District 16 · Tampines · OCR
Sunhaven
Upper Changi Road East · Condominium · Freehold
Current PSF
$1,269
-17.9% vs district median
Gross yield
3.1%
median rent $3,500/mo
3-year gain
11.6%
Transactions · 5y
50
8 in last 12 months
Nearest MRT
Upper Changi Mrt Station · 724.71m
DTL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+105% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential40 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+1.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
12%
PSF dispersion within project
The neighbourhood
P1 ring
East Spring Primary School 505m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
East Spring Secondary School · 908m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 2.0km
Green
Mera Terrace Pg · 199m - 4 parks within 1km
Mall
Eastpoint Mall · 1.2km
Health
Changi Medical Facility (hospital) · 1.5km
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
$1,028
2022
$1,115
+8.5%
2023
$1,228
+10.1%
2024
$1,226
-0.2%
2025
$1,228
+0.2%
2026
$1,371
+11.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,300/mo | $3.14 | 3.0% | 146 |
| 3BR | $4,000/mo | $3.20 | 3.0% | 138 |
| 4BR | $5,600/mo | $3.86 | 3.7% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,780,000 | 1,259 | $1,413 | 06-10 |
| May 2026 | $1,370,000 | 1,066 | $1,286 | 06-10 |
| Feb 2026 | $1,388,000 | 990 | $1,402 | 06-10 |
| Jan 2026 | $1,815,000 | 1,313 | $1,382 | 01-05 |
| Dec 2025 | $1,990,000 | 1,453 | $1,369 | 06-10 |
| Dec 2025 | $1,738,000 | 1,894 | $917 | 06-10 |
| Nov 2025 | $1,290,000 | 990 | $1,303 | 01-05 |
| Nov 2025 | $1,150,000 | 1,066 | $1,079 | 01-05 |
| Jul 2025 | $1,830,000 | 1,313 | $1,394 | 06-10 |
| Jun 2025 | $2,085,000 | 1,819 | $1,146 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Sunhaven actually sell for - this project trades at 2.5× the nearest block’s PSF.