District 18 · Tampines · OCR
My Manhattan
Simei Street 3 · Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,571
+12.7% vs district median
Gross yield
3.6%
median rent $3,988/mo
3-year gain
9.1%
Transactions · 5y
79
11 in last 12 months
Nearest MRT
Simei Mrt Station · 209.253m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+154% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential27 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Changkat Primary School 184m · Phase 2C 0.2× · Learning Studio Educare @ Changkat Primary School 190m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Changkat Changi Secondary School · 199m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.1km
Green
Harvey Crescent Pg · 232m - 8 parks within 1km
Mall
Eastpoint Mall · 159m
Health
Changi General Hospital (hospital) · 435m
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 $1,622 psf - 11% above units on floors 1–5 ($1,466 psf).
Price trend average PSF by year
2021
$1,258
2022
$1,343
+6.8%
2023
$1,435
+6.9%
2024
$1,496
+4.3%
2025
$1,586
+6%
2026
$1,565
-1.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $5.45 | 4.2% | 153 |
| 2BR | $4,000/mo | $4.71 | 3.6% | 210 |
| 3BR | $4,800/mo | $4.57 | 3.5% | 59 |
| 4BR | $5,500/mo | $4.07 | 3.1% | 18 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,415,000 | 861 | $1,643 | 06-10 |
| Jun 2026 | $820,000 | 560 | $1,465 | 01-05 |
| May 2026 | $888,000 | 560 | $1,586 | 06-10 |
| Dec 2025 | $720,000 | 441 | $1,631 | 01-05 |
| Nov 2025 | $1,468,000 | 936 | $1,568 | 01-05 |
| Oct 2025 | $1,490,000 | 883 | $1,688 | 11-15 |
| Oct 2025 | $820,000 | 560 | $1,465 | 01-05 |
| Sept 2025 | $1,450,000 | 1,076 | $1,347 | 01-05 |
| Sept 2025 | $850,000 | 506 | $1,680 | 06-10 |
| Aug 2025 | $1,860,000 | 1,152 | $1,615 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around My Manhattan actually sell for - this project trades at 2.5× the nearest block’s PSF.