District 18 · Tampines · OCR
Eastpoint Green
Simei Street 3 · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,172
-16.0% vs district median
Gross yield
3.8%
median rent $4,000/mo
3-year gain
15.3%
Transactions · 5y
148
26 in last 12 months
Nearest MRT
Simei Mrt Station · 509.774m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+90% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential42 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Studio Educare @ Changkat Primary School 139m · Changkat Primary School 153m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Changkat Changi Secondary School · 201m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.0km
Green
Sea Breeze Avenue Park · 84m - 6 parks within 1km
Mall
Eastpoint Mall · 445m
Health
Changi General Hospital (hospital) · 306m
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
$827
2022
$987
+19.3%
2023
$1,049
+6.3%
2024
$1,135
+8.2%
2025
$1,131
-0.4%
2026
$1,209
+6.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $2.67 | 2.7% | 26 |
| 2BR | $3,400/mo | $3.58 | 3.7% | 256 |
| 3BR | $4,000/mo | $3.48 | 3.6% | 224 |
| 4BR | $4,700/mo | $2.54 | 2.6% | 7 |
| 5BR | $6,300/mo | $2.68 | 2.7% | 7 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,668,888 | 2,099 | $1,272 | 06-10 |
| Jun 2026 | $1,160,000 | 969 | $1,197 | 01-05 |
| May 2026 | $1,400,000 | 1,173 | $1,193 | 06-10 |
| May 2026 | $1,250,000 | 958 | $1,305 | 01-05 |
| May 2026 | $1,168,888 | 958 | $1,220 | 01-05 |
| Apr 2026 | $1,410,000 | 1,173 | $1,202 | 06-10 |
| Apr 2026 | $1,380,000 | 1,130 | $1,221 | 06-10 |
| Apr 2026 | $1,325,000 | 1,130 | $1,172 | 01-05 |
| Mar 2026 | $1,371,000 | 1,184 | $1,158 | 06-10 |
| Mar 2026 | $1,355,000 | 1,130 | $1,199 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Eastpoint Green actually sell for - this project trades at 2.0× the nearest block’s PSF.