 | Resale | 101 sqm | $1,638,000 | $1,507 |
| Feb 2026 | 11-15 | Resale | 96 sqm | $1,525,000 | $1,476 |
| Feb 2026 | 11-15 | Resale | 98 sqm | $1,535,000 | $1,455 |
| Jan 2026 | 06-10 | Resale | 77 sqm | $1,160,000 | $1,400 |
| Dec 2025 | 16-20 | Resale | 124 sqm | $1,925,000 | $1,442 |
| Dec 2025 | 16-20 | Resale | 98 sqm | $1,600,000 | $1,517 |
| Nov 2025 | 11-15 | Resale | 98 sqm | $1,518,000 | $1,439 |
| Nov 2025 | 11-15 | Resale | 103 sqm | $1,538,000 | $1,387 |
| Oct 2025 | 06-10 | Resale | 83 sqm | $1,260,000 | $1,410 |
| Oct 2025 | 11-15 | Resale | 98 sqm | $1,470,000 | $1,394 |
| Sep 2025 | 01-05 | Resale | 124 sqm | $1,740,000 | $1,304 |
| Sep 2025 | 11-15 | Resale | 103 sqm | $1,520,000 | $1,371 |
| Aug 2025 | 06-10 | Resale | 132 sqm | $1,935,000 | $1,362 |
| Jul 2025 | 01-05 | Resale | 83 sqm | $1,250,000 | $1,399 |
Belysa is inside the 1 km Primary 1 priority zone for 3 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Belysa, with their median resale psf. Useful for comparing what Belysa costs per square foot against nearby developments.
About Belysa
Belysa in District 18 (Tampines / Pasir Ris) has been a strong performer, with median psf up roughly 34.7% over the period (about 6.2% a year). Its $1,326 psf median tracks close to the District 18 median. It has a regular flow of transactions, with 90 sales between 2021-10 and 2026-09, ranging from $860,000 to $1,935,000. The most recent transaction was a 90 sqm unit (floors 01-05) at $1,360,000 in Sep 2026, and the median is $1,326 psf. Floor level matters here: units on the higher 16-20 band have traded around 12% per square foot above the 01-05 band. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 84 years remaining is 0.9444, an annual lease decay of about 0.21%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Belysa cost?
The most recent transaction at Belysa was $1,360,000 for a 90 sqm unit in 2026-09. The median price is $1,326 per square foot across 90 transactions, ranging from $860,000 to $1,935,000. Data sourced from URA.
Is Belysa freehold or leasehold?
Belysa is on a 99-year lease commencing in 2011, with approximately 84 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.21%.
What is the price per square foot (psf) at Belysa?
The median price at Belysa is $1,326 psf, with transactions ranging from $897 to $1,517 psf. This is based on 90 URA-recorded transactions in District 18.
Have prices at Belysa gone up or down?
Prices at Belysa have increased by approximately 34.7% over the data period (around 6.2% a year). The median price is currently $1,326 psf, with the most recent sale at $1,360,000 in 2026-09.