Property

Treasure At Tampines

Condominium · Tampines Lane · 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 Lane, District 18
Region: Outside Central Region
Kind of home: Condominium
Tenure: 99-year leasehold from 2018About 91 years left
First recorded sale: Aug 2021the record starts here; the estate may be older
Height: At least 15 storeysthe highest floor band sold
Homes recorded: 463 to 1,722 sq ft848 sales, 110 of them at launch

149 other projects within 4 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 Sep 2026.

What it has sold for

848 recorded sales, Aug 2021 to Sep 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: 845 of the 848 sales from this project's own contracts, 3 from contracts for that size in the district.

Treasure At Tampinesapartments and condominiums in district 18cooling measure

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 Sep 2026.

Recent recorded sales

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

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

$1,978,000.003 bed · 1,033.3 sq ft · floor 6–10 · Sep 2026
$1,914.19 psf
$1,688,000.003 bed · 914.9 sq ft · floor 6–10 · Sep 2026
$1,844.95 psf
$1,148,000.002 bed · 678.1 sq ft · floor 1–5 · Sep 2026
$1,692.90 psf
$1,980,000.003 bed · 1,011.8 sq ft · floor 6–10 · Aug 2026
$1,956.90 psf
$1,135,000.002 bed · 678.1 sq ft · floor 1–5 · Aug 2026
$1,673.73 psf
$1,000,000.002 bed · 581.3 sq ft · floor 6–10 · Aug 2026
$1,720.43 psf
$1,680,000.003 bed · 914.9 sq ft · floor 1–5 · Aug 2026
$1,836.20 psf
$2,700,000.004 bed · 1,324 sq ft · floor 6–10 · Aug 2026
$2,039.34 psf
$2,790,000.004 bed · 1,324 sq ft · floor 6–10 · Aug 2026
$2,107.31 psf
$1,600,000.003 bed · 914.9 sq ft · floor 1–5 · Aug 2026
$1,748.76 psf

When	Bedrooms	Size (sq ft)	Floor	Price	Per sq ft
Sep 2026	3	1,033.3	6–10	$1,978,000.00	$1,914.19
Sep 2026	3	914.9	6–10	$1,688,000.00	$1,844.95
Sep 2026	2	678.1	1–5	$1,148,000.00	$1,692.90
Aug 2026	3	1,011.8	6–10	$1,980,000.00	$1,956.90
Aug 2026	2	678.1	1–5	$1,135,000.00	$1,673.73
Aug 2026	2	581.3	6–10	$1,000,000.00	$1,720.43
Aug 2026	3	914.9	1–5	$1,680,000.00	$1,836.20
Aug 2026	4	1,324	6–10	$2,700,000.00	$2,039.34
Aug 2026	4	1,324	6–10	$2,790,000.00	$2,107.31
Aug 2026	3	914.9	1–5	$1,600,000.00	$1,748.76

Source: URA, recorded sales to Sep 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 homes83 recorded sales

Investor

Good fit · High confidence

73/100

Why it scores well

RentalGross yield 4.0%, against 4.1% for similar homes+4.5

Resale7 resales a year, more than 91% of similar homes+4.2

ValueRecorded prices level with 13 comparables within 2 km+3.9

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 + 23.4 = 73

Rentalscore 73/100 · weight 20% · +4.5 pts
Yield
gross yield 4.0% against a peer median of 4.1%
64
Demand
121 contracts over 4 quarters to 2026-06-30, 36 in the latest
85
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-03
Resalescore 80/100 · weight 14% · +4.2 pts
Frequency
7.0 resales a year over 12 months (p91 nationally)
91
Buyer pool
Not measured
Quantum
median resale $812,000 (p32 of 1-bedroom homes nationally)
68
Competing supply
Not measured
Activity
last resale 6 months ago
70
transactions, 2026-10-03
Valuescore 70/100 · weight 20% · +3.9 pts
recorded prices 0% above 13 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 13, floor on 13)
transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

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.

