Oasis @ Elias

The ground under it was tendered in 2007. Both ends of that are public; nobody puts them together.

The land under Oasis @ Elias

HDB put this parcel out to tender and names Oasis @ Elias as what was built on it. Everything below is from that tender: the dates, the winning price, and the 3 bids that came in.

  1. Tender launched25 Oct 2007
  2. Tender closed18 Dec 20073 bids received
  3. Awarded19 Dec 2007CES-Land Pte Ltd
  4. Winning tenderS$104,005,848at least S$2,454 per sq m of gross floor area · at least S$228 per sq ft
Parcel
Pasir Ris S11 Elias Road
Site area
14,126 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
42,379 sq m (max)
Sold as
Condominium

HDB marks this gross floor area as a maximum, so it is the most that could be built and not what was built. The rate above is therefore the lowest the land can have cost per square foot, not the rate itself.

Every bid — all 3, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1CES-Land Pte LtdS$104,005,848—
2Perfect Eagle Pte. Ltd.S$100,360,000S$3,645,848 · 3.5%
3Sim Lian Land Pte LtdS$93,000,000S$11,005,848 · 10.6%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 19 Dec 2007 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Oasis @Elias”. This parcel, from tender to today · Every land sale

What has been filed there since

2007 · the groundS$104,005,848at least S$228 per sq ft of gross floor area
Today · the homes on it$1,087median of 76 filed transactions, 2021-09 to 2026-09

Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.

Year by year, for a median-sized unit

110–120 sqm band. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2021$863 (2)—
2022$960 (9)+11.2%
2023$1,093 (7)+13.9%
2024$1,135 (7)+3.8%
2025$1,167 (6)+2.8%
2026$1,274 (3)+9.2%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it