District 16 · Tampines · OCR
Changi Green
Upper Changi Road East · Condominium · Freehold
Current PSF
$1,319
-14.7% vs district median
Gross yield
3.0%
median rent $3,400/mo
3-year gain
9.4%
Transactions · 5y
47
9 in last 12 months
Nearest MRT
Upper Changi Mrt Station · 350.629m
DTL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+113% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential38 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+6.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
East Spring Primary School 910m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Changkat Changi Secondary School · 1.2km
Green
Mera Terrace Pg · 272m - 6 parks within 1km
Mall
Eastpoint Mall · 1.1km
Health
Changi General Hospital (hospital) · 1.5km
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,059
2022
$1,117
+5.5%
2023
$1,207
+8.1%
2024
$1,305
+8.1%
2025
$1,326
+1.6%
2026
$1,321
-0.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $3.05 | 2.8% | 245 |
| 3BR | $3,600/mo | $2.88 | 2.6% | 69 |
| 4BR | $4,100/mo | $2.83 | 2.6% | 33 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,670,000 | 1,216 | $1,373 | 01-05 |
| May 2026 | $1,296,000 | 1,001 | $1,295 | 01-05 |
| Apr 2026 | $1,600,000 | 1,216 | $1,315 | 01-05 |
| Apr 2026 | $1,228,000 | 1,001 | $1,227 | 01-05 |
| Mar 2026 | $1,680,000 | 1,216 | $1,381 | 01-05 |
| Mar 2026 | $1,620,000 | 1,216 | $1,332 | 01-05 |
| Nov 2025 | $1,180,000 | 872 | $1,353 | 01-05 |
| Oct 2025 | $1,380,000 | 1,055 | $1,308 | 01-05 |
| Aug 2025 | $1,288,000 | 1,001 | $1,287 | 01-05 |
| Jul 2025 | $1,200,000 | 872 | $1,376 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Changi Green actually sell for - this project trades at 2.4× the nearest block’s PSF.