District 18 · Tampines · OCR
The Eden At Tampines
Tampines Street 34 · Executive Condominium · 99 yrs lease commencing from 2000
Current PSF
$1,231
-11.7% vs district median
Gross yield
3.4%
median rent $4,200/mo
3-year gain
13.6%
Transactions · 5y
84
11 in last 12 months
Nearest MRT
Tampines East Mrt Station · 472.849m
DTL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+99% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential37 / 100
26 years old · composite of plot use, age, tenure, value gap & size
Lease decay73 years left
worth 87.5%of freehold today (Bala’s Table) · loses ~5.7pts 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
East Spring Primary School 400m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
East Spring Secondary School · 185m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 2.0km
Green
Jln Pelatok Os · 1.0km
Mall
Eastpoint Mall · 1.6km
Health
Changi Medical Facility (hospital) · 1.4km
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
Price trend average PSF by year
2021
$814
2022
$929
+14.1%
2023
$1,078
+16%
2024
$1,140
+5.8%
2025
$1,187
+4.1%
2026
$1,225
+3.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,300/mo | $3.88 | 3.8% | 26 |
| 3BR | $4,100/mo | $3.28 | 3.2% | 150 |
| 4BR | $4,500/mo | $3.33 | 3.2% | 38 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,618,000 | 1,249 | $1,296 | 06-10 |
| Jun 2026 | $1,420,000 | 1,238 | $1,147 | 01-05 |
| May 2026 | $1,800,000 | 1,485 | $1,212 | 06-10 |
| May 2026 | $1,708,000 | 1,356 | $1,259 | 01-05 |
| Feb 2026 | $1,440,000 | 1,249 | $1,153 | 01-05 |
| Jan 2026 | $1,530,000 | 1,195 | $1,281 | 06-10 |
| Dec 2025 | $1,500,000 | 1,249 | $1,201 | 01-05 |
| Oct 2025 | $1,583,888 | 1,238 | $1,280 | 06-10 |
| Oct 2025 | $1,538,888 | 1,238 | $1,243 | 06-10 |
| Sept 2025 | $1,500,000 | 1,206 | $1,244 | 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 Eden At Tampines actually sell for - this project trades at 2.1× the nearest block’s PSF.