Location14 min walk to Simei MRT Station (EW3)+3.0

Amenities7 of 13 measured amenities within a 10-min walk+1.9

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+1.0

Unit1 bedrooms, median 463 sq ft+1.2

Lease99-year lease from 2018, about 91 years left+2.0

Future supply51 new condo and EC homes planned within 2 km; no new rail station+1.6

Young family

Moderate fit · High confidence

65/100

Requirement warning: 1-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+7.2

Amenities7 of 13 measured amenities within a 10-min walk+4.2

Location14 min walk to Simei MRT Station (EW3)+3.8

What holds it back

Unit1 bedrooms, median 463 sq ft; a weaker fit for this buyer-5.9

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 + 15.4 = 65

Schoolsscore 86/100 · weight 20% · +7.2 pts
Primary nearest
11 min walk to TAMPINES PRIMARY SCHOOL
80
Primary count
4 primary within 1 km, 11 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
9 min walk to TAMPINES SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 12 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Amenitiesscore 73/100 · weight 18% · +4.2 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
Medical centre
Not measured
onemap, 2026-09-20
Locationscore 75/100 · weight 15% · +3.8 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Unitscore 20/100 · weight 20% · -5.9 pts
Bedrooms
1 bedrooms (project basis, runner-up band 0%)
Size
median 463 sq ft over 83 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · 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.

ValueRecorded prices level with 13 comparables within 2 km+2.4

Lease99-year lease from 2018, about 91 years left+2.0

Resale7 resales a year, more than 91% of similar homes+1.5

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.3

Large family

Limited fit · High confidence

59/100

Requirement warning: 1-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+5.2

Amenities7 of 13 measured amenities within a 10-min walk+3.5

Location14 min walk to Simei MRT Station (EW3)+3.0

What holds it back

Unit1 bedrooms, median 463 sq ft; a weaker fit for this buyer-8.9

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 + 9.2 = 59

Schoolsscore 85/100 · weight 15% · +5.2 pts
Primary nearest
11 min walk to TAMPINES PRIMARY SCHOOL
80
Primary count
4 primary within 1 km, 11 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
9 min walk to TAMPINES SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 12 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Amenitiesscore 73/100 · weight 15% · +3.5 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
Medical centre
Not measured
onemap, 2026-09-20
Locationscore 75/100 · weight 12% · +3.0 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Unitscore 14/100 · weight 25% · -8.9 pts
Bedrooms
1 bedrooms (project basis, runner-up band 0%)
Size
median 463 sq ft over 83 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · 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.

ValueRecorded prices level with 13 comparables within 2 km+2.0

Lease99-year lease from 2018, about 91 years left+2.0

Resale7 resales a year, more than 91% of similar homes+1.5

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.9

Downsizer

Good fit · High confidence

70/100

Why it scores well

Location14 min walk to Simei MRT Station (EW3)+5.0

Amenities7 of 13 measured amenities within a 10-min walk+4.7

ValueRecorded prices level with 13 comparables within 2 km+2.9

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 + 20.3 = 70

Locationscore 75/100 · weight 20% · +5.0 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Amenitiesscore 73/100 · weight 20% · +4.7 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
Medical centre
Not measured
onemap, 2026-09-20
Valuescore 70/100 · weight 15% · +2.9 pts
recorded prices 0% above 13 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 13, floor on 13)
transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

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.

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+1.0

Unit1 bedrooms, median 463 sq ft+2.2

Lease99-year lease from 2018, about 91 years left+2.0

Resale7 resales a year, more than 91% of similar homes+2.1

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.3

2-bedroom homes286 recorded sales

Investor

Strong fit · High confidence

82/100

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

Why it scores well

ValueRecorded prices 28% below 420 comparables within 2 km+10.0

RentalGross yield 3.5%, against 3.2% for similar homes+6.2

Resale50 resales a year, more than 97% of similar homes+6.0

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 + 32.3 = 82

Valuescore 100/100 · weight 20% · +10.0 pts
recorded prices 28% below 420 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 420, floor on 420)
transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07
Rentalscore 81/100 · weight 20% · +6.2 pts
Yield
gross yield 3.5% against a peer median of 3.2%
80
Demand
246 contracts over 4 quarters to 2026-06-30, 92 in the latest
82
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-03
Resalescore 93/100 · weight 14% · +6.0 pts
Frequency
50.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,148,000 (p18 of 2-bedroom homes nationally)
82
Competing supply
Not measured
Activity
last resale 1 months ago
100
transactions, 2026-10-03

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.

