This Upcoming 710-Unit Executive Condo In Pasir Ris Will Be One To Watch For Families
If you told me a few years ago that a new EC would be right opposite Downtown East, I’d probably have waited a bit before buying my place. Downtown East is where I picture teen birthday parties, drenched children at Wild Wild Wet, and the unmistakable smell of BBQ smoke wafting through chalets. It really is living next to a resort; so it’s exciting that – for the first time in more than a decade – a brand-new EC is heading to this corner of the East.
The Jalan Loyang Besar EC site, launched under the GLS programme and recently awarded to Qingjian Realty, will soon bring 710 new EC units to the area:
What is it?
A brand-new Executive Condo (EC) project, the first in Pasir Ris in over 10 years. It’s sitting on a 99-year leasehold site directly across from Downtown East.
How big?
The site spans about 28,405 sqm and could yield around 710 units, making it one of the larger ECs in recent years.
Who’s behind it?
The site was snapped up for $557 million by a trio of developers: Qingjian Realty, Forsea Holdings, and ZACD Group. They have a number of famous projects under their belts, like JadeScape, Le Quest, and iNz Residence; so I expect good layouts and finishing.
When’s it coming?
Expected to launch in early 2026.
Not just another mall: Downtown East is a family hotspot
There was a time, not that long ago, when if someone said “weekend plans in the East,” our family was probably booking a chalet at Downtown East. There have been so many cousins’ birthdays here that they all blur together; and I know for my colleagues it’s been a place for a church camp, a school gathering, or a weekend BBQ where someone will forget the charcoal. And these places are getting rarer.
And if you’re raising kids (or planning to), you’re well-covered here. Nearby schools include Pasir Ris Primary, Casuarina Primary, Hai Sing Catholic, and Pasir Ris Crest Secondary. While we need to wait for the actual postal code to check for the magic one-kilometre distance, all are within a short driving or cycling distance.
It’s been some time since we last saw a new EC in Pasir Ris
You’d think Pasir Ris, with its beaches, big parks, etc., would have more HDB upgrader options. By that, I mean ECs, which are subsidised and hence more affordable in 2025. But ECs in Pasir Ris have been practically nonexistent.
The last launch here was Sea Horizon in 2013, and before that, Watercolours in 2012. That’s more than a decade without a single new EC in this part of Singapore.
So if you’re an HDB upgrader in Pasir Ris, your options have been pretty bleak:
(1) Cross your fingers and fight for a resale EC unit, or
(2) Move somewhere completely unfamiliar, and possibly far from your support network.
Neither is great when you’ve built your life in this part of the East.
That’s why the Jalan Loyang Besar site is such a big deal: there’s years of pent-up demand from Pasir Ris upgraders. The developers have probably sensed that too: the top bid came in at $729 psf ppr, a record for EC land in the east, and a sign that they’re optimistic about the 2026 market here (which is likely when the EC will start selling).
It’s also a little strange that a family-centric area like Pasir Ris has gone this long without a new EC. Especially when you consider how many owners here have seen solid appreciation on their HDB flats or older condos, but are still mindful of the budget. This EC could be the sweet spot: a home upgrade without stretching to full-blown private condo prices.
But is it too fringe?
There’s a shuttle bus between Downtown East and the Pasir Ris MRT station, so the EC across the road won’t have issues getting there. I suppose you could also walk to the Pasir Ris station (EWL), but it might be a bit far for older folks, and you probably wouldn’t want younger kids going that far on foot.
There are convenient bus stops just outside the development (around Downtown East on Pasir Ris Drive 3), so I’d probably use these quite heavily if I stayed here – there are multiple routes including 3, 5, 6, 12, 17, 21, 89, 354, and 358. Service 3 links Pasir Ris to Tampines and Punggol, Service 12 goes towards the city via Katong, and local feeders like 354/358 loop within Pasir Ris.
By the way, in the distant future (2030), Pasir Ris MRT is also going to link to the new Cross Island Line (CRL). This will improve east-west travel a fair bit; so while the trip will still be far, at least you can reach Loyang, Hougang, Ang Mo Kio, etc., a bit faster and without having to change trains.
Shopping and entertainment will be on par with a mature estate
Downtown East is the most immediate amenity across the road. Besides the fun stuff like the water park, there’s an NTUC FairPrice on level 2 of E!Hub here, as well as a cinema and a 10,000 sq ft indoor playground for your kids. Think of it as an extension of your “backyard” since it’s so close.
But that aside, the old heartland mall for Pasir Ris, White Sands, is near the Pasir Ris MRT station. It also has an NTUC FairPrice in the basement, and the Pasir Ris Public Library (on the top floor). I have seen a few kids’ events at this library, so it’s a good way to get your children off their screens on weekends.
The current buzz though, is the new Pasir Ris Mall at Pasir Ris Central. It just has its grand opening in July this year, and it has over 150 retail and dining outlets, and a Cold Storage, UNIQLO, and the Pasir Ris Polyclinic on the ground floor (I’m told the polyclinic portion actually opened before the mall’s grand opening; it was apparently running in 2024.)
It’s fantastic, but at the end of the day, it’s not just about the price psf or how many stops you are to the CBD
It’s about whether the place feels like home, and this EC is planted right in the middle of a place full of memories for many of us. I know it’s not as glamorous as some areas like Katong, but Pasir Ris has its own magic for families. So if you’ve been waiting for a place in the East that makes sense for your next chapter, the timing may be just right, as 2026 rolls around.
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