Rivelle Tampines is a 572-unit executive condominium (EC) developed by Sim Lian Group on Tampines Street 95 in District 18. Launched in late March 2025 on a 99-year leasehold site, the project sold 529 units — 92.5% of its total inventory — over its very first weekend at an average price of $1,893 psf, before reaching fully sold status within a single month. That absorption pace made Rivelle Tampines the fastest-selling EC in the Tampines submarket in recent memory, reflecting both the depth of pent-up demand for new EC product in the East and the appeal of a location within a five-minute walk of Tampines West MRT on the Downtown Line. The development is arranged across 11 residential blocks of 12 to 14 storeys, with a unit mix skewed toward practical family sizes: 241 three-bedroom apartments (883–926 sqft), 291 four-bedroom units (1,044–1,184 sqft), and 40 five-bedroom homes at 1,378 sqft. Expected Temporary Occupation Permit (TOP) is around 2030, giving buyers a meaningful construction runway and potential capital appreciation window before privatisation eligibility kicks in five years after TOP.
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 Singapore’s second-largest regional centre outside the CBD, anchored by a dense retail cluster — Tampines Mall, Century Square, Tampines 1, and Our Tampines Hub — and underpinned by a large and established resident base. URA transaction data shows that the Tampines–Pasir Ris corridor (Districts 17–18) has historically traded at a discount to mature OCR towns closer to the Core Central Region, but that gap has been compressing as Cross Island Line (CRL) Phase 2 planning gains momentum and as the District 18 supply pipeline remains limited. Sim Lian paid a record EC land price of $768 psf per plot ratio for the Tampines Street 95 site in late 2024, signalling developer conviction that end-user demand in the East can sustain prices above the $1,800 psf mark for an EC product — a threshold previously associated almost exclusively with Rest of Central Region launches. For context, the Ministry of National Development’s income ceiling for EC purchasers is capped at $16,000 per month for families, and HDB’s EC framework restricts first-sale to Singapore Citizens and PRs meeting HDB eligibility rules, with a five-year Minimum Occupation Period (MOP) before units can be sold on the open market and a ten-year mark before full privatisation. These eligibility constraints structurally limit initial supply to genuine owner-occupier families, which partially explains the strong sell-through velocity: buyers at launch are predominantly end-users, not speculative investors, and they are competing for a finite, policy-constrained product.
We track 571 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RIVELLE TAMPINES dashboard.
- Average sale price: $2,010,487 across 571 transactions
- District 18 PSF ranking: Premium tier (top 4%)
- 99 years leasehold · OCR · D18
About RIVELLE TAMPINES
RIVELLE TAMPINES is a 99 years leasehold condominium, located at TAMPINES STREET 95 in District 18 (Tampines, Pasir Ris) (Outside Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at RIVELLE TAMPINES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 241 | $1,923 psf | $1,750,614 |
| 3 BR | 290 | $1,939 psf | $2,133,900 |
| 4 BR | 40 | $1,946 psf | $2,681,475 |
Sales Market Overview
RIVELLE TAMPINES has recorded 571 sale transactions with an average transaction price of $2,010,487, ranging from $1,588,000 to $2,811,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2026 | 571 | $1,933 psf | $2,010,487 | — |
RIVELLE TAMPINES ranks in the top 4% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, RIVELLE TAMPINES trades 24.7% 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 |
| 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 |
| PASIR RIS 8 | 99 yrs lease commencing from 2021 | 487 | $1,682 psf | 538 |
Rivelle Tampines scores well on several dimensions that matter most to its target demographic of HDB upgraders and young families in the East.
- MRT walkability. A five-minute walk to Tampines West MRT (Downtown Line, DT31) gives residents a single-transfer route to the CBD in roughly 25 minutes — competitive with many central-zone condominiums. The DTL also connects directly to Bugis, City Hall, and Buona Vista interchange, broadening employment corridor access. Use the price heatmap to compare PSF across other walkable MRT corridors.
- Comprehensive educational ecosystem. The immediate catchment includes St. Hilda’s Primary, Poi Ching School, and Gongshang Primary within a short radius, along with Springfield Secondary and East Spring Secondary for older children. Temasek Polytechnic and the Singapore University of Technology and Design (SUTD) are accessible by bus or MRT for tertiary-age students.
- Tampines Regional Centre employment node. The Tampines Industrial Estate and the growing number of corporate occupiers in the regional hub mean a meaningful share of buyers may live within cycling or bus distance of their workplaces — a lifestyle advantage difficult to price but easy to value.
- EC pricing arbitrage at TOP. Because ECs are sold at a discount to private condominiums at launch (reflecting income-ceiling constraints and MOP lock-in), they historically trade up toward private-condo comparable PSF after the five-year MOP. The $1,893 psf average launch price is above historical EC norms but still sits below comparable private new launches in the same area, preserving a potential appreciation runway. Buyers can model their own scenarios via the ROI calculator.
- Sim Lian track record. The developer has delivered a string of well-regarded EC projects — including Treasure at Tampines (2,203 units, largest EC in Singapore) and Wandervale EC — with completion timelines that have generally tracked projected TOP dates.
No property investment is without risk, and Rivelle Tampines carries several that buyers should weigh carefully before committing.
- EC eligibility constraints limit your exit options for at least five years. Until the MOP passes (approximately 2035 if TOP is 2030), owners cannot sell on the open market or rent out the entire unit. This illiquidity premium is acceptable for genuine owner-occupiers but can be punishing for buyers who need flexibility before that date.
- Record land price compresses developer margin and sets a high PSF floor. Sim Lian’s $768 psf ppr land cost means there is limited room for price softening; however, it also means that if broader market sentiment deteriorates before TOP, comparable secondary-market ECs could reprice downward faster than buyers’ cost basis allows. Always stress-test your financing with the mortgage calculator and account for potential interest rate movements over the five-to-six-year construction period.
- Stamp duty exposure for second-timer buyers. Families that already own an HDB flat or private property face Additional Buyer’s Stamp Duty (ABSD) of 20% on their existing property if they have not disposed of it before purchasing Rivelle. The stamp duty calculator can help model total acquisition cost. Refer to IRAS ABSD guidance for current rates and exemptions.
- Concentration risk in the East. Buyers already living or working in Tampines who purchase Rivelle are doubling their geographic exposure. If major employers shift out of the Tampines hub, or if future MRT enhancements disproportionately benefit other corridors, relative value in District 18 could stagnate.
- Construction-period financing. With TOP expected around 2030, buyers must manage progressive payment cashflows during a multi-year construction window. Rising interest rates or personal income disruption during this period could strain debt-service capacity.
- ✅ HDB upgrader family (3-5 room flat) in East Singapore: The core target buyer. EC pricing sits meaningfully below comparable private new launches, income ceiling likely met by dual-income households, and proximity to established schools and Tampines MRT makes the lifestyle upgrade substantial. Five-year MOP is a non-issue for long-horizon owner-occupiers.
- ✅ Young couple planning for children, currently renting in the East: Five-bedroom and four-bedroom layouts are generously sized for growing families. Tampines educational ecosystem from primary through polytechnic means minimal school-run disruption. CPF OA usage helps manage cash outlay during construction.
- ⚠️ Investor seeking rental yield post-MOP: EC yield plays are viable but deferred — the five-year MOP means no rental of the entire unit until approximately 2035. Post-MOP, Tampines rental demand from tech and logistics workers is stable, but entry PSF above $1,800 compresses initial gross yield. Model carefully on the ROI calculator before committing.
- ⚠️ Second-timer family still holding HDB flat: Doable but complex. Sellers must either dispose of existing HDB before booking or absorb ABSD on the existing flat. Timing the sale of an HDB to align with EC booking windows adds execution risk. Worth consulting a licensed conveyancer about decoupling options.
- ❌ Buyer requiring near-term flexibility (job relocation likely, or family plans uncertain): The MOP locks owners in until around 2035. Anyone who may need to sell, downsize, or relocate before that date should not purchase an EC. The illiquidity penalty during the MOP window is a hard constraint, not a soft one.
Rivelle Tampines earns its place as one of the most significant EC launches in District 18 in the past decade. The combination of a genuine regional-centre location, a five-minute walk to Tampines West MRT, Sim Lian’s execution credibility, and a family-oriented unit mix addressed real demand from East Singapore upgraders — which is precisely why 92.5% of units cleared in a single weekend. For the right buyer profile (established dual-income family, long-horizon owner-occupier, comfortable with a 2030 TOP and five-year MOP), the value proposition is compelling relative to private-condo alternatives in the same corridor.
That said, the record land price means buyers are paying near-peak EC PSF, and the fully-sold status means anyone entering the secondary market post-launch will be acquiring at a premium with a shorter remaining runway to MOP. Use the property comparison tool to benchmark Rivelle against nearby resale condominiums, and run your numbers through the mortgage calculator to confirm your debt-service ratios remain within MAS TDSR guidelines across a range of rate scenarios before making a decision. Overall rating: strong buy for long-horizon East Singapore families; hold for investors until post-MOP liquidity is clearer.
FAQ
What is the average price for RIVELLE TAMPINES?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 571 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 RIVELLE 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 |