Location14 min walk to Simei MRT Station (EW3)+3.0

Amenities7 of 13 measured amenities within a 10-min walk+1.9

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+1.0

Unit2 bedrooms, median 678 sq ft+0.6

Lease99-year lease from 2018, about 91 years left+2.0

Future supply51 new condo and EC homes planned within 2 km; no new rail station+1.6

Young family

Good fit · High confidence

73/100

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

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+7.2

ValueRecorded prices 28% below 420 comparables within 2 km+6.0

Amenities7 of 13 measured amenities within a 10-min walk+4.2

What holds it back

Unit2 bedrooms, median 678 sq ft; a weaker fit for this buyer-2.7

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 + 23.0 = 73

Schoolsscore 86/100 · weight 20% · +7.2 pts
Primary nearest
11 min walk to TAMPINES PRIMARY SCHOOL
80
Primary count
4 primary within 1 km, 11 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
9 min walk to TAMPINES SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 12 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 28% below 420 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 420, floor on 420)
transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07
Amenitiesscore 73/100 · weight 18% · +4.2 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
Medical centre
Not measured
onemap, 2026-09-20
Unitscore 37/100 · weight 20% · -2.7 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 678 sq ft over 286 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · 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.

Location14 min walk to Simei MRT Station (EW3)+3.8

Lease99-year lease from 2018, about 91 years left+2.0

Resale50 resales a year, more than 97% of similar homes+2.1

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.3

Large family

Moderate fit · High confidence

62/100

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

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+5.2

ValueRecorded prices 28% below 420 comparables within 2 km+5.0

Amenities7 of 13 measured amenities within a 10-min walk+3.5

What holds it back

Unit2 bedrooms, median 678 sq ft; a weaker fit for this buyer-9.3

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 + 12.4 = 62

Schoolsscore 85/100 · weight 15% · +5.2 pts
Primary nearest
11 min walk to TAMPINES PRIMARY SCHOOL
80
Primary count
4 primary within 1 km, 11 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
9 min walk to TAMPINES SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 12 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Valuescore 100/100 · weight 10% · +5.0 pts
recorded prices 28% below 420 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 420, floor on 420)
transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07
Amenitiesscore 73/100 · weight 15% · +3.5 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
Medical centre
Not measured
onemap, 2026-09-20
Unitscore 13/100 · weight 25% · -9.3 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 678 sq ft over 286 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · 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.

Location14 min walk to Simei MRT Station (EW3)+3.0

Lease99-year lease from 2018, about 91 years left+2.0

Resale50 resales a year, more than 97% of similar homes+2.1

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.9

Downsizer

Strong fit · High confidence

80/100

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

Why it scores well

ValueRecorded prices 28% below 420 comparables within 2 km+7.5

Unit2 bedrooms, median 678 sq ft+6.9

Location14 min walk to Simei MRT Station (EW3)+5.0

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 + 30.5 = 80

Valuescore 100/100 · weight 15% · +7.5 pts
recorded prices 28% below 420 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 420, floor on 420)
transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07
Unitscore 96/100 · weight 15% · +6.9 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 678 sq ft over 286 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Locationscore 75/100 · weight 20% · +5.0 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 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.

