The Esparis
The Esparis is a 99-year lease (75 yrs left) executive condo development in District 18 (Tampines / Pasir Ris). It has 42 recorded private transactions. Latest sale: $1,365,000 (Jul 2026, 110 sqm, floors 01-05). Median $1,090/sqft. Prices up 43.8% over the period. 75 years lease remaining.
Where The Esparis ranks in District 18
All 46 projects ›Median psf over time
Estimate a unit at The Esparis
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 0.29% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,065 | 25 |
| 06-10 | $1,115 | 17 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jul 2026 | 01-05 | Resale | 110 sqm | $1,365,000 | $1,153 |
| Jul 2026 | 06-10 | Resale | 109 sqm | $1,335,000 | $1,138 |
| Jun 2026 | 01-05 | Resale | 118 sqm | $1,300,000 | $1,024 |
| Jun 2026 | 06-10 | Resale | 109 sqm | $1,450,000 | $1,236 |
| Mar 2026 | 06-10 | Resale | 120 sqm | $1,458,000 | $1,129 |
| Mar 2026 | 06-10 | Resale | 109 sqm | $1,400,000 | $1,193 |
| Feb 2026 | 01-05 | Resale | 110 sqm | $1,335,000 | $1,128 |
| Feb 2026 | 01-05 | Resale | 117 sqm | $1,388,000 | $1,102 |
| Feb 2026 | 01-05 | Resale | 100 sqm | $1,260,000 | $1,171 |
| Jan 2026 | 01-05 | Resale | 118 sqm | $1,330,000 | $1,047 |
| Sep 2025 | 01-05 | Resale | 120 sqm | $1,387,000 | $1,074 |
| Aug 2025 | 01-05 | Resale | 110 sqm | $1,310,000 | $1,106 |
| Jul 2025 | 01-05 | Resale | 110 sqm | $1,300,000 | $1,098 |
| Jul 2025 | 01-05 | Resale | 117 sqm | $1,480,000 | $1,175 |
| Jun 2025 | 06-10 | Resale | 123 sqm | $1,520,000 | $1,148 |
| Jun 2025 | 06-10 | Resale | 225 sqm | $2,350,000 | $970 |
| Apr 2025 | 01-05 | Resale | 109 sqm | $1,250,000 | $1,065 |
| Feb 2025 | 01-05 | Resale | 110 sqm | $1,300,000 | $1,098 |
| Feb 2025 | 01-05 | Resale | 109 sqm | $1,295,000 | $1,104 |
| Dec 2024 | 06-10 | Resale | 110 sqm | $1,355,000 | $1,144 |
| Oct 2024 | 06-10 | Resale | 110 sqm | $1,378,000 | $1,164 |
| Sep 2024 | 01-05 | Resale | 123 sqm | $1,470,000 | $1,110 |
| Jul 2024 | 01-05 | Resale | 109 sqm | $1,315,000 | $1,121 |
| Jun 2024 | 06-10 | Resale | 136 sqm | $1,705,000 | $1,165 |
| May 2024 | 06-10 | Resale | 120 sqm | $1,440,000 | $1,115 |
The Esparis 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 The Esparis, with their median resale psf. Useful for comparing what The Esparis costs per square foot against nearby developments.
About The Esparis
Prices at The Esparis in District 18 (Tampines / Pasir Ris) have risen sharply, up about 43.8% over the data window (around 7.7% a year). Its $1,090 psf median sits about 14% below the District 18 median, cheaper than about 72% of projects there. It has a regular flow of transactions, with 42 sales between 2021-08 and 2026-07, ranging from $895,000 to $2,350,000. The most recent transaction was a 110 sqm unit (floors 01-05) at $1,365,000 in Jul 2026, and the median is $1,090 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 75 years remaining is 0.9242, an annual lease decay of about 0.29%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at The Esparis cost?
The most recent transaction at The Esparis was $1,365,000 for a 110 sqm unit in 2026-07. The median price is $1,090 per square foot across 42 transactions, ranging from $895,000 to $2,350,000. Data sourced from URA.
Is The Esparis freehold or leasehold?
The Esparis is on a 99-year lease commencing in 2002, with approximately 75 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.29%.
What is the price per square foot (psf) at The Esparis?
The median price at The Esparis is $1,090 psf, with transactions ranging from $755 to $1,236 psf. This is based on 42 URA-recorded transactions in District 18.
Have prices at The Esparis gone up or down?
Prices at The Esparis have increased by approximately 43.8% over the data period (around 7.7% a year). The median price is currently $1,090 psf, with the most recent sale at $1,365,000 in 2026-07.