Ripple Bay is a 679-unit, 99-year leasehold condominium on Pasir Ris Link, built by MCL Land and completed in 2015, and it is the largest private estate in the Pasir Ris Park pocket. Two things carry the case: Pasir Ris Park, the mangrove boardwalk and the beach sit across the road, and the caveat book here is the busiest of the coastal estates. You buy this address for the shoreline, not for the timetable.
Rail is the honest cost. Pasir Ris (CR5/EW1) is about 1.51km from the gate, past walking distance for most households on most mornings, and no station falls inside the first kilometre. Daily life leans on the feeder buses or on a car, which is why 679 carpark lots for 679 homes matter here. The station is being upgraded: Pasir Ris becomes a Cross Island Line interchange rather than an East West Line terminus, which lifts the whole catchment without shortening anyone’s walk.
Families get two primary schools inside the 1km radius that decides ballot priority at P1 registration. Casuarina Primary School and Pasir Ris Primary School both fall inside it, with White Sands Primary and Elias Park Primary following within 2km. The secondary field is deep too, with Pasir Ris Crest, Greenview, Loyang View, Meridian and Dunman Secondary in the same ring. Ripple Bay carries eight addresses and distances are measured from the exact one, so check your block on the school’s own checker.
Seven blocks of up to 13 storeys hold the 679 homes on a 27,055 sqm site, about 251 units per hectare, so the estate spreads rather than stacks. The ladder is the widest in the pocket: one-bedders from 484 sqft, two-bedders 764 to 1,475 sqft, three-bedders 958 to 2,024 sqft, four-bedders 1,173 to 2,669 sqft and a 2,131 sqft five-bedroom. Our per-type counts do not fully reconcile with the 679-unit total, so read the bands as the shape of the estate and confirm the specific unit with us.
Tenure runs 99 years from 10 August 2011, which leaves a buyer signing in 2026 roughly 84 years. That is fresh by resale standards and part of why Ripple Bay prices above the district’s older leasehold stock. The estate is fully sold and trades only on resale, so the caveat record is the entire price story, and that is where the buying section starts.
| UNIT TYPE | TOTAL | SIZES |
|---|---|---|
| 1 Bedroom | 484 - 614 | |
| 2 Bedroom | 764 - 1,475 | |
| 3 Bedroom | 958 - 2,024 | |
| 4 Bedroom | 1,173 - 2,669 | |
| 5 Bedroom | 2,131 | |
| Overall | 679 | 484 - 2,669 |
MCL Land is a residential developer established in 1963 and part of Hongkong Land under the Jardine Matheson Group. In Singapore, it has delivered a steady pipeline of private condos and ECs with practical layouts, reliable build quality, and timely completion. Notable projects include Tembusu Grand, Copen Grand (EC), Piccadilly Grand, Leedon Green, and Parc Esta. Key strengths are disciplined site selection across mature and growth precincts, partnerships with reputable architects and contractors, and adoption of sustainable design standards. Buyers typically value its consistent specifications, after-sales support, and predictable delivery, which support long-term liveability and resale confidence.
Ripple Bay’s story is position and depth. It is the biggest estate in the Pasir Ris Park subzone, it sits closest to the shoreline, and it turns over more homes a year than any neighbour. The sections below cover what the coast costs, how the ladder prices out, and what supply around the park looks like.
As of July 2026, the last sixty caveats at Ripple Bay cleared between $1,166 and $1,721 psf with the median at about $1,416 psf. The twelve months to July hold the same median across 44 transactions. That agreement between the recent book and the running book matters, because it means a valuer and a buyer are reading one number rather than two.
Structurally, that median sits at the top of the park pocket and below the town centre. Seastrand at 220 metres and Sea Esta at 150 metres run the same tenure and the same bus leg, and both trade under Ripple Bay, so the premium is paid for the scale and the shoreline position rather than for anything the neighbours lack. Above the pocket, Pasir Ris 8 at the station sets the town’s ceiling. Below it, Double Bay Residences and D’Nest anchor the value end of the wider Pasir Ris and Simei field.
One technical note before you compare. Ripple Bay predates GFA harmonisation, so its strata areas still include aircon ledges the current rulebook excludes. Its psf against a post-harmonisation launch is not a like-for-like read, and the honest version adjusts first.
Weighing an entry at these levels? Send us the block and stack you are looking at and we will pull the matching prints before you offer, honest advice, no pressure. WhatsApp us.
The Ripple Bay floor plan ladder opens at 484 sqft and closes at 2,669 sqft, the widest spread of any estate in the subzone. Price it at the July 2026 median of about $1,416 psf and it reads plainly: the 484 sqft entry lands near $690,000, a 764 sqft two-bedder near $1.08m, a 958 sqft three-bedroom floor near $1.36m, a 1,173 sqft four-bedroom entry near $1.66m and the 2,669 sqft ceiling near $3.78m. Treat those as arithmetic on the caveat record rather than quotes.
The live prints track that maths and the small end trades briskly. A 484 sqft one-bedroom cleared at $1,476 psf for $715,000 in May 2026, and a 775 sqft two-bedroom at $1,339 psf for $1,038,000 in July 2026. Sub-$1m private entry with the coast across the road is a narrow offer anywhere in Singapore, and this estate supplies it.
Read the $555 psf spread carefully, because it is not saying some stacks are weak. The top belongs to compact formats and high floors, 484 sqft at $1,476 psf. The bottom belongs to large low-floor plates, 1,442 sqft on floors 01 to 05 at $1,226 psf. A big low-floor unit is the value end of this estate rather than its weak end, and our data piece on condo unit types and buyer demand shows the same pattern nationally.