Amenities7 of 13 measured amenities within a 10-min walk+4.7

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+1.0

Lease99-year lease from 2018, about 91 years left+2.0

Resale50 resales a year, more than 97% of similar homes+3.0

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.3

3-bedroom homes273 recorded sales

Investor

Good fit · High confidence

72/100

Why it scores well

RentalGross yield 3.1%, against 2.8% for similar homes+6.4

Resale35 resales a year, more than 97% of similar homes+5.7

Location14 min walk to Simei MRT Station (EW3)+3.0

What holds it back

Unit3 bedrooms, median 915 sq ft; a weaker fit for this buyer-0.3

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 + 21.9 = 72

Rentalscore 82/100 · weight 20% · +6.4 pts
Yield
gross yield 3.1% against a peer median of 2.8%
83
Demand
81 contracts over 4 quarters to 2026-06-30, 35 in the latest
80
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-03
Resalescore 91/100 · weight 14% · +5.7 pts
Frequency
35.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,695,000 (p24 of 3-bedroom homes nationally)
76
Competing supply
Not measured
Activity
last resale 1 months ago
100
transactions, 2026-10-03
Locationscore 75/100 · weight 12% · +3.0 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Unitscore 46/100 · weight 8% · -0.3 pts
Bedrooms
3 bedrooms (project basis, runner-up band 0%)
Size
median 915 sq ft over 273 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · 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.

ValueRecorded prices 6% above 238 comparables within 2 km+0.6

Amenities7 of 13 measured amenities within a 10-min walk+1.9

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+1.0

Lease99-year lease from 2018, about 91 years left+2.0

Future supply51 new condo and EC homes planned within 2 km; no new rail station+1.6

Young family

Good fit · High confidence

72/100

Why it scores well

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+7.2

Amenities7 of 13 measured amenities within a 10-min walk+4.2

Location14 min walk to Simei MRT Station (EW3)+3.8

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 + 22.1 = 72

Schoolsscore 86/100 · weight 20% · +7.2 pts
Primary nearest
11 min walk to TAMPINES PRIMARY SCHOOL
80
Primary count
4 primary within 1 km, 11 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
9 min walk to TAMPINES SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 12 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Amenitiesscore 73/100 · weight 18% · +4.2 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
Medical centre
Not measured
onemap, 2026-09-20
Locationscore 75/100 · weight 15% · +3.8 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 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 6% above 238 comparables within 2 km+0.3

Unit3 bedrooms, median 915 sq ft+2.2

Lease99-year lease from 2018, about 91 years left+2.0

Resale35 resales a year, more than 97% of similar homes+2.0

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.3

Large family

Moderate fit · High confidence

61/100

Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+5.2

Amenities7 of 13 measured amenities within a 10-min walk+3.5

Location14 min walk to Simei MRT Station (EW3)+3.0

What holds it back

Unit3 bedrooms, median 915 sq ft; a weaker fit for this buyer-5.5

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 + 11.5 = 61

Schoolsscore 85/100 · weight 15% · +5.2 pts
Primary nearest
11 min walk to TAMPINES PRIMARY SCHOOL
80
Primary count
4 primary within 1 km, 11 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
9 min walk to TAMPINES SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 12 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Amenitiesscore 73/100 · weight 15% · +3.5 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
Medical centre
Not measured
onemap, 2026-09-20
Locationscore 75/100 · weight 12% · +3.0 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Unitscore 28/100 · weight 25% · -5.5 pts
Bedrooms
3 bedrooms (project basis, runner-up band 0%)
Size
median 915 sq ft over 273 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · 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.

ValueRecorded prices 6% above 238 comparables within 2 km+0.3

Lease99-year lease from 2018, about 91 years left+2.0

Resale35 resales a year, more than 97% of similar homes+2.0

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.9

Downsizer

Good fit · High confidence

72/100

Why it scores well

Unit3 bedrooms, median 915 sq ft+5.5

Location14 min walk to Simei MRT Station (EW3)+5.0

Amenities7 of 13 measured amenities within a 10-min walk+4.7

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 + 21.9 = 72

Unitscore 87/100 · weight 15% · +5.5 pts
Bedrooms
3 bedrooms (project basis, runner-up band 0%)
Size
median 915 sq ft over 273 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Locationscore 75/100 · weight 20% · +5.0 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Amenitiesscore 73/100 · weight 20% · +4.7 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
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 6% above 238 comparables within 2 km+0.4

