District 18 · Tampines · OCR
The Alps Residences
Tampines Street 86 · Condominium · 99 yrs lease commencing from 2015
Current PSF
$1,520
+9.0% vs district median
Gross yield
4.1%
median rent $3,150/mo
3-year gain
7.3%
Transactions · 5y
210
43 in last 12 months
Nearest MRT
Tampines West Mrt Station · 1,390.285m
DTL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+146% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential24 / 100
11 years old · composite of plot use, age, tenure, value gap & size
Lease decay88 years left
worth 94.0%of freehold today (Bala’s Table) · loses ~4.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Poi Ching School 700m · Phase 2C 2.1× balloted · St. Hilda'S Primary School 980m · Phase 2C 3.2× balloted · Saint Hilda'S Primary School 998m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Junyuan Secondary School · 478m
Food
Hawker Centre @ Our Tampines Hub · 1.2km
Green
Bedok Reservoir Pk · 1.5km
Mall
Tampines Mall · 1.7km
Health
Singhealth Polyclinics (Tampines North Polyclinic) (polyclinic) · 1.3km
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 $1,506 psf - 1% above units on floors 1–5 ($1,486 psf).
Price trend average PSF by year
2021
$1,270
2022
$1,344
+5.8%
2023
$1,414
+5.2%
2024
$1,488
+5.2%
2025
$1,520
+2.2%
2026
$1,517
-0.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,700/mo | $6.00 | 4.7% | 289 |
| 2BR | $3,300/mo | $5.08 | 4.0% | 242 |
| 3BR | $4,100/mo | $4.32 | 3.4% | 64 |
| 4BR | $6,000/mo | $4.14 | 3.3% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,030,000 | 689 | $1,495 | 01-05 |
| Jul 2026 | $1,020,000 | 700 | $1,458 | 06-10 |
| Jun 2026 | $1,850,000 | 1,087 | $1,702 | 11-15 |
| Jun 2026 | $998,000 | 689 | $1,449 | 01-05 |
| May 2026 | $1,082,000 | 700 | $1,546 | 06-10 |
| May 2026 | $765,000 | 506 | $1,512 | 01-05 |
| Apr 2026 | $1,410,000 | 936 | $1,506 | 01-05 |
| Apr 2026 | $1,025,000 | 689 | $1,488 | 11-15 |
| Apr 2026 | $1,000,000 | 689 | $1,452 | 01-05 |
| Apr 2026 | $810,000 | 506 | $1,601 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around The Alps Residences actually sell for - this project trades at 2.1× the nearest block’s PSF.