District 18 · Tampines · OCR
Changi Rise Condominium
Simei Rise · Condominium · 99 yrs lease commencing from 2000
Current PSF
$1,149
-17.6% vs district median
Gross yield
3.6%
median rent $4,200/mo
3-year gain
10.1%
Transactions · 5y
118
14 in last 12 months
Nearest MRT
Upper Changi Mrt Station · 800.983m
DTL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+86% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential40 / 100
26 years old · composite of plot use, age, tenure, value gap & size
Lease decay73 years left
worth 87.5%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.7%
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 517m · Phase 2C 0.3× · Chongzheng Primary School 931m · Phase 2C 1.0× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Ngee Ann Secondary School · 717m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.7km
Green
Jln Pelatok Pg · 296m - 4 parks within 1km
Mall
Eastpoint Mall · 966m
Health
Changi General Hospital (hospital) · 1.4km
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
$807
2022
$961
+19.1%
2023
$1,047
+8.9%
2024
$1,093
+4.4%
2025
$1,136
+3.9%
2026
$1,153
+1.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,600/mo | $3.43 | 3.6% | 33 |
| 3BR | $4,100/mo | $3.28 | 3.4% | 242 |
| 4BR | $4,700/mo | $3.24 | 3.4% | 40 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,460,000 | 1,259 | $1,159 | 06-10 |
| May 2026 | $1,180,000 | 1,023 | $1,154 | 01-05 |
| Apr 2026 | $1,738,000 | 1,496 | $1,162 | 01-05 |
| Apr 2026 | $1,432,000 | 1,259 | $1,137 | 01-05 |
| Apr 2026 | $1,180,000 | 1,023 | $1,154 | 01-05 |
| Oct 2025 | $1,468,000 | 1,259 | $1,166 | 01-05 |
| Oct 2025 | $1,440,000 | 1,259 | $1,143 | 06-10 |
| Oct 2025 | $1,400,000 | 1,259 | $1,112 | 06-10 |
| Oct 2025 | $1,328,000 | 1,130 | $1,175 | 06-10 |
| Oct 2025 | $1,158,888 | 1,023 | $1,133 | 01-05 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Changi Rise Condominium actually sell for - this project trades at 2.0× the nearest block’s PSF.