District 18 · Tampines · OCR
The Tapestry
Tampines Street 86 · Condominium · 99 yrs lease commencing from 2017
Current PSF
$1,729
+24.0% vs district median
Gross yield
4.2%
median rent $3,000/mo
3-year gain
6.1%
Transactions · 5y
268
39 in last 12 months
Nearest MRT
Tampines West Mrt Station · 1,402.348m
DTL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+180% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential23 / 100
9 years old · composite of plot use, age, tenure, value gap & size
Lease decay90 years left
worth 94.6%of freehold today (Bala’s Table) · loses ~3.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.0%
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 933m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Springfield Secondary School · 453m
Food
Hawker Centre @ Our Tampines Hub · 1.4km
Green
Bedok Reservoir Pk · 1.3km
Mall
Tampines Mall · 1.8km
Health
Singhealth Polyclinics (Tampines North Polyclinic) (polyclinic) · 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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,718 psf - 4% above units on floors 1–5 ($1,656 psf).
Price trend average PSF by year
2021
$1,505
2022
$1,578
+4.9%
2023
$1,646
+4.3%
2024
$1,680
+2.1%
2025
$1,702
+1.3%
2026
$1,747
+2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $6.22 | 4.3% | 285 |
| 2BR | $3,500/mo | $5.38 | 3.7% | 220 |
| 3BR | $4,800/mo | $5.05 | 3.5% | 41 |
| 4BR | $7,300/mo | $5.03 | 3.5% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,082,000 | 603 | $1,795 | 11-15 |
| Jun 2026 | $2,280,000 | 1,345 | $1,695 | 11-15 |
| Jun 2026 | $1,820,000 | 990 | $1,838 | 11-15 |
| Jun 2026 | $1,210,000 | 807 | $1,499 | 11-15 |
| May 2026 | $1,700,000 | 926 | $1,836 | 11-15 |
| May 2026 | $1,030,000 | 603 | $1,709 | 01-05 |
| Apr 2026 | $2,030,000 | 1,130 | $1,796 | 06-10 |
| Apr 2026 | $1,630,000 | 926 | $1,761 | 01-05 |
| Apr 2026 | $810,000 | 474 | $1,710 | 01-05 |
| Mar 2026 | $1,210,000 | 700 | $1,729 | 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 Tapestry actually sell for - this project trades at 2.3× the nearest block’s PSF.