District 16 · Tampines · OCR
Apollo Gardens
Sunbird Circle · Apartment · Freehold
Current PSF
$1,340
-13.3% vs district median
Gross yield
2.4%
median rent $5,200/mo
3-year gain
12.6%
Transactions · 5y
17
5 in last 12 months
Nearest MRT
Upper Changi Mrt Station · 554.055m
DTL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+117% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential37 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Studio Educare @ Changkat Primary School 540m · Changkat Primary School 566m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Changkat Changi Secondary School · 426m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.5km
Green
Sunbird Circle Pg · 138m - 8 parks within 1km
Mall
Eastpoint Mall · 595m
Health
Changi General Hospital (hospital) · 865m
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
259,900
Median age
41 yrs
48% under 40 · getting older
Children 0–9
23,220
▼ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
87% HDB
11% condo · 2% landed
Degree holders
28%
residents 15+
Commute
59% transit
18% drive
45 min+ to work
28%
Price trend average PSF by year
2021
$1,015
2022
$1,116
+10%
2023
$1,270
+13.8%
2024
$1,401
+10.3%
2025
$1,249
-10.8%
2026
$1,430
+14.5%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $5,728,888 | 4,203 | $1,363 | - |
| Mar 2026 | $5,050,000 | 3,373 | $1,497 | - |
| Dec 2025 | $2,380,000 | 1,841 | $1,293 | 01-05 |
| Oct 2025 | $2,280,000 | 1,841 | $1,239 | 01-05 |
| Aug 2025 | $2,408,888 | 1,841 | $1,309 | 01-05 |
| Apr 2025 | $2,450,000 | 2,120 | $1,155 | 01-05 |
| May 2024 | $5,150,000 | 3,902 | $1,320 | - |
| Apr 2024 | $5,000,000 | 3,900 | $1,282 | - |
| Feb 2024 | $3,900,000 | 2,061 | $1,892 | - |
| Jan 2024 | $5,100,000 | 4,592 | $1,111 | - |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Apollo Gardens actually sell for - this project trades at 2.3× the nearest block’s PSF.