Last month, the Tampines Town Council launched a five-year master plan to guide the town’s development from this year until 2030.
Tampines is already known as a 20-minute town, meaning all journeys to the nearest neighbourhood centre can be completed within 20 minutes via public transport. However, the new master plan aims to enhance connectivity and bring greater convenience to residents.
What is on the cards for Tampines?
To enhance Tampines’ connectivity to neighbouring towns, a new cycling bridge will link Tampines and Pasir Ris, and a new cycling underpass will connect Tampines and Simei by 2027. Additionally, 7.7 km of new cycling paths will be built in Tampines.
The upcoming Tampines North MRT Station, part of Phase 1 of the Cross Island Line, will further improve connectivity of the town. The station is expected to be completed by 2030.
Plans are also in place to make Tampines more walkable and pedestrian-friendly by creating a dedicated pedestrian route between Tampines MRT Station and nearby malls (see Map 1). More sheltered walkways will be added to protect pedestrians from the elements. Additionally, more overbridges with lifts will be built to support the ageing population, and additional drop-off points will be introduced to enhance passenger safety.
More parks and communal spaces, including community gardens, multi-generational fitness amenities, and multi-sports play courts, will be developed. Upgrading plans are also in the works for popular amenities, such as Tampines Round Market along Tampines Street 11.
Source: Tampines Town Council
This year saw the successful launch of a condominium and an executive condominium in Tampines. Demand for both new developments may have been given a boost by the master plan for Tampines.
PARKTOWN Residence
Located along Tampines Street 62 in District 18, PARKTOWN Residence is within walking distance of Aurelle at Tampines (see Map 2).
Source: EdgeProp LandLens (as at 17 March 2025)
As PARKTOWN Residence is slated to be an integrated development, future residents will enjoy the convenience of having a mall, a hawker centre, a community club, the upcoming Tampines North MRT station (Cross Island Line), and a bus interchange at their doorstep.
Other nearby amenities include Angsana Primary School and Tampines North Bus Interchange, which will serve as a temporary facility until the permanent bus interchange within the integrated development is completed. Tampines Expressway is also a short drive away. Amenities within a 1 km radius include IKEA, Giant, and Courts Megastore.
During its launch weekend last month, the 1,193-unit condominium achieved a take-up rate of 87%. Based on caveats lodged at the time of writing, the current take-up rate for the 99-year leasehold condominium stands at 87.8% (see Table 1).
Among the various unit types at PARKTOWN Residence, the best-performing units are the two-bedroom units. Based on caveats lodged at the time of writing, only one two-bedroom unit remains unsold.
In contrast, approximately half of the four-bedroom and five-bedroom units are still available. The slower sales of these larger units may be due to weaker demand driven by their higher total price.
A total of 55 caveats have been lodged for four-bedroom and four-bedroom premium units at PARKTOWN Residence, with prices ranging from $2.865 million to $3.527 million. In comparison, 334 caveats have been lodged for three-bedroom, three-bedroom premium, and three-bedroom premium-plus-study units, priced between $2.066 million and $2.886 million. The four-bedroom units were sold for approximately $650,000 to $800,000 higher.
Despite the higher total price, the four-bedroom units have a lower per square foot price compared to their three-bedroom counterparts. The average price for four-bedroom units is $2,295 psf, lower than the $2,325 psf average for three-bedroom units.
Another factor could be Singapore’s shrinking household size. According to the most recent data from the Department of Statistics, the average resident household size was 3.09 persons last year, down from 3.11 persons in 2023 and 3.39 persons in 2015 (see Chart 1). Smaller households would naturally require smaller homes than larger households.
Among the four-bedroom units, those with the Type D4 layout are the most popular, with only one unsold unit out of the 12 available. Its popularity may be due to its size, as it is the largest among the four-bedroom layouts at 1,356 sq ft.
Another reason could be its very liveable layout. The main door opens into a small foyer which enhances privacy for the occupants. The unit also features an ensuite master bedroom with a walk-in wardrobe, while the other three bedrooms share a common bathroom. The spacious balcony, located adjacent to the living area, can be used as an outdoor entertainment space. Additionally, the kitchen includes a yard area with a washroom and a household shelter (see Floor Plan 1).
The average new sale price for 99-year leasehold condominiums in District 18 ($2,416 psf) is currently higher than that of their counterparts in the East Region ($2,396 psf) but lower than the islandwide average ($2,449 psf) (see Chart 2). Based on all 1,047 caveats lodged at the time of writing, the average transacted price for PARKTOWN Residence was $2,361 psf at the time of writing, lower than its peers in all three areas.
