Stratum

The ground under it was tendered in 2012. Both ends of that are public; nobody puts them together.

The land under Stratum

HDB put this parcel out to tender and names Stratum as what was built on it. Everything below is from that tender: the dates, the winning price, and the 9 bids that came in.

  1. Tender launched15 Feb 2012
  2. Tender closed11 Apr 20129 bids received
  3. Awarded13 Apr 2012Elitist Development Pte Ltd
  4. Winning tenderS$165,888,333S$5,081 per sq m of gross floor area · S$472 per sq ft
Parcel
Pasir Ris S4a Elias Road/ Pasir Ris Drive 3
Site area
23,322 sq m
Lease
99 yrs
Plot ratio
1.4
Gross floor area
32,651 sq m
Sold as
Condominium
Every bid — all 9, 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
1Elitist Development Pte LtdS$165,888,333—
2OUE Reef Development Pte. Ltd.S$139,000,000S$26,888,333 · 16.2%
3Singland Development Pte. Ltd.S$133,648,000S$32,240,333 · 19.4%
4Strategic Developments Pte LtdS$126,800,000S$39,088,333 · 23.6%
5Frasers Centrepoint LimitedS$123,400,000S$42,488,333 · 25.6%
6EL DevelopmentS$123,100,000S$42,788,333 · 25.8%
7First Changi Development Pte LtdS$112,200,000S$53,688,333 · 32.4%
8Capital Development Pte Ltd / Qinghe Pte LtdS$112,000,000S$53,888,333 · 32.5%
9Santarli Corporation Pte LtdS$108,980,000S$56,908,333 · 34.3%

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 13 Apr 2012 · 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 “Stratum”. This parcel, from tender to today · Every land sale

What has been filed there since

2012 · the groundS$165,888,333S$472 per sq ft of gross floor area
Today · the homes on it$1,300median of 119 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, every size at this address

Every size that sold, which is why it moves when the mix of sizes moves and not only when prices do — no single size band here has enough years to stand on its own yet. 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$1,105 (12)—
2022$1,204 (33)+9.0%
2023$1,316 (31)+9.3%
2024$1,355 (20)+3.0%
2025$1,321 (13)-2.5%
2026$1,366 (10)+3.4%

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