Changi Rise Condominium stands as one of the most recognisable large-scale residential developments in Simei, a mature sub-precinct tucked within the broader Tampines planning area of District 18. Developed by City Developments Limited (CDL) and completed in 2004, the project delivered 598 units across 12 residential blocks, offering a resort-inspired living environment that was ahead of its time for the eastern corridor. With a 99-year leasehold tenure commencing in 2000, the development retains approximately 73 years of lease as of 2026 — sufficient headroom for most CPF-assisted home purchases and conventional bank financing, while still prompting prudent long-term planning for investors eyeing a decade-plus hold. Priced at just S$475 per square foot (psf) at launch, Changi Rise now transacts in the S$1,100–S$1,250 psf band on resale — a compounded capital gain of roughly 140% over two decades — underscoring the patient wealth-building potential of well-located OCR condominiums in Singapore.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Simei is a quiet, largely HDB-dominated estate that borders Tampines to the north, Bedok to the west, and Changi Airport to the east. Its residential appeal has long been anchored by the Simei MRT station on the East-West Line (EWL), placing occupants roughly 35 minutes from Raffles Place and less than 10 minutes from Changi Airport — a feature that makes the neighbourhood particularly attractive to aviation professionals, logistics workers, and frequent travellers. The imminent integration of the Cross Island Line (CRL) at Tampines, just one stop east, is widely expected to widen commuter catchment and add a fresh capital-value catalyst to the wider D18 corridor.
Changi Rise itself sits along Simei Rise, a quieter residential road that enjoys the buffer of Tampines Expressway (TPE) on-ramp proximity without suffering direct noise intrusion. Eastpoint Mall — a neighbourhood retail hub with FairPrice, food courts, clinics, and enrichment centres — sits immediately adjacent to Simei MRT, bringing everyday conveniences within a short walk or drive. East Spring Primary School, Poi Ching School, and Temasek Polytechnic are all accessible, rounding out a catchment that appeals strongly to families prioritising school proximity. The area’s HDB heartland character suppresses land prices relative to Tampines proper, which historically gave CDL room to deliver a large-format, fully-facilitated condominium at genuinely competitive price points. According to URA property transaction data, District 18 has recorded consistent secondary-market activity, with OCR condominiums in mature estates like Simei achieving stable albeit moderated appreciation compared to fringe CCR/RCR peers.
We track 134 sales and 347 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CHANGI RISE CONDOMINIUM dashboard.
- Average sale price: $1,320,728 across 134 transactions
- Estimated gross rental yield: 3.5%
- District 18 PSF ranking: Value tier (top 84%)
- 99 yrs lease commencing from 2000 · OCR · D18 · 598 units
About CHANGI RISE CONDOMINIUM
CHANGI RISE CONDOMINIUM is a 99 yrs lease commencing from 2000 condominium, located at SIMEI RISE in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by CITY DEVELOPMENTS LIMITED, comprising 598 residential units, completed in 2004.
With approximately 73 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 CHANGI RISE CONDOMINIUM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 99 | $1,012 psf | $1,190,279 |
| 4 BR | 28 | $964 psf | $1,481,175 |
| 5+ BR | 7 | $762 psf | $2,523,857 |
Sales Market Overview
CHANGI RISE CONDOMINIUM has recorded 134 sale transactions with an average transaction price of $1,320,728, ranging from $815,000 to $3,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 36 | $802 psf | $1,212,302 | — |
| 2022 | 25 | $961 psf | $1,212,680 | ↑ 19.9% |
| 2023 | 23 | $1,047 psf | $1,286,034 | ↑ 9.0% |
| 2024 | 30 | $1,092 psf | $1,498,633 | ↑ 4.3% |
| 2025 | 18 | $1,136 psf | $1,420,105 | ↑ 4.0% |
| 2026 | 2 | $1,158 psf | $1,459,000 | ↑ 1.9% |
CHANGI RISE CONDOMINIUM ranks in the top 84% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, CHANGI RISE CONDOMINIUM trades 36.2% below the segment benchmark.
