Belysa
Belysa is a 99-year lease (84 yrs left) executive condo development in District 18 (Tampines / Pasir Ris). It has 91 recorded private transactions. Latest sale: $1,170,000 (May 2026, 77 sqm, floors 06-10). Median $1,289/sqft. Prices up 40.4% 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 | $1,158 | 28 |
| 06-10 | $1,330 | 24 |
| 11-15 | $1,336 | 26 |
| 16-20 | $1,403 | 13 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| 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 | 06-10 | Resale | 98 sqm | $1,500,000 | $1,422 |
| Apr 2026 | 16-20 | Resale | 103 sqm | $1,590,000 | $1,434 |
| 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 | 101 sqm | $1,638,000 | $1,507 |
| Feb 2026 | 11-15 | Resale | 96 sqm | $1,525,000 | $1,476 |
| Feb 2026 | 06-10 | Resale | 96 sqm | $1,425,000 | $1,379 |
| 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 |
| Jun 2025 | 06-10 | Resale | 90 sqm | $1,370,000 | $1,414 |
| Jun 2025 | 16-20 | Resale | 96 sqm | $1,465,000 | $1,418 |
| May 2025 | 11-15 | Resale | 113 sqm | $1,628,000 | $1,338 |
| May 2025 | 11-15 | Resale | 124 sqm | $1,780,000 | $1,334 |
About Belysa
Belysa is a 99-year leasehold development with its lease commencing in 2011 and about 84 years remaining in District 18 (Tampines / Pasir Ris), within the Outside Central Region of Singapore. It sees regular transaction activity, with 91 recorded executive condominium transactions between 2021-06 and 2026-05, ranging from $830,000 to $1,935,000. The most recent transaction was a 77 sqm unit (floors 06-10) sold for $1,170,000 in 2026-05, and the median price is $1,289 per square foot. Prices here have risen sharply, by about 40.4% over the period (around 7.1% a year). Under Bala's Table (the Singapore Land Authority leasehold valuation model), the leasehold 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 $1,170,000 for a 77 sqm unit in 2026-05. The median price is $1,289 per square foot across 91 transactions, ranging from $830,000 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 $1,289 psf, with transactions ranging from $874 to $1,517 psf. This is based on 91 URA-recorded transactions in District 18.
Have prices at Belysa gone up or down?
Prices at Belysa have increased by approximately 40.4% over the data period (around 7.1% a year). The median price is currently $1,289 psf, with the most recent sale at $1,170,000 in 2026-05.