District 18 · Tampines · OCR
Pinevale
Tampines Street 73 · Executive Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,177
-15.6% vs district median
Gross yield
3.8%
median rent $4,600/mo
3-year gain
35.7%
Transactions · 5y
52
3 in last 12 months
Nearest MRT
Tampines Mrt Station · 1,212.428m
DTL,EWL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+91% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential41 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts 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
7%
PSF dispersion within project
The neighbourhood
P1 ring
Poi Ching School 313m · Phase 2C 2.1× balloted · Angsana Primary School 880m · Phase 2C 2.8× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Junyuan Secondary School · 586m
Food
Tampines North Hawker Centre · 1.1km
Green
Tampines Boulevard Park · 1.1km
Mall
Tampines Mall · 1.5km
Health
Singhealth Polyclinics (Tampines North Polyclinic) (polyclinic) · 741m
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 $1,003 psf - 1% below units on floors 1–5 ($1,013 psf).
Price trend average PSF by year
2021
$752
2022
$893
+18.8%
2023
$949
+6.3%
2024
$990
+4.3%
2025
$1,102
+11.3%
2026
$1,288
+16.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,200/mo | $3.36 | 3.4% | 101 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,650,000 | 1,281 | $1,288 | 06-10 |
| Dec 2025 | $1,680,000 | 1,561 | $1,076 | 01-05 |
| Oct 2025 | $1,620,000 | 1,389 | $1,167 | 06-10 |
| Jun 2025 | $1,668,000 | 1,561 | $1,069 | 06-10 |
| Jun 2025 | $1,550,000 | 1,389 | $1,116 | 06-10 |
| Jun 2025 | $1,440,000 | 1,281 | $1,124 | 06-10 |
| May 2025 | $1,400,000 | 1,292 | $1,084 | 01-05 |
| Apr 2025 | $1,400,000 | 1,292 | $1,084 | 01-05 |
| Feb 2025 | $1,518,888 | 1,389 | $1,094 | 11-15 |
| Feb 2025 | $1,430,000 | 1,281 | $1,116 | 11-15 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Pinevale actually sell for - this project trades at 2.1× the nearest block’s PSF.