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Rental Market Overview
CHANGI RISE CONDOMINIUM has recorded 347 rental transactions with monthly rents averaging $3,818/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 34 | $3,212/mo | $2,250/mo | $4,200/mo |
| 3 BR | 272 | $3,790/mo | $2,500/mo | $5,400/mo |
| 4 BR | 41 | $4,511/mo | $3,000/mo | $6,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 75 | $2,918/mo |
| 2022 | 75 | $3,528/mo |
| 2023 | 56 | $4,376/mo |
| 2024 | 59 | $4,243/mo |
| 2025 | 67 | $4,180/mo |
| 2026 | 15 | $4,408/mo |
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Investment Analysis
Based on average rents and sale prices, CHANGI RISE CONDOMINIUM 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 | $1,588 psf | 1176 |
| 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 | 570 |
Location Map
Map shows CHANGI RISE CONDOMINIUM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CHANGI RISE CONDOMINIUM
- Upper Changi MRT
- Simei MRT
- Tampines East MRT
- Angsana Primary School
- United World College of South East Asia (East)
- Springfield Secondary School
Nearby MRT Stations
CHANGI RISE CONDOMINIUM is 840m from Upper Changi MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Upper Changi | DT34 | Downtown Line | 840m |
| Simei | EW3 | East-West Line | 900m |
| Tampines East | DT33 | Downtown Line | 1.0 km |
Nearby Schools
There are 11 schools within 2 km of CHANGI RISE CONDOMINIUM, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Angsana Primary School | Primary | 640m |
| United World College of South East Asia (East) | International | 640m |
| Springfield Secondary School | Secondary | 810m |
| Chongzheng Primary School | Primary | 820m |
| Singapore University of Technology and Design | Tertiary | 940m |
| Changkat Primary School | Primary | 980m |
| Park View Primary School | Primary | 1.6 km |
| Poi Ching School | Primary | 1.7 km |
| North London Collegiate School Singapore | International | 1.8 km |
| East Spring Secondary School | Secondary | 1.9 km |
| East Spring Primary School | Primary | 1.9 km |
Changi Rise Condominium’s core investment and lifestyle proposition rests on four pillars: scale, facilities, developer pedigree, and location yield dynamics.
Scale and self-sufficiency. At 598 units across 12 blocks, Changi Rise achieves critical mass that enables a breadth of facilities rarely found in smaller boutique developments: a full-size swimming pool with wading pool, Jacuzzi, gymnasium, tennis courts, squash courts, sauna, jogging track, BBQ pits, clubhouse, function room, in-house theatre, games room, and a covered car park with 24-hour security. For residents who value staying within the estate for leisure and socialising, this line-up competes credibly with newer launches at significantly higher quantum.
City Developments Limited (CDL) pedigree. As one of Singapore’s largest listed developers with a track record spanning over five decades, CDL brings recognised build quality, reliable estate management, and resale credibility. Buyers and tenants alike place a premium on CDL addresses, and anecdotal review data confirms that Changi Rise residents cite build quality and security management as standout attributes. CDL’s original launch at S$475 psf — promoted at the time as the best-priced condominium in the East — also created a low cost-basis cohort of owners whose high capital gains buffer largely insulates the market from distressed selling.
Rental yield and tenant demand. With average transacted rents for D18 condominiums tracking at 4.0–4.5% gross yield, and Changi Rise’s own historical yield recorded at approximately 3.4–3.7% (slightly compressed versus district average due to its above-average unit sizes), the development generates meaningful passive income. The proximity to Changi Airport, Changi Business Park, and the Tampines Regional Centre creates a durable pool of white-collar and aviation-sector tenants. Investors can supplement rental return analysis using the ROI calculator and stress-test mortgage serviceability via the mortgage calculator.
Unit mix and generational sizing. Two-bedroom units average 1,023 sq ft — larger than most post-2015 new launches — while 3-bedrooms run from 1,130 to 1,281 sq ft and 4-bedrooms hit 1,496 sq ft. These generous floor plates attract upgraders from Simei and Tampines HDB estates seeking right-sized spaces without paying CCR or RCR premiums. Penthouses at 3,154–3,444 sq ft represent exceptional absolute value relative to comparable luxury stock.
Lease decay trajectory. With approximately 73 years of tenure remaining in 2026, Changi Rise is beginning to enter the phase where lease decay becomes a measurable factor. Singapore’s CPF and HDB loan rules impose withdrawal restrictions when remaining lease falls below 60 years (insufficient to cover the youngest buyer to age 95), and bank loan tenures are capped relative to lease expiry. Buyers intending to hold for 15 or more years should model their exit carefully: a purchaser acquiring in 2026 who plans to sell in 2041 will be transacting a property with roughly 58 years left — a level that begins to constrain the buyer pool to cash-heavy or younger investors. The lease decay calculator can model the impact of diminishing tenure on future CPF eligibility and effective yield. Prospective purchasers should also run stamp duty scenarios via the ABSD/stamp duty calculator to quantify entry costs accurately.
Age-related maintenance uplift. Completed in 2004, Changi Rise is over two decades old. Large-format condominiums with extensive communal facilities (pools, sports courts, saunas, theatres) carry higher maintenance cost bases. Future special levies for major infrastructure refreshes — elevator overhauls, pool resurfacing, clubhouse upgrading — are likely within the next 5–10 years. Buyers should review the latest maintenance fee schedule and any special levy notices prior to purchase.
Resale liquidity and competition from new launches. With only 135 recorded resale transactions in recent data periods, Changi Rise is not a hyper-liquid market. In a rising-rate or soft-demand environment, price discovery can take longer than in higher-volume developments. The wider Tampines North and Pasir Ris corridor has seen significant new-launch supply (Grand Dunman, Tampines Grand), and future Cross Island Line developments may redirect upgrader demand. Additionally, at approximately S$1,100–S$1,245 psf for a leasehold project with 73 years remaining, value comparison with freehold or longer-tenure alternatives in adjacent districts requires careful benchmarking.
Macro and financing environment. OCR condominiums are particularly sensitive to changes in TDSR, LTV ratios, and prevailing mortgage rates. Use the TDSR calculator and affordability calculator to establish realistic purchasing envelopes before committing.
[
{
"persona": "HDB upgrader — Simei or Tampines",
"fit_color": "green",
"reason": "Generous unit sizes at sub-S$1,300 psf give HDB upgraders more space per dollar than most post-2015 OCR launches. The familiar Simei location, Eastpoint Mall convenience, and East-West Line access reduce lifestyle disruption while delivering a condominium standard of facilities."
},
{
"persona": "Aviation or Changi Business Park professional",
"fit_color": "green",
"reason": "The Simei address puts Changi Airport and Changi Business Park within a 5–10 minute drive or short MRT hop, making Changi Rise one of the most commute-efficient addresses for this tenant and owner demographic. Rental demand from this cohort is structural and relatively recession-resistant."
},
{
"persona": "Yield-focused investor with 7–10 year horizon",
"fit_color": "green",
"reason": "At current pricing and rental levels, gross yields hover around 3.5–4.0%, with large units underpinning stable tenancy. Investors exiting before 2036 retain comfortable CPF eligibility and loan tenure windows for resale buyers, preserving the buyer pool. Run the <a href=\"/calculator/cash-flow\">cash flow calculator</a> to model net yield after maintenance and property tax."
},
{
"persona": "Long-term hold investor (15+ years)",
"fit_color": "amber",
"reason": "A 2026 purchase targeting a 2041 exit will see the property reach approximately 58 years of remaining tenure — the threshold where CPF withdrawal and bank financing restrictions begin to bite. Capital appreciation from that point forward may taper. Buyers in this category should model exit scenarios carefully via the <a href=\"/calculator/lease-decay\">lease decay calculator</a>."
},
{
"persona": "First-time buyer on tight budget",
"fit_color": "amber",
"reason": "While psf pricing is competitive for D18, absolute quantum for a 3-bedroom (typically S$1.35M–S$1.5M) remains a stretch for first-timers without substantial CPF savings or co-borrowers. Stamp duty under ABSD rules and age-related maintenance risks add to entry cost. The <a href=\"/calculator/total-cost\">total cost calculator</a> and <a href=\"/calculator/affordability\">affordability calculator</a> should be run before commitment."
