Pasir Ris is no stranger to million-dollar HDB transactions. Executive flats in the town first crossed the seven-figure mark in 2022, and the overall resale record has since climbed to $1.26 million.

Now, a smaller flat type has joined the club.

A 5-room DBSS flat at Block 530D Pasir Ris Drive 1 sold for $1.15 million on Aug 25, 2026. The transaction marks both the first million-dollar 5-room sale in Pasir Ris and the first million-dollar transaction recorded at Pasir Ris One.

Located between the 10th and 12th floors, the unit spans 1,130 sqft and has approximately 87 years remaining on its lease. The sale works out to around $1,017 psf, making it the first 5-room flat in Pasir Ris to cross the $1,000 psf mark as well.

The previous record was $167,200 lower

Before this transaction, Pasir Ris' 5-room record stood at $982,800, set by another flat at Pasir Ris One in June 2024.

Like the latest sale, the previous record-holder was located at Block 530D, within the same 10th-to-12th-floor band, and measured 1,130 sqft. It changed hands for $869 psf.

The latest sale is therefore $167,200, or around 17 per cent, higher. Given that the two flats share the same block, size and floor range, the difference is especially eye-catching. However, unit-specific factors such as renovation, condition, facing and the circumstances of each negotiation could also have contributed to the price gap.

Here are the five highest 5-room HDB resale transactions recorded in Pasir Ris:

Four of the five transactions came from Pasir Ris One, with three involving 5-room flats at Block 530D. So, what exactly is helping this particular block command some of the town's highest prices?

What's special about Block 530D?

Block 530D's strong showing may partly come down to numbers, as it contains 42 of Pasir Ris One's 107 5-room flats - the largest concentration among the project's four residential blocks. By comparison, Blocks 530A, 530B and 530C contain 26, 14 and 25 such flats, respectively. With more 5-room homes, Block 530D naturally has more opportunities to register high-value transactions.

Certain units may also benefit from the block's position along the outer edge of the development. The record-setting flat is in stack 416, one of only two stacks said to have unblocked views towards the nearby saltwater pond and Pasir Ris Town Park. This could have added to its appeal, particularly as the unit was also located between the 10th and 12th floors.

Still, Block 530D alone does not explain the $1.15 million price. Another 5-room flat on the first to third floors of the same block sold for $920,000 in August 2026. The $230,000 difference suggests that floor level, facing, condition and the circumstances of the sale likely played an important part too.

It is still not Pasir Ris' most expensive HDB sale

While the $1.15 million sale is already noteworthy in its own right, it remains below the town's overall HDB resale record.

That title belongs to an executive flat at Block 531 Pasir Ris Drive 1, which sold for $1.26 million in March 2026. Located between the seventh and ninth floors, the unit spans a much larger 1,604 sqft and achieved a price of around $785 psf.

The executive flat cost $110,000 more in total, but the latest 5-room sale achieved a considerably higher price on a per-square-foot basis. This reflects the premium attached to Pasir Ris One's younger age, DBSS status and location, rather than size alone.

What makes Pasir Ris One stand out?

Completed in 2015, Pasir Ris One comprises 447 flats across four residential blocks. As mentioned, only 107 of these are 5-room flats, limiting the number of comparable units that can enter the resale market at any one time.

As a DBSS development, Pasir Ris One was designed and built by a private developer but remains public housing. Its 4-room and 5-room flats also come with two balconies, one adjoining the living area and another in the main bedroom, which gives them a layout that differs from conventional HDB flats.

At 1,130 sqft, however, its 5-room flats are smaller than many older 5-room homes in Pasir Ris. The July 2026 transaction at Block 528B Pasir Ris Street 51, for example, offered 1,216 sqft but sold for $175,000 less.

This means buyers aren't just looking at floor area alone.

A hard-to-beat town-centre location

Pasir Ris One's strongest advantage is arguably its location.

The development is a short, mostly sheltered walk from Pasir Ris MRT station, White Sands and the recently opened Pasir Ris Integrated Transport Hub. Residents also have Pasir Ris Mall, the bus interchange, a polyclinic and the town plaza close to home.

For recreation, Pasir Ris Town Park, Pasir Ris Park and the surrounding park connector network are also nearby.

Its connectivity is expected to improve further when Pasir Ris becomes an interchange between the East-West and Cross Island lines. Phase 1 of the Cross Island Line is targeted for completion in 2030, providing more direct connections towards areas such as Tampines North, Hougang and Ang Mo Kio.

For buyers who want to live in Pasir Ris without relying heavily on buses to reach the MRT, there are relatively few HDB projects that can offer the same combination of location, remaining lease and amenities.

Pasir Ris One has not always made headlines for the right reasons

The record is also notable given Pasir Ris One's more …complicated history (insert side-eye here).

When residents began collecting their keys in 2015, the project drew complaints over narrow common corridors, workmanship defects and other design concerns. The issues were widely reported at the time, although the authorities noted that many reported defects were surface imperfections that could be rectified.

The latest sale does not mean that every buyer will overlook these design trade-offs. It does, however, show that the project's location, relatively long remaining lease and distinctive DBSS layouts continue to hold considerable appeal for some households.

Pasir Ris One and the wider town have appreciated together

According to a 99.co's Researcher report covering the five years from Aug 14, 2021 to Aug 14, 2026, the average PSF price of 5-room flats at Pasir Ris One increased by approximately 27.55 per cent.

Average PSF prices for 5-room flats across Pasir Ris rose by a similar 28.01 per cent over the same period, suggesting that Pasir Ris One's growth did not happen in isolation. Instead, it broadly kept pace with the wider 5-room market while continuing to transact at a considerably higher average PSF.

Its premium is likely supported by its younger lease and town-centre location. However, the relatively small pool of 5-room flats at the project also means that a handful of unusually high or low transactions can have an outsized effect on its average. The $1.15 million sale should therefore be viewed as a new high for a particularly differentiated flat, rather than a new baseline for every 5-room home in Pasir Ris.

Not every Pasir Ris flat comes with a seven-figure price tag and more housing options are coming to the town

Buyers still have options at substantially lower asking prices.

At the time of writing, 5-room HDB listings in Pasir Ris on 99.co start from around $650,000. Those looking for a smaller home can find 4-room flats from approximately $575,000.

Pasir Ris already has an established base of close to 30,000 HDB flats, many of which are the spacious 4-room, 5-room and executive homes built during the town's earlier development.

Newer public housing has also begun adding variety to this stock. Costa Grove brought 1,070 flats to the area, while the 767-unit Costa Riviera I and II projects were launched in October 2024. The latter will include 2-room Flexi, 3-room, 4-room, 5-room and 3Gen Standard flats near Pasir Ris Park.

Private housing choices are expanding too. The 487-unit Pasir Ris 8 has added new homes directly above the town's integrated development, while the 748-unit Coastal Cabana executive condominium is expected to be completed in 2029.

Further ahead, the URA Master Plan 2025 outlines plans for more mixed-use developments around Pasir Ris Town Centre. A new neighbourhood near Sungei Loyang is also being studied, with the potential to introduce more homes, commercial and community facilities, and a linear park.

For residents hoping to remain in the east, this means the $1.15 million record is only one end of an increasingly varied market. From larger, older resale flats to newer BTO homes, integrated private developments and an upcoming coastal EC, Pasir Ris is gradually offering more ways for households to make the town their home.

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This article was first published in 99.co.