Property

The Alps Residences

Condominium · Tampines Street 86 · District 18 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Tampines Street 86, District 18
Region
Outside Central Region
Kind of home
Condominium
Tenure
99-year leasehold from 2015About 88 years left
First recorded sale
Sep 2021the record starts here; the estate may be older
Height
At least 15 storeysthe highest floor band sold
Homes recorded
441 to 2,486 sq ft208 sales, 0 of them at launch
115 other projects within 4 km
  • The Tapestry0.1 km
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  • The Tampines Trilliant1.2 km
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  • Treasure at Tampines2.3 km
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  • D'Nest2.5 km
  • Coco Palms2.6 km
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  • Melville Park3.3 km
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  • Kingsford Waterbay3.7 km
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  • Riverfront Residences3.8 km
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  • Euhabitat3.9 km
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  • 3.9 km
  • 4.0 km
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Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Aug 2026.

What it has sold for

208 recorded sales, Sep 2021 to Aug 2026, beside apartments and condominiums in district 18.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 199 of the 208 sales from this project's own contracts, 7 from contracts for that size in the district.

The Alps Residencesapartments and condominiums in district 18cooling measure
Median price per square foot by quarter: The Alps Residences and apartments and condominiums in district 1801,0002,0003,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherThe Alps Residences$1,522.95 psfDistrict 18$1,506.54 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Aug 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

208 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $1,068,000.002 bed · 699.7 sq ft · floor 6–10 · Aug 2026
    $1,526.47 psf
  • $1,000,000.002 bed · 688.9 sq ft · floor 6–10 · Aug 2026
    $1,451.61 psf
  • $1,460,000.003 bed · 936.5 sq ft · floor 11–15 · Aug 2026
    $1,559.06 psf
  • $1,088,888.002 bed · 699.7 sq ft · floor 11–15 · Jul 2026
    $1,556.32 psf
  • $1,422,888.003 bed · 936.5 sq ft · floor 6–10 · Jul 2026
    $1,519.43 psf
  • $1,030,000.002 bed · 688.9 sq ft · floor 1–5 · Jul 2026
    $1,495.16 psf
  • $1,020,000.002 bed · 699.7 sq ft · floor 6–10 · Jul 2026
    $1,457.86 psf
  • $1,095,000.002 bed · 699.7 sq ft · floor 11–15 · Jul 2026
    $1,565.06 psf
  • $1,850,000.003 bed · 1,087.2 sq ft · floor 11–15 · Jun 2026
    $1,701.69 psf
  • $998,000.002 bed · 688.9 sq ft · floor 1–5 · Jun 2026
    $1,448.71 psf

Source: URA, recorded sales to Aug 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

1-bedroom homes52 recorded sales

Investor

Good fit · Medium confidence
71/100

Why it scores well

RentalGross yield 4.4%, against 4.1% for similar homes+6.2
Resale9 resales a year, more than 94% of similar homes+5.2
ValueRecorded prices 1% above 29 comparables within 2 km+3.7

What holds it back

Amenities4 of 13 measured amenities within a 10-min walk-0.9
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.8 = 71
  • Rentalscore 81/100 · weight 20% · +6.2 pts
    Yield
    gross yield 4.4% against a peer median of 4.1%
    79
    Demand
    76 contracts over 4 quarters to 2026-06-30, 19 in the latest
    83
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Resalescore 87/100 · weight 14% · +5.2 pts
    Frequency
    9.0 resales a year over 12 months (p94 nationally)
    94
    Buyer pool
    Not measured
    Quantum
    median resale $765,000 (p23 of 1-bedroom homes nationally)
    77
    Competing supply
    Not measured
    Activity
    last resale 6 months ago
    85

    transactions, 2026-10-04

  • Valuescore 68/100 · weight 20% · +3.7 pts

    recorded prices 1% above 29 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 29, floor on 29)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Amenitiesscore 39/100 · weight 8% · -0.9 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.2
SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+1.0
Unit1 bedrooms, median 506 sq ft+1.9
Lease99-year lease from 2015, about 88 years left+1.5
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+2.2

Young family

Limited fit · Medium confidence
57/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+6.4
ValueRecorded prices 1% above 29 comparables within 2 km+2.2
Resale9 resales a year, more than 94% of similar homes+1.8

