District 18 · Tampines · OCR
The Santorini
Tampines Street 86 · Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,492
+7.0% vs district median
Gross yield
3.9%
median rent $2,800/mo
3-year gain
9.2%
Transactions · 5y
196
32 in last 12 months
Nearest MRT
Tampines West Mrt Station · 1,388.131m
DTL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+141% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
Secondary
Springfield Secondary School · 399m
Food
Hawker Centre @ Our Tampines Hub · 1.4km
Green
Bedok Reservoir Pk · 1.1km
Mall
Tampines Mall · 1.9km
Health
Singhealth Polyclinics (Tampines North Polyclinic) (polyclinic) · 1.7km
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 $1,460 psf - 5% above units on floors 1–5 ($1,390 psf).
Price trend average PSF by year
2021
$1,172
2022
$1,254
+7%
2023
$1,373
+9.5%
2024
$1,397
+1.7%
2025
$1,467
+5%
2026
$1,500
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,650/mo | $4.82 | 3.9% | 252 |
| 2BR | $3,300/mo | $4.40 | 3.5% | 103 |
| 3BR | $4,300/mo | $3.74 | 3.0% | 35 |
| 4BR | $5,300/mo | $4.24 | 3.4% | 15 |
| 5BR | $5,500/mo | $4.07 | 3.3% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,850,000 | 1,119 | $1,653 | 06-10 |
| Jul 2026 | $1,340,000 | 915 | $1,465 | 06-10 |
| Jun 2026 | $1,160,000 | 753 | $1,540 | 11-15 |
| Jun 2026 | $1,132,888 | 721 | $1,571 | 11-15 |
| Jun 2026 | $1,050,000 | 732 | $1,435 | 01-05 |
| May 2026 | $688,888 | 527 | $1,306 | 01-05 |
| Apr 2026 | $1,620,000 | 1,044 | $1,552 | 06-10 |
| Apr 2026 | $1,438,000 | 915 | $1,572 | 11-15 |
| Apr 2026 | $733,000 | 527 | $1,390 | 01-05 |
| Apr 2026 | $730,000 | 463 | $1,577 | 11-15 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around The Santorini actually sell for - this project trades at 2.0× the nearest block’s PSF.