District 18 (Tampines, Pasir Ris, Simei) is one of Singapore's best OCR yield zones — averaging 2.9% gross across new condos and 3.5%–4.5% for older 99-yr leasehold at $900–$1,200 psf. Strong tenant demand from Changi Airport, Changi Business Park, and Tampines Regional Centre keeps vacancy low for 2-3BR units.
District 18 sits in Singapore's eastern heartland, anchored by two employment-dense precincts outside CBD. Changi Airport Group employs tens of thousands who rent private condos within 15-min drive. Changi Business Park (CBP) houses DBS Technology, Unilever, IBM. Tampines Regional Centre — URA's designated regional hub. Combined: self-contained economy feeding a rental market insulated from CBD office cycles.
Tenant base: HDB upgraders renting while waiting for new-launch, Changi Airport ground-crew on rosters, CBP expats with housing allowances, school families (SUTD, Tampines JC, Temasek Poly).
D18 2026: new completions at $1,600–$1,900 psf (Pasir Ris 8 anchors upper end at $1,773 psf avg). 1990s–2000s leasehold at $900–$1,300 psf. PSF gap = yield story. A 2BR at $3,200/month on $900K = 4.3% gross; same rent on $1.6M new-build = 2.4%.
Two infrastructure catalysts: CRL Phase 1 by 2030 (Tampines North MRT — TEL–CRL interchange); Changi T5 mid-2030s (50M additional passengers/yr, expanded employment, larger D18 tenant pool).
Rental yield is the rawest measure of cash-flow-to-capital efficiency in any condo purchase. In Singapore, gross yields typically range from 2.5% in the CCR to 4.5% in the OCR, with mass-market one-bedders often at the top of that band. This article ranks condos by recent rental and sales data to surface the highest-yielding options in the selected district — but remember that yield alone does not tell the whole story: liquidity, tenure, and capital appreciation matter too.
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District 18 (Tampines, Pasir Ris) is in Singapore's Outside Central Region. We ranked all condos in this district by gross rental yield using the latest 24 months of sales data and 12 months of rental data to find the best income-generating properties.
Top Rental Yield Condos in District 18
| Condo | Avg PSF | Avg Price | Avg Rent | Gross Yield | Tenure |
|---|---|---|---|---|---|
| MELVILLE PARK | $931 psf | $1,070,429 | $3,678/mo | 4.1% | 99 yrs lease commencing from 1992 |
| EASTPOINT GREEN | $1,141 psf | $1,224,421 | $3,950/mo | 3.9% | 99 yrs lease commencing from 1996 |
| PINEVALE | $1,064 psf | $1,446,118 | $4,632/mo | 3.8% | 99 yrs lease commencing from 1997 |
| SIMEI GREEN CONDOMINIUM | $1,085 psf | $1,282,221 | $4,085/mo | 3.8% | 99 yrs lease commencing from 1996 |
| EASTVALE | $1,041 psf | $1,253,410 | $3,978/mo | 3.8% | 99 yrs lease commencing from 1996 |
| THE ESPARIS | $1,116 psf | $1,429,810 | $4,478/mo | 3.8% | 99 yrs lease commencing from 2002 |
| SAVANNAH CONDOPARK | $1,121 psf | $1,559,220 | $4,793/mo | 3.7% | 99 yrs lease commencing from 2000 |
| WHITEWATER | $1,112 psf | $1,305,225 | $3,900/mo | 3.6% | 99 yrs lease commencing from 2002 |
| STRATUM | $1,336 psf | $1,164,828 | $3,441/mo | 3.5% | 99 yrs lease commencing from 2012 |
| SEASTRAND | $1,288 psf | $1,078,583 | $3,165/mo | 3.5% | 99 yrs lease commencing from 2011 |
| NV RESIDENCES | $1,335 psf | $1,261,665 | $3,671/mo | 3.5% | 99 yrs lease commencing from 2008 |
| ELIAS GREEN | $964 psf | $1,477,071 | $4,287/mo | 3.5% | 99 yrs lease commencing from 1991 |
| SEA HORIZON | $1,291 psf | $1,584,121 | $4,564/mo | 3.5% | 99 yrs lease commencing from 2013 |
| WATERCOLOURS | $1,217 psf | $1,299,466 | $3,686/mo | 3.4% | 99 yrs lease commencing from 2012 |
| ARC AT TAMPINES | $1,369 psf | $1,463,257 | $4,138/mo | 3.4% | 99 yrs lease commencing from 2011 |
Investment Considerations
- Gross vs net yield: Deduct maintenance fees (~$300–$800/mo), property tax, and agent commission (1 month) for a realistic net yield.
- Tenant demand: Higher yields often come from smaller units near MRT stations or business hubs — check vacancy rates.
- Capital appreciation: High-yield condos may have lower capital growth; balance yield with appreciation potential.
- Use the ROI Calculator to model your total return including leverage.
- Compare across districts with the District Comparison Tool.
D18 top yield projects (2025–2026 medians):
| Project | Tenure | Avg PSF | Median 2BR Rent | Gross Yield | Units | TOP |
|---|---|---|---|---|---|---|
| Watercolours | 99yr (2011) | $1,010 | $3,100 | ~4.3% | 689 | 2015 |
| Simei Green | 99yr (1997) | $940 | $2,800 | ~4.2% | 252 | 2000 |
| The Tapestry | 99yr (2017) | $1,734 | $3,800 | ~3.1% | 861 | 2021 |
| Treasure at Tampines | 99yr (2019) | $1,797 | $4,000 | ~3.0% | 2,203 | 2023 |
| Pasir Ris 8 | 99yr (2021) | $1,773 | $3,800 | ~3.0% | 487 | 2024 |
Watercolours standout: Pasir Ris Drive 3 waterfront, 5-min walk to Pasir Ris MRT, ~$1,010 psf entry → widest rent-to-price spread. Treasure at Tampines (largest private condo Singapore) blended yield ~4% due to scale. Pasir Ris 8 integrated above Pasir Ris MRT + bus interchange + retail mall — near-zero vacancy.
- Target older 99-yr stock (pre-2010 TOP) for yield.
- Use Rental Yield Calculator before any offer.
- Check CPF usability for older leasehold. Watercolours (TOP 2015) ~88 years remaining = CPF-eligible. Simei Green (TOP 2000) ~73 years.
- Factor BSD and stamp duty. BSD on $1M = $24,600; on $1.8M = $54,600.
- Stress-test at 3.5% and 4% mortgage rate.
- Monitor CRL Phase 1 progress milestones.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
- Sales data: URA REALIS (past 24 months, min 2 transactions per condo)
- Rental data: URA REALIS (past 12 months, min 2 leases per condo)
- Gross yield = (avg monthly rent × 12) / avg transaction price × 100
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
What is a good gross rental yield in Singapore?
Why does yield matter more than capital gain?
Should I buy freehold or leasehold for rental yield?
Which D18 condo has highest yield?
Watercolours and older Simei leasehold ~4.0–4.5% gross. Treasure at Tampines ~3.5–4% blended.
How does CRL affect D18 yields?
CRL Phase 1 2030 adds Tampines North interchange. Historical 5–15% PSF uplift 2–3 years pre-opening. Compresses yield if PSF rises faster than rents.
What does Terminal 5 mean?
Mid-2030s opening expands airport employment significantly. Long-duration demand catalyst.
Can I use CPF for older leasehold?
Yes if remaining lease covers youngest buyer to age 95. Watercolours ~88 yrs fully eligible.
Tenant profile?
Changi Airport staff/crew, CBP professionals (DBS, Unilever, IBM), HDB upgraders, school families.