When Sim Lian Group opened the sales gallery for Aurelle of Tampines in late February 2025, the queue stretched well past midnight. By the end of launch weekend on 8 March 2025, 682 of the project’s 760 units — a remarkable 90% sell-through rate — had been snapped up at an average of $1,766 per square foot, a new benchmark for Singapore’s executive condominium segment. The remaining units were absorbed within hours during the second-timer balloting phase. That reception was the product of converging forces: dwindling EC inventory island-wide, a maturing HDB-upgrader cohort in Tampines, and a once-in-a-generation infrastructure catalyst — the upcoming Cross Island Line (CRL) Tampines North station, targeted for 2030 — arriving squarely in this project’s backyard.
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 North is not a finished neighbourhood — it is an evolving one. The precinct sits within District 18, Singapore’s eastern residential spine, historically anchored by Tampines MRT on the East-West Line. Aurelle itself is located at Tampines Street 62 (Parcel B), on a 301,391 sq ft land plot that accommodates 14 blocks of 14 storeys and 760 units. Three-bedroom homes start from 840 sq ft at $1.417 million ($1,687 psf); four-bedrooms from 1,023 sq ft at $1.689 million ($1,651 psf); and five-bedrooms from 1,356 sq ft at $2.258 million ($1,665 psf).
The CRL Phase 1 context is pivotal. The Tampines North MRT station — whose construction contract was awarded to China Communications Construction Company for $397 million — is one of 12 stations on a line that will link Pasir Ris to Ang Mo Kio, with interchanges at the East-West, North-East, and Thomson-East Coast lines. When CRL1 opens around 2030, residents of Aurelle will enjoy a roughly five-minute walk to a station that plugs them directly into Singapore’s rail spine without a single bus transfer. For further detail, the Land Transport Authority’s official CRL page is the authoritative source. Buyers weighing mortgage affordability at these price points can model monthly obligations using the mortgage calculator, and should also factor Additional Buyer’s Stamp Duty implications via the stamp duty calculator.
We track 760 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the AURELLE OF TAMPINES dashboard.
- Average sale price: $1,713,151 across 760 transactions
- District 18 PSF ranking: Premium tier (top 6%)
- 99 yrs lease commencing from 2024 · OCR · D18 · 760 units
About AURELLE OF TAMPINES
AURELLE OF TAMPINES is a 99 yrs lease commencing from 2024 condominium, located at TAMPINES STREET 62 in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by Sim Lian JV (Northbank) Pte Ltd, comprising 760 residential units, completed in 2025.
With approximately 97 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 AURELLE OF TAMPINES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 500 | $1,770 psf | $1,553,004 |
| 3 BR | 232 | $1,766 psf | $1,976,642 |
| 4 BR | 28 | $1,762 psf | $2,389,714 |
Sales Market Overview
AURELLE OF TAMPINES has recorded 760 sale transactions with an average transaction price of $1,713,151, ranging from $1,417,000 to $2,529,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 759 | $1,768 psf | $1,713,051 | — |
| 2026 | 1 | $2,052 psf | $1,789,000 | ↑ 16.0% |
AURELLE OF TAMPINES ranks in the top 6% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, AURELLE OF TAMPINES trades 14.1% above the segment benchmark.
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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 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 571 |
| PASIR RIS 8 | 99 yrs lease commencing from 2021 | 487 | $1,682 psf | 538 |
Location Map
Map shows AURELLE OF TAMPINES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- AURELLE OF TAMPINES
- Pasir Ris MRT
- White Sands Primary School
- Pasir Ris Secondary School
- Pasir Ris Primary School
Nearby MRT Stations
AURELLE OF TAMPINES is 1.0 km from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 1.0 km |
Nearby Schools
There are 17 schools within 2 km of AURELLE OF TAMPINES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | Primary | 890m |
| Pasir Ris Secondary School | Secondary | 1.1 km |
| Pasir Ris Primary School | Primary | 1.2 km |
| Brighton College (Singapore) | International | 1.2 km |
| Elias Park Primary School | Primary | 1.3 km |
| Pasir Ris Crest Secondary School | Secondary | 1.4 km |
| Junyuan Primary School | Primary | 1.4 km |
| Stamford American International School | International | 1.4 km |
| Meridian Secondary School | Secondary | 1.5 km |
| Meridian Primary School | Primary | 1.5 km |
| East Spring Secondary School | Secondary | 1.6 km |
| East Spring Primary School | Primary | 1.6 km |
Aurelle of Tampines holds a credible investment and liveability case across several dimensions.
- EC pricing advantage — structural, not temporary. Despite achieving a record EC average of $1,766 psf, Aurelle launched at a meaningful discount to adjacent private condominiums in the Tampines North precinct. The integrated development Parktown Residence priced considerably higher.
- MOP-to-privatisation capital appreciation path. Under the rules applicable to Aurelle (site awarded before the May 2026 MOP changes), buyers can sell on the open resale market to Singapore citizens and permanent residents after fulfilling a five-year MOP from TOP. Full privatisation follows at the ten-year mark. Given TOP target of 2029, MOP closes ~2034, full privatisation ~2039.
- Developer track record. Sim Lian Group has delivered multiple well-regarded ECs in Singapore, including Wandervale and Treasure Crest, both of which achieved solid post-MOP appreciation.
