Arc at Tampines occupies a quietly confident position in Singapore’s mature East property market. Completed in 2015 on Tampines Avenue 8 by the joint-venture developer Hoi Hup Sunway (Tampines) Pte Ltd, this 574-unit Executive Condominium (EC) now trades as a fully privatised private condominium — having crossed the 10-year privatisation threshold in 2025 — meaning it is open to Singapore Citizens, Singapore Permanent Residents, and foreigners alike without restriction. That single status change has meaningfully expanded the buyer pool and underpins the price trajectory seen in recent URA caveats.
The development sits within District 18 (Tampines), Singapore’s most established Outside Central Region (OCR) hub. Nine 16-storey residential towers rise above 574 units ranging from 2-bedroom apartments (approximately 770 sq ft) to generous 4-bedroom homes at around 1,600 sq ft. With a 99-year lease commencing 2011, the remaining tenure of roughly 84 years still satisfies typical bank financing criteria and leaves ample headroom for the next decade of ownership. For buyers weighing OCR value against East-coast connectivity, Arc at Tampines consistently appears on shortlists alongside newer but pricier launches in the same planning zone.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Tampines is not merely a heartland town — it is one of Singapore’s three designated Regional Centres, meaning government planners intend it to sustain a critical mass of employment, retail, and civic infrastructure permanently. That planning intent translates into durable demand for nearby housing. Arc at Tampines benefits directly: residents are within walking distance or a short bus ride of Tampines Mall, Tampines One, and Century Square — together offering over 800 retail and dining units — as well as the Tampines Bus Interchange and access to both the East-West Line (EWL) and Downtown Line (DTL) at Tampines MRT.
At the time of EC launch in 2011–2012, the site appealed to HDB upgraders attracted by the subsidised pricing structure that EC rules mandated. A decade on, that original buyer cohort has seen consistent capital appreciation: URA caveat data shows recent transactions in the range of S$1,251–S$1,463 psf, with the highest recorded deal in March 2025 reaching S$1,463 psf for a 797 sq ft unit. For context, comparable new OCR launches in 2025–2026 are launching above S$2,000 psf, making Arc at Tampines an attractive resale alternative at a meaningful discount to replacement cost.
District 18 OCR rental yields currently average 4.0–4.5% gross according to market data, driven by proximity to Temasek Polytechnic, Tampines Regional Centre employment nodes, and international companies in the nearby Changi Business Park and Loyang industrial corridor. Rental demand is therefore diversified across student, professional, and expatriate segments — reducing vacancy risk compared with more mono-demand micromarkets.
We track 181 sales and 202 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ARC AT TAMPINES dashboard.
- Average sale price: $1,305,668 across 181 transactions
- Estimated gross rental yield: 3.5%
- District 18 PSF ranking: Mid-range (top 52%)
- 99 yrs lease commencing from 2011 · OCR · D18 · 574 units
About ARC AT TAMPINES
ARC AT TAMPINES is a 99 yrs lease commencing from 2011 condominium, located at TAMPINES AVENUE 8 in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by HOI HUP SUNWAY TAMPINES PTE LTD, comprising 574 residential units, completed in 2015.
With approximately 84 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ARC AT TAMPINES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 27 | $1,237 psf | $992,996 |
| 3 BR | 129 | $1,201 psf | $1,298,856 |
| 4 BR | 23 | $1,106 psf | $1,659,769 |
| 5+ BR | 2 | $941 psf | $1,894,000 |
Sales Market Overview
ARC AT TAMPINES has recorded 181 sale transactions with an average transaction price of $1,305,668, ranging from $800,000 to $2,198,800.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 49 | $951 psf | $1,056,490 | — |
| 2022 | 28 | $1,097 psf | $1,252,706 | ↑ 15.3% |
| 2023 | 25 | $1,227 psf | $1,328,671 | ↑ 11.9% |
| 2024 | 37 | $1,338 psf | $1,443,576 | ↑ 9.0% |
| 2025 | 29 | $1,380 psf | $1,468,837 | ↑ 3.2% |
| 2026 | 13 | $1,392 psf | $1,558,215 | ↑ 0.8% |
ARC AT TAMPINES ranks in the top 52% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, ARC AT TAMPINES trades 23.2% below the segment benchmark.