},
{
"persona": "Buyer seeking en-bloc upside",
"fit_color": "red",
"reason": "En-bloc prospects for Changi Rise are structurally limited. With 73 years of lease remaining, the developer’s land cost equation — top-up premium to 99 years + differential premium + redevelopment cost — is unlikely to yield attractive economics for a large 598-unit site in an OCR location. En-bloc should not be a primary investment thesis here."
}
]
Changi Rise Condominium is a well-constructed, CDL-backed, large-format condominium that has delivered solid capital appreciation since its 2004 launch and continues to offer competitive yield dynamics for east-side investors and genuine lifestyle value for owner-occupiers. Its strengths — resort-grade facilities, generous unit sizing, Simei MRT access, and proximity to Changi Airport and Tampines Regional Centre — make it a credible choice for HDB upgraders, aviation professionals, and medium-term yield investors.
The primary headwinds are lease-related: at 73 years remaining and counting, buyers targeting long holds must actively model CPF and financing constraints at the exit horizon. Age-related maintenance costs and relatively thin resale volume are secondary concerns. For buyers entering with realistic hold periods of 7–12 years, Changi Rise offers a rare combination of space, facilities, developer quality, and OCR affordability that newer launches in the corridor cannot replicate at equivalent quantum. Compare options across the district using the property comparison tool and benchmark psf trends against D18 peers before transacting.
FAQ
What is the average price for CHANGI RISE CONDOMINIUM?
What is the rental yield for CHANGI RISE CONDOMINIUM?
Is CHANGI RISE CONDOMINIUM freehold or leasehold?
How many years of lease remain on Changi Rise Condominium in 2026?
The 99-year leasehold tenure commenced in 2000, leaving approximately 73 years of remaining lease as of 2026. This is still within the range where CPF Ordinary Account (OA) funds can be used for purchase and where full bank loan tenures of up to 30 years remain available to most buyers, provided standard TDSR and LTV requirements are met. However, buyers planning a long hold should model lease decay carefully — restrictions on CPF withdrawal and loan tenure caps begin to have a meaningful impact when remaining lease falls below 60 years, which will occur around 2040.
Is Changi Rise Condominium walkable to Simei MRT?
The development is approximately 11–13 minutes on foot to Simei MRT (East-West Line, EW3) via Simei Rise and Simei Avenue. While this is not a “right at the doorstep” distance, the walk is flat, sheltered in sections, and passes Eastpoint Mall, allowing residents to combine commuting with errands. Upper Changi MRT (Downtown Line, DT34) is a similar walking distance in the other direction. The dual-line access positions residents well for both city-bound and Changi Airport commutes without relying exclusively on one line.
What facilities does Changi Rise Condominium offer?
The 12-block, 598-unit development features a comprehensive resort-style facility suite: full swimming pool with wading and Jacuzzi zones, gymnasium, tennis courts, squash courts, sauna, jogging track, BBQ pits, covered car park, 24-hour security, clubhouse, function room, in-house theatre, games room, and a playground. This breadth of amenities is a significant differentiator versus smaller boutique condominiums in the area and largely explains the development’s sustained tenant and resale demand since completion.
Is Changi Rise Condominium a good choice for families with school-age children?
Yes, the Simei location has a solid school ecosystem. East Spring Primary School and Poi Ching School are within close proximity, and Temasek Secondary School and Temasek Polytechnic add further educational continuity for older students. Kinderland Preschool at Upper Changi provides early-education options. The low-traffic, residential character of Simei Rise itself also appeals to families valuing a quieter street environment compared to the more commercialised parts of Tampines Central.
What is the en-bloc potential of Changi Rise Condominium?
En-bloc potential is considered low. At 73 years of remaining lease, a developer acquiring the site would need to pay a substantial land betterment charge to top the lease back to 99 years, on top of the collective sale price and stamp duty — making the math challenging for a large 598-unit site on an OCR plot. En-bloc activity in Singapore has historically favoured freehold or very short-lease-remaining sites where the land premium differential is minimal or the land value uplift from redevelopment is compelling. Buyers should not factor en-bloc as a meaningful upside scenario in their investment thesis for Changi Rise.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 134 transactions analysed
- Rental data: 347 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 CHANGI RISE CONDOMINIUM
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