Outside the unit, the pitch is the setting: a lap pool and clubhouse, a canopy pavilion and a children’s pool inside the gate, and the park, the boardwalk and the beach outside it. Our guide to what a sea view is worth makes the pricing point, that coastal position keeps its premium because nobody can supply more of it. The counterweight is specific. Salt air is harder on facades and railings than an inland site, so read the management minutes and treat any cyclical repainting as part of the entry price.
Zoom in to where the competition actually sits. Ripple Bay is in the Pasir Ris Park subzone, which holds 26 private developments and about 3,990 homes, most of them boutique blocks of 30 to 70 units along the Loyang and coastal roads. Ripple Bay alone accounts for 679, so this one estate is a sixth of the pocket’s private housing.
Two projects are still building inside the subzone. The Shorefront adds 23 units this year, and Coastal Cabana brings 748 executive condominium homes around 2029, the one supply event worth planning around. Further out, Kassia adds 276 units at Flora Drive in 2027 and the Loyang Valley redevelopment about 1,200 homes around 2030, both a different pocket. The URA Master Plan is where to confirm what else is committed for Pasir Ris before you underwrite it.
Now the demand side, which is where this pocket gets its floor. Pasir Ris town holds about 31,491 HDB flats across 433 blocks, and 29,682 are 4-room or larger, the sizes an upgrader sells out of. Against 3,990 private homes in the whole subzone, the buyers already live within a few bus stops of the gate.
Liquidity is this estate’s strongest number. 206 caveats between July 2021 and July 2026, every one a resale, so about 30% of the estate changed hands in five years with no quiet year in the run. 44 of the most recent 60 fall inside the last twelve months, which says the market here is moving now. Rental yields run near 3.8%, fed by Changi Airport, Changi Business Park and the Loyang belt; our rental yields guide covers what that headline has to pay for, and our Q2 2026 property market review puts the trading pace in national context.
Ripple Bay suits households who will genuinely use the park and the beach, families working the two-school radius, and landlords buying the 484 to 775 sqft formats for the Changi and airport tenancy. It also suits a buyer positioning for the Cross Island Line interchange over a long hold, because our study of the corridor shows interchange status lifting a whole town rather than a single street.
Your exit audience is that same crowd, which is the useful part. A seller here competes against a handful of same-vintage neighbours rather than the whole town, and a buyer who has settled on the park pocket is choosing between about five addresses. With the deepest caveat book of that group, Ripple Bay tends to clear faster, and speed is worth real money even when it never appears in a psf table.
Fit runs the other way too. If the lowest entry ticket is what decides it, Seastrand next door starts lower. If you want freehold in the same town at a lower psf, Ris Grandeur is the comparison to run, and it is a very different product. And the trophy formats here, the 2,131 and 2,669 sqft plates, are real value at Outside Central Region pricing but a thin buyer pool, so assume a longer sale process at exit.
Thinking about Ripple Bay? The question that decides it is whether the shoreline is worth the bus leg, and only a test commute at eight in the morning answers that honestly. Before you offer, speak to us. We’ll go through the stack, the facing and the seaward condition with you, honest advice, no pressure. WhatsApp us.
Ripple Bay has 7 blocks of 13 storeys.
Ripple Bay rises 13 storeys across 7 blocks.
Ripple Bay has 679 residential units.
Ripple Bay offers 1 Bedroom (484 to 614 sqft), 2 Bedroom (764 to 1,475 sqft), 3 Bedroom (958 to 2,024 sqft), 4 Bedroom (1,173 to 2,669 sqft), 5 Bedroom (2,131 sqft).
The floor plans we hold for Ripple Bay are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Ripple Bay sits on a site of about 27,055 sqm (roughly 291,200 sqft).
Ripple Bay is 99-year leasehold.
No, Ripple Bay is a 99-year leasehold development.
Ripple Bay is developed by MCL Land.
Ripple Bay is at 10 Pasir Ris Link, Singapore 518163 – about 1.51km from Pasir Ris MRT (CR5/EW1).
Ripple Bay is in District 18 (Tampines, Pasir Ris), in the Outside Central Region (OCR).
The nearest MRT is Pasir Ris (CR5/EW1), about 1.51km away.
Schools within 1km of Ripple Bay: Pasir Ris Primary School, Casuarina Primary School.
Primary schools within 2km of Ripple Bay: Pasir Ris Primary School, Casuarina Primary School, White Sands Primary School and Elias Park Primary School. Of these, Pasir Ris Primary School and Casuarina Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Pasir Ris Crest Secondary School, Greenview Secondary School, Loyang View Secondary School and Meridian Secondary School.
Shopping malls within about 2km of Ripple Bay include Downtown East, Loyang Point, White Sands and Pasir Ris Mall.
Yes – parks within about 2km of Ripple Bay include Pasir Ris Atlantis Park, Sea-Shell Park, Time Park, Pasir Ris Street 21 Park and Pasir Ris Town Park.
Based on transactions in the last 12 months, PSF ranges from about $1,166 to $1,721.
Based on recent transactions, 1 Bedroom units start from about $705,000, 2 Bedrooms from about $980,000, 3 Bedrooms from about $2M, 4 Bedrooms from about $2.89M.
Ripple Bay has seen average rental yields of about 3.8% based on recent transactions, and the nearest MRT, Pasir Ris (CR5/EW1), is about 1.51km away. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Ripple Bay is a good fit for school-focused families – Pasir Ris Primary School, Casuarina Primary School are within 1km.
Ripple Bay is a 99-year leasehold condominium in District 18 developed by MCL LAND, comprising 679 units across 7 blocks. It obtained TOP in 2015.
Ripple Bay obtained TOP in 2015.
Ripple Bay is fully completed – TOP was obtained in 2015. Units are now available on the resale market.
Yes. Foreigners can buy Ripple Bay because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Ripple Bay is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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