District 18 · Tampines · OCR
Melville Park
Simei Street 1 · Condominium · 99 yrs lease commencing from 1992
Current PSF
$966
-30.7% vs district median
Gross yield
4.3%
median rent $3,650/mo
3-year gain
6.7%
Transactions · 5y
238
33 in last 12 months
Nearest MRT
Upper Changi Mrt Station · 645.386m
DTL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+56% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential51 / 100
34 years old · composite of plot use, age, tenure, value gap & size
Lease decay65 years left
worth 83.0%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
5%
PSF dispersion within project
The neighbourhood
P1 ring
East Spring Primary School 742m · Phase 2C 0.3× · Chongzheng Primary School 918m · Phase 2C 1.0× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Ngee Ann Secondary School · 881m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.6km
Green
Jln Pelatok Pg · 216m - 6 parks within 1km
Mall
Eastpoint Mall · 764m
Health
Changi General Hospital (hospital) · 1.2km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $920 psf - 1% above units on floors 1–5 ($914 psf).
Price trend average PSF by year
2021
$713
2022
$828
+16.1%
2023
$908
+9.7%
2024
$906
-0.2%
2025
$937
+3.4%
2026
$969
+3.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,350/mo | $3.53 | 4.4% | 621 |
| 3BR | $4,000/mo | $2.96 | 3.7% | 488 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,290,000 | 1,345 | $959 | 01-05 |
| Jun 2026 | $1,288,000 | 1,302 | $989 | 06-10 |
| Jun 2026 | $918,000 | 936 | $980 | 01-05 |
| Jun 2026 | $890,000 | 958 | $929 | 01-05 |
| May 2026 | $968,000 | 1,001 | $967 | 01-05 |
| Apr 2026 | $1,250,000 | 1,302 | $960 | 01-05 |
| Apr 2026 | $1,115,000 | 1,163 | $959 | 01-05 |
| Apr 2026 | $981,000 | 958 | $1,024 | 06-10 |
| Apr 2026 | $967,700 | 990 | $977 | 01-05 |
| Apr 2026 | $935,000 | 958 | $976 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Melville Park actually sell for - this project trades at 1.7× the nearest block’s PSF.