District 18 · Tampines · OCR
Citylife@Tampines
Tampines Central 7 · Executive Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,579
+13.2% vs district median
Gross yield
3.0%
median rent $4,525/mo
3-year gain
24.4%
Transactions · 5y
164
30 in last 12 months
Nearest MRT
Tampines Mrt Station · 492.275m
DTL,EWL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+156% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
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
13%
PSF dispersion within project
The neighbourhood
P1 ring
Angsana Primary School 554m · Phase 2C 2.8× balloted · Poi Ching School 753m · Phase 2C 2.1× balloted · Tampines North Primary School 787m · Phase 2C 0.3× · Big Heart Student Care (Tampines North Primary School) 787m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pasir Ris Secondary School · 990m
Food
Hawker Centre @ Our Tampines Hub · 718m - 2 hawker centres within 1km
Green
Sun Plaza Pk · 217m - 3 parks within 1km
Mall
Tampines Mall · 836m
Health
Tampines Polyclinic (polyclinic) · 514m
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,563 psf - 7% above units on floors 1–5 ($1,454 psf).
Price trend average PSF by year
2021
$1,091
2022
$1,224
+12.2%
2023
$1,301
+6.3%
2024
$1,446
+11.1%
2025
$1,516
+4.8%
2026
$1,619
+6.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,800/mo | $5.07 | 3.9% | 6 |
| 3BR | $4,400/mo | $3.83 | 2.9% | 115 |
| 4BR | $5,400/mo | $4.00 | 3.0% | 44 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,160,000 | 1,227 | $1,760 | 11-15 |
| May 2026 | $1,960,000 | 1,195 | $1,640 | 06-10 |
| Apr 2026 | $2,358,000 | 1,378 | $1,711 | 06-10 |
| Apr 2026 | $2,088,888 | 1,249 | $1,673 | 11-15 |
| Apr 2026 | $2,080,000 | 1,227 | $1,695 | 11-15 |
| Apr 2026 | $1,990,000 | 1,163 | $1,712 | 06-10 |
| Mar 2026 | $1,980,000 | 1,195 | $1,657 | 06-10 |
| Mar 2026 | $1,968,000 | 1,195 | $1,647 | 11-15 |
| Mar 2026 | $1,905,000 | 1,098 | $1,735 | 11-15 |
| Mar 2026 | $1,830,000 | 1,098 | $1,667 | 06-10 |
HomeRadar AIlive
Ask anything about CITYLIFE@TAMPINES
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Citylife@Tampines actually sell for - this project trades at 1.6× the nearest block’s PSF.