What holds it back

Unit1 bedrooms, median 506 sq ft; a weaker fit for this buyer-4.4
Amenities4 of 13 measured amenities within a 10-min walk-2.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 6.6 = 57
  • Schoolsscore 82/100 · weight 20% · +6.4 pts
    Primary nearest
    10 min walk to POI CHING SCHOOL
    80
    Primary count
    2 primary within 1 km, 5 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    8 min walk to JUNYUAN SECONDARY SCHOOL
    80
    Secondary count
    2 secondary within 1 km, 5 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 68/100 · weight 12% · +2.2 pts

    recorded prices 1% above 29 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 29, floor on 29)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 87/100 · weight 5% · +1.8 pts
    Frequency
    9.0 resales a year over 12 months (p94 nationally)
    94
    Buyer pool
    Not measured
    Quantum
    median resale $765,000 (p23 of 1-bedroom homes nationally)
    77
    Competing supply
    Not measured
    Activity
    last resale 6 months ago
    85

    transactions, 2026-10-04

  • Unitscore 28/100 · weight 20% · -4.4 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 506 sq ft over 52 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 39/100 · weight 18% · -2.1 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.3
Lease99-year lease from 2015, about 88 years left+1.5
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+0.8

Large family

Limited fit · Medium confidence
54/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+4.8
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+2.2
Resale9 resales a year, more than 94% of similar homes+1.8

What holds it back

Unit1 bedrooms, median 506 sq ft; a weaker fit for this buyer-7.0
Amenities4 of 13 measured amenities within a 10-min walk-1.7
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 3.7 = 54
  • Schoolsscore 82/100 · weight 15% · +4.8 pts
    Primary nearest
    10 min walk to POI CHING SCHOOL
    80
    Primary count
    2 primary within 1 km, 5 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    8 min walk to JUNYUAN SECONDARY SCHOOL
    80
    Secondary count
    2 secondary within 1 km, 5 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Future supplyscore 67/100 · weight 13% · +2.2 pts
    Competition risk
    77 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    83
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station TAMPINES NORTH about 32 min away, expected 2030
    20
    Landuse change
    77 Master Plan parcels changed class within 2 km (22.5 benefit points)
    92

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Resalescore 87/100 · weight 5% · +1.8 pts
    Frequency
    9.0 resales a year over 12 months (p94 nationally)
    94
    Buyer pool
    Not measured
    Quantum
    median resale $765,000 (p23 of 1-bedroom homes nationally)
    77
    Competing supply
    Not measured
    Activity
    last resale 6 months ago
    85

    transactions, 2026-10-04

  • Unitscore 22/100 · weight 25% · -7.0 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 506 sq ft over 52 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 39/100 · weight 15% · -1.7 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 1% above 29 comparables within 2 km+1.8
Location21 min walk to Tampines West MRT Station (DT31)+0.2
Lease99-year lease from 2015, about 88 years left+1.5

Downsizer

Limited fit · Medium confidence
59/100

Why it scores well

ValueRecorded prices 1% above 29 comparables within 2 km+2.8
Resale9 resales a year, more than 94% of similar homes+2.6
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+2.1

What holds it back

Amenities4 of 13 measured amenities within a 10-min walk-2.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 9.0 = 59
  • Valuescore 68/100 · weight 15% · +2.8 pts

    recorded prices 1% above 29 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 29, floor on 29)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 87/100 · weight 7% · +2.6 pts
    Frequency
    9.0 resales a year over 12 months (p94 nationally)
    94
    Buyer pool
    Not measured
    Quantum
    median resale $765,000 (p23 of 1-bedroom homes nationally)
    77
    Competing supply
    Not measured
    Activity
    last resale 6 months ago
    85

    transactions, 2026-10-04

  • Future supplyscore 64/100 · weight 15% · +2.1 pts
    Competition risk
    77 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    83
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station TAMPINES NORTH about 32 min away, expected 2030
    20
    Landuse change
    77 Master Plan parcels changed class within 2 km (22.5 benefit points)
    92

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Amenitiesscore 39/100 · weight 20% · -2.3 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.3
SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+1.0
Unit1 bedrooms, median 506 sq ft+1.0
Lease99-year lease from 2015, about 88 years left+1.5