- HDB Proximity Grant eligibility. First-timer applicants purchasing near an HDB estate may be eligible for the HDB Proximity Housing Grant of up to $30,000 if buying near parents. Verify eligibility via HDB’s official EC eligibility portal and cross-check via the HDB grant calculator.
- Mature eastern amenity ecosystem. Tampines is one of Singapore’s most self-sufficient regional centres, with three malls (Tampines Mall, Tampines 1, Century Square), a regional library, multiple hawker centres, and a bus interchange.
A candid assessment must acknowledge the structural constraints and market-level risks.
- Income ceiling lock-in and resale market narrowing. EC eligibility requires a gross monthly household income of $16,000 or below, and at least one applicant must be a Singapore citizen. Sellers during the MOP window (years 0–5 from TOP) cannot transact at all. After MOP but before full privatisation (years 5–10), the resale pool is restricted to Singapore citizens and PRs only — a smaller buyer universe.
- Price benchmark risk. Aurelle set a new EC psf record at $1,766. If subsequent EC launches in the eastern region price lower due to softer demand, the resale premium would compress.
- Interest rate sensitivity. Three-bedroom units starting above $1.4 million, monthly mortgage obligations for a 25-year loan at prevailing rates can exceed $5,500–$6,500 per month. Buyers near the $16,000 income ceiling are also near MAS Total Debt Servicing Ratio limits.
- CRL timeline uncertainty. The 2030 target for CRL Phase 1 is a government projection. A delay of one to two years would defer the connectivity premium.
- Leasehold decay. Aurelle’s 99-year lease commences 2024. By the time full privatisation is achieved (~2039), approximately 15 years of lease will have elapsed.
- ✅ HDB-upgrader household, combined income $10,000–$16,000: This is the target buyer the EC scheme is designed for. The income ceiling captures a cohort priced out of private condominiums but generating enough cash flow to service a $1.4M–$1.7M mortgage.
- ✅ First-timer couple, both Singapore citizens, combined income near $16,000 ceiling: Maximum CPF Housing Grant eligibility, HDB Proximity Grant potential if parents live in Tampines, and the subsidised entry price relative to private condos.
- ⚠️ Property investor seeking sub-$2M entry to District 18 with CRL optionality: The record psf and income-ceiling resale restrictions limit the immediate upside case. Capital appreciation depends on CRL delivery and continued EC price inflation.
- ❌ Private property owner looking to downgrade: EC purchase rules prohibit applicants who own or have an interest in private property in Singapore or overseas at the time of application.
- ❌ Singaporean PR-only household (no citizen applicant): At least one applicant must be a Singapore citizen at the point of EC application. PR-only households are ineligible regardless of income.
- ✅ Dual-income professional couple, SC + PR, no existing property: Meets citizen-nucleus requirement. Income within ceiling. The 760-unit scale and unit mix skewed toward three- and four-bedrooms suits a growing family.
Aurelle of Tampines is a well-priced, strategically located EC for the cohort it is designed to serve. Its 100% sell-through within weeks of launch confirms that qualified demand exists in depth. The combination of a reputable developer, a maturing Tampines North precinct, and a concrete CRL infrastructure catalyst arriving before the MOP window closes creates a credible long-term value story. The risks are real but manageable: income ceiling resale restrictions, interest rate sensitivity at record EC pricing, and leasehold decay are structural features of the EC framework. Buyers who enter with clear-eyed expectations — that this is a five-to-ten-year horizon asset — and who have stress-tested their household finances against a 0.75%–1.0% rate rise scenario are well-positioned. For those on the fence, the property comparison tool and the price heatmap can help contextualise current District 18 pricing.
FAQ
What is the average price for AURELLE OF TAMPINES?
What is the rental yield for AURELLE OF TAMPINES?
Is AURELLE OF TAMPINES freehold or leasehold?
What is the Minimum Occupation Period (MOP)?
Aurelle of Tampines was launched under the existing EC framework, which applies a five-year MOP from the date of TOP. With TOP targeted for 2029, the MOP is expected to be satisfied around 2034. Full privatisation occurs ten years after TOP, around 2039.
What grants are available?
Eligible first-timer applicants may receive the CPF Housing Grant for ECs of up to $30,000. The HDB Proximity Housing Grant of up to $30,000 is available to buyers purchasing within 4 km of parents or married children. Use the HDB grant calculator to estimate your specific entitlement.
How does the Cross Island Line affect Aurelle’s long-term value?
The CRL Phase 1 Tampines North station is approximately a five-minute walk from Aurelle and is targeted to open around 2030. When operational, it will provide direct connections to Pasir Ris, Hougang, Ang Mo Kio, and Bright Hill.
Can I use CPF to fund the purchase?
Yes. Singapore citizens and permanent residents may use their CPF Ordinary Account (OA) savings to pay for the down payment and monthly mortgage instalments. Full CPF housing withdrawal rules on the CPF Board website.
What is the TDSR implication for buyers near the $16,000 income ceiling?
Under MAS rules, total monthly debt obligations cannot exceed 55% of gross monthly income (TDSR). For a household at the $16,000 ceiling, maximum total debt service is approximately $8,800 per month. Buyers should model this carefully using the mortgage calculator.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 760 transactions 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 AURELLE OF 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 AURELLE OF TAMPINES against staying public? These HDB towns sit within walking or short-drive distance: