District 18 · Tampines · OCR
Treasure At Tampines
Tampines Lane · Condominium · 99 yrs lease commencing from 2018
Current PSF
$1,798
+28.9% vs district median
Gross yield
3.6%
median rent $3,400/mo
3-year gain
9.4%
Transactions · 5y
933
125 in last 12 months
Nearest MRT
Simei Mrt Station · 636.873m
EWL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+191% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.9%
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
Changkat Primary School 707m · Phase 2C 0.2× · Chongzheng Primary School 717m · Phase 2C 1.0× · Learning Studio Educare @ Changkat Primary School 742m · Yumin Primary School 747m · Phase 2C 0.0× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Tampines Secondary School · 618m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 371m
Green
Sea Breeze Garden Park · 845m - 3 parks within 1km
Mall
Eastpoint Mall · 623m
Health
St. Andrew'S Community Hospital (hospital) · 388m
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
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,420 psf (398 sales). At today’s $1,798 psf, they are up 27% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,769 psf - 6% above units on floors 1–5 ($1,665 psf).
Price trend average PSF by year
2021
$1,420
2022
$1,540
+8.5%
2023
$1,646
+6.9%
2024
$1,698
+3.2%
2025
$1,768
+4.1%
2026
$1,801
+1.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,700/mo | $6.00 | 4.0% | 145 |
| 2BR | $3,300/mo | $5.08 | 3.4% | 307 |
| 3BR | $4,300/mo | $4.53 | 3.0% | 160 |
| 4BR | $5,550/mo | $4.11 | 2.7% | 55 |
| 5BR | $7,000/mo | $4.00 | 2.7% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,960,000 | 1,033 | $1,897 | 01-05 |
| Jul 2026 | $1,440,000 | 818 | $1,760 | 01-05 |
| Jul 2026 | $1,112,000 | 678 | $1,640 | 06-10 |
| Jul 2026 | $985,000 | 592 | $1,664 | 01-05 |
| Jun 2026 | $1,950,000 | 1,033 | $1,887 | 11-15 |
| Jun 2026 | $1,680,000 | 915 | $1,836 | 06-10 |
| Jun 2026 | $1,670,000 | 915 | $1,825 | 06-10 |
| Jun 2026 | $1,536,500 | 840 | $1,830 | 06-10 |
| Jun 2026 | $1,240,000 | 678 | $1,829 | 06-10 |
| Jun 2026 | $1,210,000 | 678 | $1,784 | 01-05 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Treasure At Tampines actually sell for - this project trades at 3.1× the nearest block’s PSF.