Completed 2011

Livia

D18 · Pasir Ris / Tampines · 71 Pasir Ris Grove

A 724-unit condo in D18, completed in 2011, on a 99-year lease from 2008 with about 80 years left. Developed by Hong Realty (Private) Pte Ltd.

Source: Condo master (URA caveats); URA transactions, Nov 2026

80 yrs

Lease left

$1,334

Avg $psf, 12 months

Sales, 12 months

2011

Completed

Floor plans → Site plan → E-brochure (PDF) →

What brings you to Livia?

Buying here? Get a second opinion. 3-bedders here sold for $1.45M to $1.88M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

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Get a second opinion

02 — Prices

Livia prices

Last 12 months

Sales

$1,334

Average $psf

$1,151 – $1,474

$psf range

$1.1M – $2.39M

Price range

By bedroom type

Last 12 months

TypeSalesAvg $psfPrice rangeSize

2-Bedroom6 sales$1,308 psf$1.1M – $1.38M883–1,152 sq ft

3-Bedroom16 sales$1,302 psf$1.45M – $1.88M1,259–1,410 sq ft

4-Bedroom11 sales$1,393 psf$1.97M – $2.39M1,539–1,927 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size

Last 12 months

SizeSalesAvg $psfAvg pricePrice range

700–899 sq ft1 sale$1,246 psf$1.1M

900–1,099 sq ft5 sales$1,337 psfAvg $1.22M$1.17M – $1.28M

1,100–1,299 sq ft6 sales$1,233 psfAvg $1.53M$1.38M – $1.71M

1,300–1,599 sq ft22 sales$1,366 psfAvg $1.96M$1.65M – $2.27M

1,600–1,999 sq ft1 sale$1,240 psf$2.39M

Average $psf by year

In 2025, sales here averaged $1,295 psf, 30% below the D18 average of $1,862 psf for private homes (condos, apartments and ECs).

This condoD18 average

$2,000 $1,350 $700

$912

2015’15

$817

2016’16

$806

2017’17

$855

2018’18

$860

2019’19

$852

2020’20

$938

2021’21

$1,055

2022’22

$1,165

2023’23

$1,233

2024’24

$1,295

2025’25

$1,334

2026’26

Show as a table

Year	This condo	D18 average
2026	$1,334	$1,670
2025	$1,295	$1,862
2024	$1,233	$1,416
2023	$1,165	$1,344
2022	$1,055	$1,222
2021	$938	$1,192
2020	$852	$1,172
2019	$860	$1,197
2018	$855	$1,122
2017	$806	$952
2016	$817	$976
2015	$912	$897

Sales by year

1,271 sales since 2008; the busiest year was 2008 with 310. The 2026 bar covers Jan–Nov.

New saleSub saleResale

400

200

Show as a table

Year	New sale	Sub sale	Resale	Total
2026	0	0	33	33
2025	0	0	24	24
2024	0	0	29	29
2023	0	0	25	25
2022	0	0	42	42
2021	0	0	39	39
2020	0	0	25	25
2019	0	0	20	20
2018	0	0	42	42
2017	0	0	34	34
2016	0	0	19	19
2015	0	0	11	11
2014	0	0	22	22
2013	0	0	24	24
2012	0	28	12	40
2011	0	121	0	121
2010	72	54	0	126
2009	283	2	0	285
2008	310	0	0	310

Sales in the last two years

59 sales, newest first. Units show the floor only.

DateUnitSizePrice$psfType

15 Oct 2026#02-XX1,539 sq ft · 4-Bedroom$1.97M$1,280 psfResale

8 Oct 2026#03-XX1,410 sq ft · 3-Bedroom$1.88M$1,333 psfResale

21 Sep 2026#03-XX1,346 sq ft · 3-Bedroom$1.82M$1,352 psfResale

18 Sep 2026#11-XX915 sq ft · 2-Bedroom$1.28M$1,399 psfResale

17 Aug 2026#06-XX1,539 sq ft · 4-Bedroom$2.18M$1,416 psfResale

14 Aug 2026#04-XX1,539 sq ft · 4-Bedroom$2.08M$1,351 psfResale

11 Aug 2026#04-XX1,539 sq ft · 4-Bedroom$2.2M$1,429 psfResale

24 Jul 2026#02-XX1,324 sq ft · 3-Bedroom$1.75M$1,322 psfResale

23 Jul 2026#03-XX1,346 sq ft · 3-Bedroom$1.78M$1,323 psfResale

17 Jul 2026#11-XX1,539 sq ft · 4-Bedroom$2.27M$1,474 psfResale

Show all 59 sales

Compared with nearby condos

Compared with D18 and the five nearest similar condos · average $psf and price, all unit sizes

LiviaThis condo · 99-yr from 2008 · 33 sales, last 12 months $1,334 psfavg $1.79M

D18 medianAll condo sales, last 12 months $1,729 psfavg $1.75M

Nv Residences120 m · 2013 · 99-yr from 2008 · 17 sales $1,438 psfavg $1.34M Elias Green120 m · 1994 · 99-yr from 1991 · 9 sales $973 psfavg $1.5M Belysa240 m · 2014 · 99-yr from 2011 · 19 sales $1,419 psfavg $1.56M Coco Palms280 m · 2018 · 99-yr from 2008 · 52 sales $1,688 psfavg $1.65M The Palette290 m · 2015 · 99-yr from 2010 · 35 sales $1,565 psfavg $1.61M

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.

03 — Rent

Livia rent

Leases starting Sep 2025–Aug 2026

Leases

$4,500

Median rent a month

$1.79M

Avg sale price, 12 months

3.0%

Est. gross yield

D18 median rent: $3,600 a month; est. gross yield 2.5%.

By bedroom type

TypeLeasesMedian rentMiddle halfD18 medianEst. yield

2-Bedroom19 leases$3,500 median$3,300 – $3,500D18 $3,5003.4% yield

3-Bedroom36 leases$4,600 median$4,200 – $4,850D18 $4,3003.2% yield

4-Bedroom10 leases$5,500 median$5,200 – $5,875D18 $5,5003.0% yield

Rent and yield compared with nearby condos

Est. gross yield, with median rent a month · nearest condos with 5+ leases

LiviaThis condo · 99-yr from 2008 · 66 leases 3.0%$4,500 median rent

D18 medianAll condo leases, same months 2.5%$3,600 median rent

Nv Residences120 m · 2013 · 99-yr from 2008 · 123 leases 3.1%$3,500 median rent Elias Green120 m · 1994 · 99-yr from 1991 · 40 leases 3.5%$4,350 median rent Belysa240 m · 2014 · 99-yr from 2011 · 22 leases 3.0%$3,900 median rent Coco Palms280 m · 2018 · 99-yr from 2008 · 247 leases 2.5%$3,500 median rent The Palette290 m · 2015 · 99-yr from 2010 · 186 leases 2.8%$3,800 median rent

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease

80years left of 99

2008Ends 2107

99-year lease from 7 Jan 2008. About 80 years remain as of Nov 2026.

Source: Condo master (URA caveats)

05 — Unit mix

Livia floor plans by bedroom type

18 layouts, from a 883 sq ft 2-bedroom to a 2,594 sq ft 5-bedroom. Pick a type to see its floor plans.