Source: EdgeProp Market Trends (as at 18 March 2025)
Aurelle of Tampines
Aurelle of Tampines is a 760-unit executive condominium (EC) located along Tampines Street 62 in District 18. The 99-year leasehold EC achieved a 90% take-up rate during its launch weekend earlier this month, higher than the 72.3% take-up rate recorded by the 618-unit Tenet during its launch weekend in December 2022.
Located adjacent to Aurelle of Tampines, Tenet is also a 99-year leasehold EC (see Map 3). As a result, the upcoming Tampines North MRT Station and Tampines North Bus Interchange, which will be integrated with PARKTOWN Residence, are just a short walk from Aurelle of Tampines. Tampines Expressway is also a short drive away.
Source: EdgeProp LandLens (as at 17 March 2025)
Amenities within a 1 km radius include Tampines Meridian Junior College, Angsana Primary School, Elias Park Primary School, Meridian Primary School, Park View Primary School, Meridian Secondary School, Pasir Ris MRT Station, White Sands, and Pasir Ris Mall.
Despite achieving a 90% take-up rate during its launch weekend, only 471 caveats have been lodged thus far. Although lodging a caveat after a property transfer is not compulsory, most buyers do so to protect their interest in the property. In this instance, some buyers of units in Aurelle of Tampines may still be in the process of lodging one. Additionally, some may choose not to lodge a caveat, as it is not mandatory.
Readers should note that the take-up rates in Table 2 are calculated based on the 471 caveats lodged at the time of writing. Based on this data, four-bedroom units appear to have outperformed other unit types, with an overall take-up rate of 77.6%.
Among the different types of four-bedroom units, the smallest unit (Floor Plan D1) had the highest take-up rate of 94.4%. Interestingly, the best performers at both Aurelle of Tampines and PARKTOWN Residence are four-bedroom units. However, the four-bedroom unit at Aurelle of Tampines (1,023 sq ft) is smaller than those in PARKTOWN Residence (1,356 sq ft).
Despite the difference in size, the four-bedroom units at both developments share similar layouts, with an en-suite master bedroom and the other three bedrooms sharing a common bathroom (see Floor Plan 2). Additionally, both layouts feature a balcony adjacent to the living area and a kitchen with a yard and washroom. The main difference is that the units at Aurelle of Tampines lack a walk-in wardrobe in the master bedroom and have a smaller entrance foyer.
Units at Aurelle of Tampines with Floor Plan D1 are spread across eight stacks in eight different blocks, offering buyers a wide range of choices in terms of views and proximity to facilities. Among the different stacks, Stack 17 had the lowest take-up rate at 83.3%. This may be due to its proximity to the EC’s main drop-off point, which could lead to more noise and traffic dust for residents living nearby. The increased activity could also intrude on the privacy of those in neighbouring units.
The average new sale price for 99-year leasehold ECs in District 18 ($1,769 psf) has surpassed that for their counterparts islandwide ($1,634 psf) since 2023 (see Chart 3). As Aurelle of Tampines was the only new EC in the district this year, the average new sale price for the region is based on the 471 caveats lodged for the EC at the time of writing. The stronger price growth in the district (25.6%) compared to islandwide growth (20.1%) may be a contributing factor. In District 18, 192 new units from Tenet were sold in 2023, while the previous year saw the sale of 11 units each from Tenet and Parc Central Residences.
Source: EdgeProp Market Trends (as at 18 March 2025)
What’s next?
A government land sale (GLS) site along Tampines Street 95 was awarded to Sim Lian Group in November last year. A 560-unit EC is slated to be built on the site.
The sale launch for this upcoming EC is expected later this year, providing an opportunity for buyers who were unable to purchase a unit at Aurelle of Tampines. However, the new EC may be launched at higher prices due to its higher land price of $768 psf ppr, compared to the land price of $721 psf ppr for Aurelle of Tampines.
Additionally, the upcoming EC is arguably in a better location, as it is within walking distance of Tampines West MRT Station on the Downtown Line (see Map 4), whereas Aurelle of Tampines does not have any operating MRT stations within walking distance.
Source: EdgeProp LandLens (as at 17 March 2025)
Other amenities within 500m radius of the upcoming EC include SAFRA Clubhouse (Tampines), Middleton International School, Tampines Round Market and Food Centre, and the Pan Island Expressway. There are also numerous schools within a 1 km radius, including Junyuan Primary School, St. Anthony’s Canossian Primary School, St. Hilda’s Primary School, Tampines Primary School, St. Anthony’s Canossian Secondary School, St. Hilda’s Secondary School, Tampines Secondary School, and Temasek Polytechnic.