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+1.0

Lease99-year lease from 2018, about 91 years left+2.0

Resale35 resales a year, more than 97% of similar homes+2.9

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.3

4-bedroom homes190 recorded sales

Investor

Moderate fit · High confidence

60/100

Why it scores well

Resale17 resales a year, more than 97% of similar homes+5.0

RentalGross yield 2.8%, against 2.8% for similar homes+4.9

Location14 min walk to Simei MRT Station (EW3)+3.0

What holds it back

ValueRecorded prices 33% above 24 comparables within 2 km-8.0

Unit4 bedrooms, median 1,324 sq ft; a weaker fit for this buyer-1.3

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 + 10.1 = 60

Resalescore 86/100 · weight 14% · +5.0 pts
Frequency
17.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $2,500,000 (p38 of 4-bedroom homes nationally)
62
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-03
Rentalscore 74/100 · weight 20% · +4.9 pts
Yield
gross yield 2.8% against a peer median of 2.8%
68
Demand
16 contracts over 4 quarters to 2026-06-30, 7 in the latest
84
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-03
Locationscore 75/100 · weight 12% · +3.0 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Valuescore 10/100 · weight 20% · -8.0 pts
recorded prices 33% above 24 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 24, floor on 24)
transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07
Unitscore 34/100 · weight 8% · -1.3 pts
Bedrooms
4 bedrooms (project basis, runner-up band 25%)
Size
median 1,324 sq ft over 190 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · 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.

Amenities7 of 13 measured amenities within a 10-min walk+1.9

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+1.0

Lease99-year lease from 2018, about 91 years left+2.0

Future supply51 new condo and EC homes planned within 2 km; no new rail station+1.6

Young family

Moderate fit · High confidence

66/100

Why it scores well

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+7.2

Amenities7 of 13 measured amenities within a 10-min walk+4.2

Location14 min walk to Simei MRT Station (EW3)+3.8

What holds it back

ValueRecorded prices 33% above 24 comparables within 2 km-4.8

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 + 16.0 = 66

Schoolsscore 86/100 · weight 20% · +7.2 pts
Primary nearest
11 min walk to TAMPINES PRIMARY SCHOOL
80
Primary count
4 primary within 1 km, 11 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
9 min walk to TAMPINES SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 12 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Amenitiesscore 73/100 · weight 18% · +4.2 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
Medical centre
Not measured
onemap, 2026-09-20
Locationscore 75/100 · weight 15% · +3.8 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Valuescore 10/100 · weight 12% · -4.8 pts
recorded prices 33% above 24 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 24, floor on 24)
transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

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.

Unit4 bedrooms, median 1,324 sq ft+1.6

Lease99-year lease from 2018, about 91 years left+2.0

Resale17 resales a year, more than 97% of similar homes+1.8

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.3

Large family

Moderate fit · High confidence

64/100

Why it scores well

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+5.2

Amenities7 of 13 measured amenities within a 10-min walk+3.5

Location14 min walk to Simei MRT Station (EW3)+3.0

What holds it back

ValueRecorded prices 33% above 24 comparables within 2 km-4.0

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 + 13.6 = 64

Schoolsscore 85/100 · weight 15% · +5.2 pts
Primary nearest
11 min walk to TAMPINES PRIMARY SCHOOL
80
Primary count
4 primary within 1 km, 11 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
9 min walk to TAMPINES SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 12 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Amenitiesscore 73/100 · weight 15% · +3.5 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
Medical centre
Not measured
onemap, 2026-09-20
Locationscore 75/100 · weight 12% · +3.0 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Valuescore 10/100 · weight 10% · -4.0 pts
recorded prices 33% above 24 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 24, floor on 24)
transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

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.