Bedroom typeLayoutsSize range

2-Bedroom 3 883 – 1,152 sq ft 3 layouts · 883 – 1,152 sq ft

A2 · A2(p)883 sq ft A1 · A1(p)883 sq ft B1 · B1(p)915 sq ft

3-Bedroom 9 1,259 – 1,744 sq ft 9 layouts · 1,259 – 1,744 sq ft

D2b · D2b(p)1,346 sq ft D2a · D2a(p)1,346 sq ft D1b · D1b(p)1,324 sq ft D1a · D1a(p)1,324 sq ft C21,270 sq ft C1b · C1b(p)1,259 sq ft C1a · C1a(p)1,259 sq ft D3 · D3(p)1,410 sq ft

4-Bedroom 4 1,539 – 2,422 sq ft 4 layouts · 1,539 – 2,422 sq ft

E2 · E2(p)1,539 sq ft E1 · E1(p)1,539 sq ft F1b2,422 sq ft F1a2,422 sq ft

5-Bedroom 2 2,594 sq ft 2 layouts · 2,594 sq ft

F2b2,594 sq ft F2a2,594 sq ft

Source: Developer floor plans; bedroom counts read by Stacked

06 — Location

Near Livia

MRT stations

EW Pasir Ris 770 m · 9 min walk

DT Tampines 3.6 km · 43 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools

Within 1 km

Elias Park Primary School 290 m · 15 min walk

Park View Primary School 800 m · 13 min walk

Within 2 km

Meridian Primary School 1.1 km · 13 min walk

Angsana Primary School 1.2 km · 37 min walk

Casuarina Primary School 1.4 km · 34 min walk

Tampines North Primary School 1.5 km · 39 min walk

Gongshang Primary SchoolPopular 1.8 km · 45 min walk

Poi Ching SchoolPopular 1.9 km · 47 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities

Park Pasir Ris Park 1.5 km · 18 min

Clinic Pinnacle Family Clinic (Pasir Ris) 1.1 km · 13 min

Supermarket Sheng Siong 1.7 km · 21 min

Hawker centre Pasir Ris Central Hawker Centre 1.9 km · 23 min

Map of the area around Livia, with nearby MRT stations and primary schools — Map data © OpenStreetMap contributors

Source: OneMap walking routes, Nov 2026

07 — Nearby

Condos and supply around Livia

Closest condos

Nv Residences120 m · 2013 · 99-yr from 2008 avg $1.34M$1,438 psf Elias Green120 m · 1994 · 99-yr from 1991 avg $1.5M$973 psf Belysa240 m · 2014 · 99-yr from 2011 avg $1.56M$1,419 psf Coco Palms280 m · 2018 · 99-yr from 2008 avg $1.65M$1,688 psf

New launches within 2 km

Aurelle of Tampines450 m · 99-yr avg $2M$1,930 psf Parktown Residence810 m · 99-yr avg $3M$2,322 psf Coastal Cabana Ec1.6 km · 99-yr

Source: URA transactions; OneMap distances, Nov 2026

08 — From Stacked

Questions about Livia

How many years are left on the lease at Livia?

About 80 years. It is a 99-year lease from 2008.

When was Livia completed?

2011.

How many units does Livia have?

724 units, up to 16 storeys.

What sizes are the 2-bedroom units?

883 to 1,152 sq ft across three layouts.

What is the price psf at Livia?

33 sales in the last 12 months averaged $1,334 psf, ranging from $1,151 to $1,474 psf.

What did the latest sale go for?

A 1,539 sq ft unit sold for $1.97M ($1,280 psf) on 15 Oct 2026.

How much is the rent at Livia?

Leases starting Sep 2025–Aug 2026 had a median rent of $4,500 a month ($3,500 for a 2-bedroom, $4,600 for a 3-bedroom and $5,500 for a 4-bedroom). That is an estimated gross yield of about 3.0%, before costs.

What is the nearest MRT station?

Pasir Ris (EW), a 9-minute walk (770 m). Tampines (DT) is 3.6 km away.

Which primary schools are within 1 km?

Elias Park Primary School, 290 m away and Park View Primary School, 800 m away.

Who developed Livia?

Hong Realty (Private) Pte Ltd.

Answers generated from the data on this page, Nov 2026

Livia

Livia prices

Livia rent

Livia floor plans by bedroom type

Near Livia

Condos and supply around Livia

Read more about Livia

Questions about Livia