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Rental Market Overview
ARC AT TAMPINES has recorded 202 rental transactions with monthly rents averaging $3,830/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 63 | $3,314/mo | $2,290/mo | $5,000/mo |
| 3 BR | 109 | $3,982/mo | $1,600/mo | $7,000/mo |
| 4 BR | 30 | $4,362/mo | $3,100/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 31 | $3,062/mo |
| 2022 | 43 | $3,678/mo |
| 2023 | 25 | $4,374/mo |
| 2024 | 43 | $3,905/mo |
| 2025 | 39 | $3,985/mo |
| 2026 | 21 | $4,188/mo |
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Investment Analysis
Based on average rents and sale prices, ARC AT TAMPINES delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 18
Side-by-side comparison against the most actively traded condos in District 18 (Tampines, Pasir Ris):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2203 | $1,589 psf | 1178 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 1193 | $2,367 psf | 1164 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 760 | $1,769 psf | 760 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 571 |
Location Map
Map shows ARC AT TAMPINES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ARC AT TAMPINES
- Tampines West MRT
- St. Hilda'
- Institute of Technical Education (College East)
- Temasek Polytechnic
Nearby MRT Stations
ARC AT TAMPINES is 1.2 km from Tampines West MRT (Downtown Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Tampines West | DT31 | Downtown Line | 1.2 km |
Nearby Schools
There are 11 schools within 2 km of ARC AT TAMPINES, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Hilda's Primary School | Primary | 550m |
| Institute of Technical Education (College East) | Tertiary | 630m |
| Temasek Polytechnic | Tertiary | 660m |
| Gongshang Primary School | Primary | 980m |
| Tampines Primary School | Primary | 1.0 km |
| Tampines North Secondary School | Secondary | 1.3 km |
| Tampines Meridian Junior College | Jc | 1.4 km |
| Tampines Secondary School | Secondary | 1.4 km |
| East Spring Primary School | Primary | 1.9 km |
| East Spring Secondary School | Secondary | 1.9 km |
| Junyuan Primary School | Primary | 1.9 km |
Arc at Tampines carries a cluster of structural advantages that distinguish it from generic OCR resale stock.
Dual-line MRT access at competitive pricing. Tampines MRT station integrates the EWL and DTL, providing one-transfer access to the CBD, Changi Airport, and the city fringe. Few OCR condominiums in this price bracket offer this combination. For owners renting to professionals commuting to the CBD or Changi, the connectivity story is easy to articulate to prospective tenants.
Full privatisation unlocks the widest possible buyer pool. Because Arc at Tampines crossed the 10-year mark in 2025, the unit can now be sold to foreigners and companies — not just SC/SPR buyers. This structural change meaningfully reduces resale liquidity risk, which is the chief concern investors historically raised about EC resale markets in their 6–10 year window. Sellers no longer need to restrict marketing to two citizen categories.
Established Tampines Regional Centre macro-fundamentals. Unlike nascent growth corridors that depend on future government commitments, Tampines’ regional centre status has been built out over 30 years. The Tampines Regional Centre Master Plan continues to guide commercial development in the area. Investors in Arc at Tampines are buying into a proven, not speculative, demand driver. Use our ROI calculator to model hold-period returns under different rental and appreciation scenarios.
Large unit mix with genuine family-scale floor plans. The 4-bedroom units at around 1,600 sq ft are increasingly rare in Singapore’s new-launch pipeline, where developers have progressively compressed sizes to maximise unit counts. Families seeking genuine multi-generational layouts value this scarcity. This also supports rental premiums from corporate tenants seeking larger apartments for relocating staff.
Amenity richness. The development features a 50-metre lap pool, jacuzzi, tennis court, gymnasium, BBQ pavilions, and 24-hour security. The quality of the facilities relative to the transacted price point compares favourably to newer launches where amenity spending is increasingly value-engineered. Bedok Reservoir Park and Tampines Quarry Park provide green respite immediately adjacent to the estate.
Lease tail still financeable. With approximately 84 years remaining on the 99-year leasehold, Arc at Tampines sits comfortably above the HDB/CPF financing haircut thresholds that begin to bite at 60 years. Buyers can apply CPF OA funds without restriction, and banks will extend standard loan tenures. Use the lease decay calculator to visualise how remaining tenure affects long-term valuation under different holding scenarios, and check your mortgage and affordability with current rates before committing.
No property investment is without trade-offs, and Arc at Tampines has a set of risks buyers should evaluate honestly.
Lease decay is a long-run valuation headwind. All 99-year leasehold properties face accelerating value compression as the lease shortens below 70 and then 60 years. For buyers holding a 20–30 year horizon, the lease tail at exit (roughly 54–64 years) will begin attracting CPF and bank financing haircuts, which compresses the buyer pool and suppresses exit prices. This is not unique to Arc at Tampines — it is the defining characteristic of Singapore’s 99-year leasehold EC segment — but it warrants explicit modelling.
PSF ceiling relative to newer OCR stock. While the sub-S$1,500 psf entry price looks attractive in absolute terms, new OCR launches transacting at S$2,000–S$2,300 psf establish the market’s aspirational ceiling. Price convergence between older and newer stock is structurally limited by lease tenure differences, meaning Arc at Tampines is unlikely to achieve parity with new launches regardless of market conditions.