Unit4 bedrooms, median 1,324 sq ft+1.2

Lease99-year lease from 2018, about 91 years left+2.0

Resale17 resales a year, more than 97% of similar homes+1.8

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.9

Downsizer

Moderate fit · High confidence

61/100

Why it scores well

Location14 min walk to Simei MRT Station (EW3)+5.0

Amenities7 of 13 measured amenities within a 10-min walk+4.7

Resale17 resales a year, more than 97% of similar homes+2.5

What holds it back

ValueRecorded prices 33% above 24 comparables within 2 km-6.0

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 + 10.7 = 61

Locationscore 75/100 · weight 20% · +5.0 pts
Mrt
14.0 min walk to SIMEI MRT STATION (EW3)
70
Bus
4 bus stops within a 5-minute walk, 14 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Amenitiesscore 73/100 · weight 20% · +4.7 pts
Supermarket
supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 4 min (straight-line equivalent)
100
Wet market
wet market: 1 within 20 min, nearest Blk 137 Tampines Street 11 6 min (straight-line equivalent)
70
Hawker centre
hawker centre: 1 within 20 min, nearest Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) 6 min
70
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 10 within 20 min, nearest ST ANDREW'S COMMUNITY HOSPITAL PHARMACY 14 min
100
Gp
gp: 8 within 20 min, nearest Greenhealth Family Clinic 4 min
100
Childcare
childcare: 56 within 20 min, nearest PCF SPARKLETOTS PRESCHOOL @ TAMPINES-CHANGKAT BLK 112 (CC) 2 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 3 within 20 min, nearest SEA BREEZE GARDEN PARK 16 min
65
Sports facility
sports facility: 0 within 20 min, nearest Tampines Sport Centre 20 min
0
Library
library: 0 within 20 min, nearest Tampines Library 20 min
0
Mall
Not measured
Restaurants
restaurants: 708 within 20 min, nearest KIM SAN LENG (TAMPINES) PTE. LTD. 4 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 3 within 20 min, nearest Tampines Changkat CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest TAMPINES POLYCLINIC 23 min (straight-line equivalent)
0
Hospital
hospital: 2 within 20 min, nearest ST. ANDREW'S COMMUNITY HOSPITAL 14 min
100
Medical centre
Not measured
onemap, 2026-09-20
Resalescore 86/100 · weight 7% · +2.5 pts
Frequency
17.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $2,500,000 (p38 of 4-bedroom homes nationally)
62
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-03
Valuescore 10/100 · weight 15% · -6.0 pts
recorded prices 33% above 24 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 24, floor on 24)
transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

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.

SchoolsTampines Primary School, 11 min walk; 4 primary schools within 1 km+1.0

Unit4 bedrooms, median 1,324 sq ft+1.1

Lease99-year lease from 2018, about 91 years left+2.0

Future supply51 new condo and EC homes planned within 2 km; no new rail station+0.3

5-bedroom homes16 recorded sales

Investor

Unavailable

There isn't enough data to calculate an Investor score for 5-bedroom homes.

Price comparison:: Only 2 comparable sales nearby are available. At least 5 are needed.

Why: The Investor score uses sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Young family

Unavailable

There isn't enough data to calculate a Young family score for 5-bedroom homes.

Price comparison:: Only 2 comparable sales nearby are available. At least 5 are needed.

Why: The Young family score uses sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Large family

Unavailable

There isn't enough data to calculate a Large family score for 5-bedroom homes.

Price comparison:: Only 2 comparable sales nearby are available. At least 5 are needed.

Why: The Large family score uses sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Downsizer

Unavailable

Requirement warning: a median 1,722 sq ft is above the 1,500 sq ft a downsizer is usually looking for.

There isn't enough data to calculate a Downsizer score for 5-bedroom homes.

Price comparison:: Only 2 comparable sales nearby are available. At least 5 are needed.

Why: The Downsizer score uses sales of similar homes nearby. 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

Rivelle Tampines · Tampines Street 95 · 572 homes · completion not stated · 907 m away · selling now (counted with the developer's sales)
Pinery Residences · Bedok Reservoir Road · 588 homes · completion not stated · 996 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.

Distance	Zoned for	Land area	Plot ratio	Area
541 m away	Residential	7,115.2 m²	2.8	Tampines
1,230 m away	Residential	26,247.7 m²	2.8	Tampines
1,464 m away	Residential	21,119.7 m²	2.1	Tampines
1,635 m away	Residential	9,793 m²	3	Tampines
1,660 m away	Residential	10,788.5 m²	2.8	Tampines
1,692 m away	Commercial & Residential	16,743 m²	not stated	Tampines
1,989 m away	Residential	29,381.3 m²	1.6	Tampines

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.

Expected	Under construction	Planned	Total
2H2026	2,152	0	2,152
2027	3,405	8	3,413
2028	3,314	82	3,396
2029	2,768	978	3,746
2030	2,610	2,747	5,357
>2030	0	4,191	4,191

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?

Treasure At TampinesIs it right for you?