2-bedroom homes85 recorded sales

Investor

Good fit · High confidence
79/100
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 37% below 362 comparables within 2 km+10.0
RentalGross yield 3.9%, against 3.2% for similar homes+8.1
Resale18 resales a year, more than 97% of similar homes+6.4

What holds it back

Amenities4 of 13 measured amenities within a 10-min walk-0.9
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 29.2 = 79
  • Valuescore 100/100 · weight 20% · +10.0 pts

    recorded prices 37% below 362 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 362, floor on 362)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Rentalscore 90/100 · weight 20% · +8.1 pts
    Yield
    gross yield 3.9% against a peer median of 3.2%
    95
    Demand
    74 contracts over 4 quarters to 2026-06-30, 27 in the latest
    83
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Resalescore 96/100 · weight 14% · +6.4 pts
    Frequency
    18.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,035,000 (p9 of 2-bedroom homes nationally)
    91
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

  • Amenitiesscore 39/100 · weight 8% · -0.9 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.2
SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+1.0
Unit2 bedrooms, median 700 sq ft+0.8
Lease99-year lease from 2015, about 88 years left+1.5
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+2.2

Young family

Moderate fit · High confidence
63/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+6.4
ValueRecorded prices 37% below 362 comparables within 2 km+6.0
Resale18 resales a year, more than 97% of similar homes+2.3

What holds it back

Unit2 bedrooms, median 700 sq ft; a weaker fit for this buyer-2.3
Amenities4 of 13 measured amenities within a 10-min walk-2.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 12.9 = 63
  • Schoolsscore 82/100 · weight 20% · +6.4 pts
    Primary nearest
    10 min walk to POI CHING SCHOOL
    80
    Primary count
    2 primary within 1 km, 5 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    8 min walk to JUNYUAN SECONDARY SCHOOL
    80
    Secondary count
    2 secondary within 1 km, 5 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 100/100 · weight 12% · +6.0 pts

    recorded prices 37% below 362 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 362, floor on 362)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 96/100 · weight 5% · +2.3 pts
    Frequency
    18.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,035,000 (p9 of 2-bedroom homes nationally)
    91
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

  • Unitscore 38/100 · weight 20% · -2.3 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 700 sq ft over 85 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 39/100 · weight 18% · -2.1 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.3
Lease99-year lease from 2015, about 88 years left+1.5
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+0.8

Large family

Limited fit · High confidence
55/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 37% below 362 comparables within 2 km+5.0
SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+4.8
Resale18 resales a year, more than 97% of similar homes+2.3

What holds it back

Unit2 bedrooms, median 700 sq ft; a weaker fit for this buyer-8.9
Amenities4 of 13 measured amenities within a 10-min walk-1.7
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 5.4 = 55
  • Valuescore 100/100 · weight 10% · +5.0 pts

    recorded prices 37% below 362 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 362, floor on 362)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Schoolsscore 82/100 · weight 15% · +4.8 pts
    Primary nearest
    10 min walk to POI CHING SCHOOL
    80
    Primary count
    2 primary within 1 km, 5 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    8 min walk to JUNYUAN SECONDARY SCHOOL
    80
    Secondary count
    2 secondary within 1 km, 5 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Resalescore 96/100 · weight 5% · +2.3 pts
    Frequency
    18.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,035,000 (p9 of 2-bedroom homes nationally)
    91
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

  • Unitscore 14/100 · weight 25% · -8.9 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 700 sq ft over 85 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 39/100 · weight 15% · -1.7 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.2
Lease99-year lease from 2015, about 88 years left+1.5
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+2.2

Downsizer

Good fit · High confidence
70/100
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 37% below 362 comparables within 2 km+7.5
Unit2 bedrooms, median 700 sq ft+6.7
Resale18 resales a year, more than 97% of similar homes+3.2

What holds it back

Amenities4 of 13 measured amenities within a 10-min walk-2.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.0 = 70
  • Valuescore 100/100 · weight 15% · +7.5 pts

    recorded prices 37% below 362 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 362, floor on 362)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 95/100 · weight 15% · +6.7 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 700 sq ft over 85 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Resalescore 96/100 · weight 7% · +3.2 pts
    Frequency
    18.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,035,000 (p9 of 2-bedroom homes nationally)
    91
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

  • Amenitiesscore 39/100 · weight 20% · -2.3 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.3
SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+1.0
Lease99-year lease from 2015, about 88 years left+1.5
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+2.1

3-bedroom homes68 recorded sales

Investor

Good fit · Medium confidence
75/100

Why it scores well

ValueRecorded prices 12% below 225 comparables within 2 km+8.8
RentalGross yield 3.7%, against 2.8% for similar homes+6.4
Resale10 resales a year, more than 91% of similar homes+5.9

What holds it back

Amenities4 of 13 measured amenities within a 10-min walk-0.9
Unit3 bedrooms, median 1,066 sq ft-0.0
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 25.1 = 75
  • Valuescore 94/100 · weight 20% · +8.8 pts

    recorded prices 12% below 225 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 224, floor on 225)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Rentalscore 82/100 · weight 20% · +6.4 pts
    Yield
    gross yield 3.7% against a peer median of 2.8%
    100
    Demand
    15 contracts over 4 quarters to 2026-06-30, 5 in the latest
    55
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Resalescore 92/100 · weight 14% · +5.9 pts
    Frequency
    10.0 resales a year over 12 months (p91 nationally)
    91
    Buyer pool
    Not measured
    Quantum
    median resale $1,441,444 (p9 of 3-bedroom homes nationally)
    91
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

  • Amenitiesscore 39/100 · weight 8% · -0.9 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 50/100 · weight 8% · -0.0 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 44%)
    Size
    median 1,066 sq ft over 68 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.2
SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+1.0
Lease99-year lease from 2015, about 88 years left+1.5
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+2.2

Young family

Moderate fit · Medium confidence
67/100

Why it scores well

SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+6.4
ValueRecorded prices 12% below 225 comparables within 2 km+5.3
Unit3 bedrooms, median 1,066 sq ft+3.0

What holds it back

Amenities4 of 13 measured amenities within a 10-min walk-2.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.3 = 67
  • Schoolsscore 82/100 · weight 20% · +6.4 pts
    Primary nearest
    10 min walk to POI CHING SCHOOL
    80
    Primary count
    2 primary within 1 km, 5 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    8 min walk to JUNYUAN SECONDARY SCHOOL
    80
    Secondary count
    2 secondary within 1 km, 5 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 94/100 · weight 12% · +5.3 pts

    recorded prices 12% below 225 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 224, floor on 225)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 65/100 · weight 20% · +3.0 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 44%)
    Size
    median 1,066 sq ft over 68 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 39/100 · weight 18% · -2.1 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.3
Lease99-year lease from 2015, about 88 years left+1.5
Resale10 resales a year, more than 91% of similar homes+2.1
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+0.8

Large family

Limited fit · Medium confidence
59/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+4.8
ValueRecorded prices 12% below 225 comparables within 2 km+4.4
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+2.2

What holds it back

Unit3 bedrooms, median 1,066 sq ft; a weaker fit for this buyer-4.5
Amenities4 of 13 measured amenities within a 10-min walk-1.7
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 9.0 = 59
  • Schoolsscore 82/100 · weight 15% · +4.8 pts
    Primary nearest
    10 min walk to POI CHING SCHOOL
    80
    Primary count
    2 primary within 1 km, 5 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    8 min walk to JUNYUAN SECONDARY SCHOOL
    80
    Secondary count
    2 secondary within 1 km, 5 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 94/100 · weight 10% · +4.4 pts

    recorded prices 12% below 225 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 224, floor on 225)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Future supplyscore 67/100 · weight 13% · +2.2 pts
    Competition risk
    77 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    83
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station TAMPINES NORTH about 32 min away, expected 2030
    20
    Landuse change
    77 Master Plan parcels changed class within 2 km (22.5 benefit points)
    92

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Unitscore 32/100 · weight 25% · -4.5 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 44%)
    Size
    median 1,066 sq ft over 68 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 39/100 · weight 15% · -1.7 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.2
Lease99-year lease from 2015, about 88 years left+1.5
Resale10 resales a year, more than 91% of similar homes+2.1

Downsizer

Moderate fit · Medium confidence
67/100

Why it scores well

ValueRecorded prices 12% below 225 comparables within 2 km+6.6
Unit3 bedrooms, median 1,066 sq ft+5.0
Resale10 resales a year, more than 91% of similar homes+3.0

What holds it back

Amenities4 of 13 measured amenities within a 10-min walk-2.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.2 = 67
  • Valuescore 94/100 · weight 15% · +6.6 pts

    recorded prices 12% below 225 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 224, floor on 225)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 83/100 · weight 15% · +5.0 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 44%)
    Size
    median 1,066 sq ft over 68 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Resalescore 92/100 · weight 7% · +3.0 pts
    Frequency
    10.0 resales a year over 12 months (p91 nationally)
    91
    Buyer pool
    Not measured
    Quantum
    median resale $1,441,444 (p9 of 3-bedroom homes nationally)
    91
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

  • Amenitiesscore 39/100 · weight 20% · -2.3 pts
    Supermarket
    supermarket: 3 within 20 min, nearest NTUC Fairprice Co-operative Ltd 9 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Blk 137 Tampines Street 11 33 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Hawker Centre @ Our Tampines Hub 18 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest Guardian Pharmacy (Our Tampines Hub) 16 min
    20
    Gp
    gp: 5 within 20 min, nearest HeartlandHealth (Tampines) 7 min
    100
    Childcare
    childcare: 34 within 20 min, nearest E-Bridge Pre-School Pte Ltd 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest BEDOK RESERVOIR PK 46 min
    20
    Sports facility
    sports facility: 1 within 20 min, nearest Tampines Sport Centre 16 min
    20
    Library
    library: 1 within 20 min, nearest Tampines Library 16 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 231 within 20 min, nearest KUDAVASAL MOHAMED MISKIN SULTHAN ABDUL KHADER 5 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Tampines West CC 14 min
    30
    Polyclinic
    polyclinic: 0 within 20 min, nearest TAMPINES NORTH POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location21 min walk to Tampines West MRT Station (DT31)+0.3
SchoolsPoi Ching School, 10 min walk; 2 primary schools within 1 km+1.0
Lease99-year lease from 2015, about 88 years left+1.5
Future supply77 new condo and EC homes planned within 2 km; 1 planned rail station+2.1

4-bedroom homesbedroom count estimated from district rental bands1 recorded sale

Investor

Unavailable
  • Rental evidence is below the minimum for this home kind (4 contracts, 5 needed).
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

There isn't enough data to calculate an Investor score for 4-bedroom homes.

Rental potential:
Only 4 rental records are available. At least 5 are needed.
Resale activity:
Only 1 recorded resale is available. At least 5 are needed.

Why: The Investor score uses this project's own rental and resale records. When there aren't enough records, we don't calculate the score.

Young family

Unavailable
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

There isn't enough data to calculate a Young family score for 4-bedroom homes.

Resale activity:
Only 1 recorded resale is available. At least 5 are needed.

Why: The Young family score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Large family

Unavailable
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

There isn't enough data to calculate a Large family score for 4-bedroom homes.

Resale activity:
Only 1 recorded resale is available. At least 5 are needed.

Why: The Large family score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Downsizer

Unavailable
  • Requirement warning: a median 1,668 sq ft is above the 1,500 sq ft a downsizer is usually looking for.
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

There isn't enough data to calculate a Downsizer score for 4-bedroom homes.

Resale activity:
Only 1 recorded resale is available. At least 5 are needed.

Why: The Downsizer score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

No condo, apartment or EC homes are announced within 2 km (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20); the potential supply on the record is not counted.

Listed projects within 2 km

  • Pinery Residences · Bedok Reservoir Road · 588 homes · completion not stated · 1,598 m away · selling now (counted with the developer's sales)
  • Parktown Residence · Tampines Street 62 · 1,193 homes · completion not stated · 1,627 m away · selling now (counted with the developer's sales)
  • Rivelle Tampines · Tampines Street 95 · 572 homes · completion not stated · 1,856 m away · selling now (counted with the developer's sales)
Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

DistanceZoned forLand areaPlot ratioArea
887 m awayResidential46,397.8 m²3.5Tampines
1,301 m awayResidential9,793 m²3Tampines
1,394 m awayResidential26,247.7 m²2.8Tampines

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,15202,152
20273,40583,413
20283,314823,396
20292,7689783,746
20302,6102,7475,357
>203004,1914,191
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

The Alps ResidencesIs it right for you?