Competition from newer ECs in the Tampines catchment. Parc Central Residences and Tenet (both newer Tampines ECs) will continue to capture primary demand from first-time EC buyers, directing developer-subsidised buyers away from Arc at Tampines resale. This limits new-blood demand to the pure resale market.
Distance from MRT requires bus or cycling. While Tampines MRT is the nearest major interchange, the actual walking distance to Arc at Tampines along Tampines Avenue 8 is approximately 1 km or more, making it a bus-dependent commute for residents who do not cycle. For transit-priority buyers this is a genuine inconvenience versus developments within 500 metres of a station entrance.
Older fittings and finishes. Completed in 2015, the development is now over a decade old. Common area infrastructure, lifts, and unit fittings will increasingly require upgrading expenditure by the MCST and individual owners. Prospective buyers should inspect sinking fund adequacy and request recent MCST AGM minutes to assess deferred maintenance obligations.
- ✅ HDB upgrader seeking OCR private ownership: Arc at Tampines is now fully privatised, so SC HDB upgraders can purchase without EC-specific restrictions. The sub-S$1,500 psf price point provides a significantly lower barrier to private property ownership than new OCR launches, while still offering genuine condo facilities and the cachet of a Tampines Regional Centre address.
- ✅ Singapore Permanent Resident investor: Post-privatisation, SPR buyers face no EC eligibility restrictions. Tampines’ 4.0–4.5% gross rental yields, driven by Temasek Polytechnic students and Changi Business Park professionals, offer solid passive income. SPRs should model ABSD (5% for first residential purchase) into their stamp duty and total cost calculation using our total cost calculator before committing.
- ✅ Foreign buyer seeking East-side value: Full privatisation in 2025 opened Arc at Tampines to foreign purchasers for the first time. For foreigners paying 60% ABSD, the economics are challenging at most price points, but foreigners embedded in the Changi – Loyang employment corridor who value proximity and the lower absolute quantum versus CCR alternatives may find the calculus workable. Model the full ABSD cost carefully with the stamp duty calculator.
- ✅ Yield-focused property investor: District 18 OCR gross yields of 4.0–4.5% compare favourably to CCR and many RCR investments at higher entry PSF. The 4-bedroom units attract corporate-lease demand, while 2-bedrooms suit young professional tenants. Investors should use the cash flow calculator and ROI calculator to stress-test net returns after MCST fees, property tax, and financing costs.
- ✅ Family owner-occupier with school-age children: The estate sits within proximity of several primary schools in the Tampines planning zone, and Temasek Polytechnic is a short bus ride away for older children. The 4-bedroom 1,600 sq ft floor plans are genuinely liveable by Singapore standards. Families who register in the right primary school phases will find the location supports long-term schooling continuity. Run your purchase affordability check with the affordability calculator and TDSR calculator.
- ⚠️ En-bloc speculator: At 574 units and with a 99-year lease commencing 2011, the economics of collective sale are theoretically possible but structurally challenging. Replacement land cost in the Tampines micro-market would need to justify a significant premium over current valuations, and developer appetite for large OCR EC sites near existing stock remains selective. En-bloc should not be the primary investment thesis for this development.
Arc at Tampines represents a solid mid-tenure resale EC that has aged well into the Tampines Regional Centre story. The combination of full privatisation, proven rental demand, a real-facilities estate, and a meaningful PSF discount to new OCR launches positions it as a credible choice for upgraders, yield investors, and buyers priced out of newer stock. It is not a high-conviction en-bloc play, nor a lease-to-zero-risk-free hold — the 99-year clock is ticking. But for buyers with a 10–15 year horizon who want OCR exposure with practical connectivity to two MRT lines and access to Singapore’s best-developed regional amenity hub outside the CBD, Arc at Tampines earns its place on a serious shortlist.
Benchmark the asking price against recent URA caveats (S$1,251–S$1,463 psf range as of mid-2025), stress-test your financing with the mortgage calculator and TDSR calculator, factor in the full stamp duty picture, and compare it against at least two other District 18 alternatives before signing. Done with clear eyes on the lease trajectory, Arc at Tampines can be a rewarding long-term hold in one of Singapore’s most resilient residential catchments.
FAQ
What is the average price for ARC AT TAMPINES?
What is the rental yield for ARC AT TAMPINES?
Is ARC AT TAMPINES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 181 transactions analysed
- Rental data: 202 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for ARC AT TAMPINES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,781 condo transactions recorded in District 18 over the last 12 months, 60% resale, 38% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 18 reads 132.1 as of June 2026 — down 4.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 18 could add roughly 560 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Tampines Street 94 (EC) | — | ~560 | Confirmed | Available |
HDB Alternatives Nearby
Weighing ARC AT TAMPINES against staying public? These HDB towns sit within walking or short-drive distance: