The Santorini stands as one of Tampines' most recognisable mid-market condominiums, a 99-year leasehold project launched by MCC Land in 2013 and awarded its Temporary Occupation Permit in 2018. Spread across eight 15-storey towers on a 17,103 sq m site along Tampines Avenue 10 and Tampines Street 86, the development comprises 597 residential units ranging from one-bedroom apartments to spacious four-bedroom configurations. Its Mediterranean-inspired architectural theme — white rendered facades, arched detailing and terracotta accents — sets it apart visually from the largely utilitarian residential blocks that characterise much of Singapore's Outside Central Region. For buyers and investors evaluating District 18 (D18), The Santorini occupies a distinctive position: a completed, fully tenanted asset in one of Singapore's three regional centres, with Tampines MRT interchange, three major malls and a dense network of schools within a short radius. District 18 has historically attracted HDB upgraders and young families, and The Santorini's unit mix and price quantum remain calibrated to that demand. As of mid-2026, resale transactions continue to clear at S$1,346–S$1,598 psf, and the average gross rental yield hovers near 4.0%, placing it among the more rentable suburban condominiums in eastern 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).
Tampines is Singapore's third regional centre and the most mature of the three, anchored by Tampines Mall, Century Square and Tampines 1 within a 10-minute walk of The Santorini. The town was masterplanned with a deliberate density of amenities: residents have access to IKEA Tampines, Courts Megastore, a Giant Hypermarket and Tampines Hub — one of Singapore's largest community hubs — all within a 1.5 km radius. On the transport front, the project sits approximately 1.2 km from Tampines West MRT (Downtown Line, DT31), with Tampines MRT interchange (East-West Line and Downtown Line) roughly 1.5 km away, making the CBD reachable in around 35–40 minutes without a change. Bedok Reservoir (DT30) provides a second Downtown Line access point to the west, underscoring the estate's strong rail connectivity for a suburban address.
MCC Land, the Singapore subsidiary of China-listed MCC Real Estate Group, positioned The Santorini at the affordable end of the private residential spectrum when it launched in 2014 at blended prices of around S$1,000–S$1,100 psf. That entry quantum attracted strong take-up from HDB upgraders and investors, and the project was largely sold out before TOP. The wider D18 OCR market has since matured: nearby Treasure at Tampines (2,203 units, 99-year leasehold) and the 2024 megalaunch Parktown Residences have pushed new-launch pricing to S$2,000–S$2,300 psf, lending The Santorini's resale units at S$1,400–S$1,600 psf a relative-value narrative for buyers priced out of newer launches. According to URA property transaction data, The Santorini recorded 209 caveated transactions since launch, with the most recent 12-month window averaging S$1,482 psf — a roughly 35–40% premium over the 2017 sub-sale lows of S$770 psf.
We track 209 sales and 474 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SANTORINI dashboard.
- Average sale price: $1,156,543 across 209 transactions
- Estimated gross rental yield: 3.0%
- District 18 PSF ranking: Above average (top 28%)
- 99 yrs lease commencing from 2013 · OCR · D18 · 597 units
About THE SANTORINI
THE SANTORINI is a 99 yrs lease commencing from 2013 condominium, located at TAMPINES STREET 86 in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by MCC LAND (SINGAPORE) PTE LTD, comprising 597 residential units, completed in 2018.
With approximately 86 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 THE SANTORINI:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 11 | $1,436 psf | $664,527 |
| 1 BR | 52 | $1,320 psf | $696,426 |
| 2 BR | 63 | $1,302 psf | $1,065,709 |
| 3 BR | 70 | $1,339 psf | $1,539,411 |
| 4 BR | 13 | $1,242 psf | $1,791,923 |
Sales Market Overview
THE SANTORINI has recorded 209 sale transactions with an average transaction price of $1,156,543, ranging from $580,000 to $2,270,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 47 | $1,172 psf | $1,006,394 | — |
| 2022 | 56 | $1,253 psf | $1,083,601 | ↑ 6.9% |
| 2023 | 30 | $1,373 psf | $1,274,356 | ↑ 9.6% |
| 2024 | 30 | $1,397 psf | $1,175,763 | ↑ 1.8% |
| 2025 | 30 | $1,467 psf | $1,271,559 | ↑ 5.0% |
| 2026 | 16 | $1,502 psf | $1,380,306 | ↑ 2.4% |
THE SANTORINI ranks in the top 28% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, THE SANTORINI trades 14.7% below the segment benchmark.
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Rental Market Overview
THE SANTORINI has recorded 474 rental transactions with monthly rents averaging $2,860/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 298 | $2,527/mo | $1,700/mo | $3,450/mo |
| 2 BR | 119 | $2,959/mo | $1,465/mo | $4,000/mo |
| 3 BR | 39 | $3,909/mo | $1,900/mo | $5,300/mo |
| 4 BR | 15 | $5,473/mo | $4,000/mo | $7,600/mo |
| 5+ BR | 3 | $5,333/mo | $4,700/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 97 | $2,185/mo |
| 2022 | 96 | $2,533/mo |
| 2023 | 73 | $3,343/mo |
| 2024 | 78 | $2,999/mo |
| 2025 | 102 | $3,249/mo |
| 2026 | 28 | $3,257/mo |
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Investment Analysis
Based on average rents and sale prices, THE SANTORINI delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 THE SANTORINI (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SANTORINI
- Tampines West MRT
- St. Hilda'
- Institute of Technical Education (College East)
- Gongshang Primary School
Nearby MRT Stations
THE SANTORINI is 1.4 km from Tampines West MRT (Downtown Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Tampines West | DT31 | Downtown Line | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of THE SANTORINI, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Hilda's Primary School | Primary | 390m |
| Institute of Technical Education (College East) | Tertiary | 810m |
| Gongshang Primary School | Primary | 840m |
| Temasek Polytechnic | Tertiary | 850m |
| Tampines Primary School | Primary | 970m |
| Tampines North Secondary School | Secondary | 1.3 km |
| Tampines Secondary School | Secondary | 1.4 km |
| Tampines Meridian Junior College | Jc | 1.5 km |
| East Spring Primary School | Primary | 1.8 km |
| East Spring Secondary School | Secondary | 1.9 km |
| Junyuan Primary School | Primary | 1.9 km |
The Santorini's most compelling selling point is its location within the Tampines regional centre ecosystem. The co-location of Tampines MRT interchange (EWL+DTL), a polyclinic, Tampines Hub's sports and community facilities, and three major retail malls creates a self-contained urban village that is genuinely rare in Singapore's OCR. Residents report being able to run most daily errands on foot or by a very short bus ride, a lifestyle quality typically associated with Central Region addresses. For families, the catchment of reputable schools is a tangible draw: St. Hilda's Primary and Secondary Schools, Poi Ching School, East View Primary, Temasek Polytechnic and Singapore University of Technology and Design (SUTD) are all within 2–3 km, giving the development strong demand among parent-buyers prioritising educational catchment. A use of the affordability calculator illustrates why this quantum appeals: a typical 1,001 sq ft three-bedroom unit transacting at S$1.48m requires a monthly mortgage of roughly S$5,500 on an 80% LTV 25-year loan at prevailing rates — accessible for dual-income households earning a combined S$12,000–S$14,000 per month.
Facility-wise, The Santorini delivers a full-condo offering: 50m lap pool, aqua gym, indoor gymnasium, tennis courts, function rooms and landscaped gardens with a distinctly Aegean theme. The eight-block layout ensures most units enjoy unobstructed views toward the reservoir, the low-rise HDB landscape or the greenery buffer along Tampines Avenue 10, reducing the sense of high-density claustrophobia that affects some 600-plus-unit projects. Rental demand is structurally underpinned by SUTD's campus approximately 2 km away and Changi Business Park a 10-minute drive east, which generates corporate and student tenancy for the smaller unit types. At a gross yield of ~4.0% — above the island-wide suburban average — the project offers one of the more respectable income profiles among OCR 99-year leaseholds of its vintage. Investors running numbers on a ROI calculator will find the cash-on-cash return attractive relative to newer launches priced 30–40% higher.
The single most material risk for prospective buyers is leasehold decay. The Santorini's 99-year lease commenced in 2013, meaning approximately 87 years remain as of 2026. While 87 years is more than sufficient for most owner-occupiers with a 15–20 year investment horizon, the lease clock creates a structural headwind for resale value beyond the mid-2040s, when remaining tenure drops below 60 years and CPF usage restrictions begin to tighten. Buyers intending to hold past the 2040s or to pass the asset to the next generation should stress-test their exit assumptions carefully using a lease-decay calculator. This is a sector-wide issue for 2013-era launches, not unique to The Santorini, but it is more relevant here than for freehold or recently launched 99-year assets.
The competitive supply pipeline in Tampines also warrants attention. Parktown Residences (1,193 units, integrated with Tampines North MRT and a bus interchange) and the upcoming Pinery Residences have set price anchors of S$2,000–S$2,400 psf for new launches. While this gap nominally flatters The Santorini as a value buy, it also means fresh supply of larger, better-specified units at the same or adjacent MRT nodes continues to absorb renter and buyer demand. Rental competition from newer leasehold projects with longer remaining tenure is a real medium-term pressure. Additionally, The Santorini's Mediterranean aesthetic — distinctive at launch — now reads as dated alongside the contemporary Scandinavian and resort-modern designs of more recent completions, which may limit price-per-sqft appreciation relative to the broader D18 market over the next cycle. Finally, with eight blocks and 597 units, collective sale (en-bloc) potential is constrained by the large unit count and the time-consuming consensus-building required; the leasehold balance still has too many years remaining to be a credible near-term en-bloc play.
[
{
"persona": "HDB Upgrader (Tampines / Pasir Ris town)",
"fit_color": "green",
"reason": "The Santorini's price quantum of S$1.3m–S$1.6m for three-bedroom units sits squarely in the comfort zone for Tampines HDB sellers pocketing S$600k–S$750k from a mature estate flat. The familiar neighbourhood, established school catchment and full facilities make the lifestyle upgrade straightforward with no relocation disruption."
},
{
"persona": "Buy-to-Let Investor (Changi Business Park / SUTD catchment)",
"fit_color": "green",
"reason": "At ~4.0% gross yield and a stable pool of SUTD students, CBP professionals and Changi Airport staff, the rental demand profile is resilient. A one- or two-bedroom unit at S$750k–S$950k offers a manageable entry point for investors seeking yield above Singapore Government Securities rates. Running a <a href=\"/calculator/cash-flow\">cash-flow analysis</a> shows positive cash flow achievable at 50% LTV."
},
{
"persona": "Young Professional Couple (first private property)",
"fit_color": "green",
"reason": "For couples earning S$10,000–S$14,000 combined and seeking their first private home, The Santorini offers a rare combination of full facilities, MRT proximity and price accessibility. A two-bedroom unit at roughly S$1.05m–S$1.15m is attainable within TDSR limits. Use the <a href=\"/calculator/tdsr\">TDSR calculator</a> to confirm serviceability before committing."
},
{
"persona": "Family with School-Going Children",
"fit_color": "green",
"reason": "Proximity to St. Hilda's Primary, Poi Ching Primary, East View Primary and multiple secondary schools makes The Santorini one of the strongest education-catchment buys in D18. Larger four-bedroom units (1,421 sq ft) provide genuine living space for a family of four, and the lap pool and tennis courts add recreational value that HDB living cannot replicate."
},
{
"persona": "Speculative Flipper (short-term capital gain)",
"fit_color": "red",
"reason": "The gap between The Santorini's current resale range (S$1,400–S$1,600 psf) and newer D18 launches at S$2,000–S$2,400 psf limits meaningful mark-to-market upside. Seller's Stamp Duty still applies within the first three years of purchase, and near-term supply from Parktown Residences and Pinery Residences will constrain resale liquidity. This is a hold or yield play, not a flip. Review costs carefully with the <a href=\"/calculator/stamp-duty\">stamp duty calculator</a>."
},
{
"persona": "Retiree Seeking Downsizer (own-stay, low-maintenance)",
"fit_color": "yellow",
"reason": "The Tampines ecosystem — polyclinic, community hub, multiple supermarkets, flat terrain — suits active retirees well. However, the 87-year remaining lease may complicate CPF usage for buyers over 55, and estate loan restrictions can reduce financing flexibility. Buyers in this category should consult a <a href=\"/calculator/mortgage\">mortgage calculator</a> and a licensed financial adviser on CPF withdrawal rules before proceeding."
}
]
The Santorini is a solid, unspectacular performing asset in one of Singapore's most self-contained suburban towns. It will not produce the headline PSF appreciation of a Central Region freehold or an integrated-transport-hub megadevelopment, but it delivers genuine liveability, durable rental demand and a price quantum that remains accessible to the HDB-upgrader market — the deepest demand pool in Singapore's private residential ecosystem. The Mediterranean aesthetic and eight-block configuration create a distinct identity within the Tampines streetscape, even if that identity is starting to show its age relative to newer launches. For buyers with a 10–15 year owner-occupier horizon or investors targeting a 4% yield in a CBP / SUTD tenancy catchment, The Santorini merits serious consideration at current resale levels. For speculators seeking short-cycle capital gains in a rising new-launch market, the value proposition is less compelling given the pricing delta with Parktown Residences and the incoming Pinery Residences pipeline. In summary: a green light for lifestyle buyers and yield investors, a yellow light for those requiring strong capital appreciation, and a red light for anyone with a flip strategy. Compare against comparable D18 developments on the property comparison tool to stress-test the relative value case before committing.
FAQ
What is the average price for THE SANTORINI?
What is the rental yield for THE SANTORINI?
Is THE SANTORINI freehold or leasehold?
How far is The Santorini from Tampines MRT?
The Santorini is approximately 1.2–1.5 km from both Tampines West MRT (Downtown Line, DT31) and Tampines MRT interchange (EWL and DTL). The walk to Tampines West takes around 12–15 minutes, or a single feeder bus stop. Tampines interchange, which serves both the East-West Line and the Downtown Line, is slightly further at 1.5 km but accessible via bus. Bedok Reservoir MRT (DT30) to the west provides a third Downtown Line option for residents heading toward Jurong.
How long is the remaining lease and does it affect CPF usage?
The Santorini's 99-year leasehold commenced in 2013, leaving approximately 87 years of tenure as of 2026. CPF usage is still fully available for buyers under 55 on a standard purchase, provided the remaining lease covers the youngest buyer to at least age 95 — a condition easily met at 87 years. However, if you plan to hold the property for 25–30 years and subsequently resell, the remaining tenure at resale will fall to roughly 60–62 years, at which point future buyers' CPF usage and loan eligibility will be more restricted. The lease-decay calculator can model the impact on future resale valuation.
Which schools are within 1&#8211;2 km of The Santorini?
The Santorini sits in a strong school catchment. Within 1–2 km are St. Hilda's Primary School and St. Hilda's Secondary School (both popular Phase 2C schools), Poi Ching Primary School, East View Primary School and Junyuan Primary and Secondary Schools. Temasek Polytechnic is approximately 2 km away, and Singapore University of Technology and Design (SUTD) is within 2–3 km, the latter generating consistent student rental demand for the project's smaller unit types.
Is The Santorini a good en-bloc candidate?
Realistically, no — at least not in the near to medium term. With 87 years of remaining lease and 597 units across eight blocks, a collective sale faces two structural hurdles: first, the leasehold balance is too long for a redevelopment premium to be compelling for developers (en-bloc economics improve as tenure drops below 60–70 years); second, securing 80% consent across 597 owners is administratively challenging and historically takes years even in motivated estates. Owners should not factor en-bloc proceeds into their investment thesis for The Santorini within a 10-year horizon.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 209 transactions analysed
- Rental data: 474 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 THE SANTORINI
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.