The Tampines Trilliant is a 670-unit executive condominium (EC) developed by Sim Lian Group in District 18, sitting at the heart of Tampines — one of Singapore’s most self-sufficient regional centres. Launched in 2011 and awarded its Temporary Occupation Permit (TOP) in 2015, the project reached full privatisation in 2026 after crossing the ten-year mark, a milestone that meaningfully broadened its buyer and tenant pool to include foreigners and corporations for the first time. Spread across 12 towers of 17 storeys each along Tampines Central 7, the development is purpose-built for larger families, offering only three- and four-bedroom configurations plus a small collection of penthouses. Resale prices have climbed steadily over the past two years, averaging S$1,638–S$1,666 per square foot across recent transactions, with the highest recorded deal in January 2026 touching S$1,835 psf — a figure that would have been extraordinary for any EC just a few years ago. With every one of the 44 tracked resale transactions recorded as profitable and annualised gains consistently outpacing the broader Outside Central Region (OCR), The Tampines Trilliant has earned a reputation as one of the strongest-performing resale ECs in the east.
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 simply a mature HDB town — it is classified by the Urban Redevelopment Authority (URA) as a Regional Centre, which means it anchors a cluster of business parks, retail malls, and civic infrastructure that generates employment and foot traffic independently of the Central Business District. The Tampines Trilliant sits roughly 600 metres from Tampines MRT interchange, which serves both the East West Line (EW2) and the Downtown Line (DT32), giving residents two rapid-transit options to Changi Airport, the city centre, and the western employment corridor at one-interchange convenience. The mixed-use density around the station — Tampines Mall, Century Square, Tampines 1, and the Our Tampines Hub integrated community complex — means residents rarely need to leave the precinct for daily errands, leisure, or community services.
From a policy standpoint, the EC structure means The Tampines Trilliant was originally available only to Singaporean citizens forming a family nucleus, subject to income ceilings and the standard five-year Minimum Occupation Period (MOP). Having crossed ten years since its TOP in 2025, the project is now fully privatised: there are no remaining nationality or income restrictions on buyers, and the property trades on the open market like any freehold or 99-year leasehold private condominium. This transition is financially significant because it unlocks a larger pool of demand — including permanent residents, foreigners, investment funds, and property companies — and it removes the discount that resale ECs typically carry relative to comparable private condominiums during their restricted years. Buyers who purchased early and held through the MOP have reaped outsized gains precisely because of this structural demand unlock. According to URA transaction data, the project recorded 249 caveats through the measurement period, a healthy figure for a 670-unit development and indicative of active price discovery throughout its lifecycle.
We track 249 sales and 290 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE TAMPINES TRILLIANT dashboard.
- Average sale price: $1,553,628 across 249 transactions
- Estimated gross rental yield: 3.3%
- District 18 PSF ranking: Premium tier (top 22%)
- 99 yrs lease commencing from 2011 · OCR · D18 · 670 units
About THE TAMPINES TRILLIANT
THE TAMPINES TRILLIANT is a 99 yrs lease commencing from 2011 condominium, located at TAMPINES CENTRAL 7 in District 18 (Tampines, Pasir Ris) (Outside Central Region), comprising 670 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE TAMPINES TRILLIANT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 45 | $1,383 psf | $1,205,934 |
| 3 BR | 190 | $1,416 psf | $1,572,323 |
| 4 BR | 2 | $1,150 psf | $1,715,000 |
| 5+ BR | 12 | $1,175 psf | $2,534,574 |
Sales Market Overview
THE TAMPINES TRILLIANT has recorded 249 sale transactions with an average transaction price of $1,553,628, ranging from $939,800 to $3,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 64 | $1,117 psf | $1,222,667 | — |
| 2022 | 41 | $1,266 psf | $1,324,303 | ↑ 13.4% |
| 2023 | 37 | $1,409 psf | $1,575,883 | ↑ 11.3% |
| 2024 | 45 | $1,521 psf | $1,647,971 | ↑ 7.9% |
| 2025 | 48 | $1,658 psf | $1,929,396 | ↑ 9.0% |
| 2026 | 14 | $1,724 psf | $2,087,778 | ↑ 3.9% |
THE TAMPINES TRILLIANT ranks in the top 22% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, THE TAMPINES TRILLIANT trades 9.9% below the segment benchmark.
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Rental Market Overview
THE TAMPINES TRILLIANT has recorded 290 rental transactions with monthly rents averaging $4,284/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 269 | $4,177/mo | $2,750/mo | $6,800/mo |
| 4 BR | 21 | $5,645/mo | $2,500/mo | $8,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 38 | $3,371/mo |
| 2022 | 51 | $4,148/mo |
| 2023 | 53 | $4,736/mo |
| 2024 | 51 | $4,359/mo |
| 2025 | 75 | $4,474/mo |
| 2026 | 22 | $4,263/mo |
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Investment Analysis
Based on average rents and sale prices, THE TAMPINES TRILLIANT delivers an estimated gross rental yield of 3.3%. 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 THE TAMPINES TRILLIANT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE TAMPINES TRILLIANT
- Tampines MRT
- Tampines MRT
- Junyuan Primary School
- Tampines North Secondary School
- East Spring Primary School
Nearby MRT Stations
THE TAMPINES TRILLIANT is 970m from Tampines MRT (East-West Line), with 2 stations within 1.5 km.
Nearby Schools
There are 25 schools within 2 km of THE TAMPINES TRILLIANT, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Junyuan Primary School | Primary | 460m |
| Tampines North Secondary School | Secondary | 550m |
| East Spring Primary School | Primary | 600m |
| East Spring Secondary School | Secondary | 600m |
| Tampines Secondary School | Secondary | 760m |
| Tampines Primary School | Primary | 800m |
| Poi Ching School | Primary | 830m |
| Gongshang Primary School | Primary | 840m |
| St. Hilda's Primary School | Primary | 1.3 km |
| Tampines Meridian Junior College | Jc | 1.6 km |
| Chongzheng Primary School | Primary | 1.7 km |
| White Sands Primary School | Primary | 1.7 km |
The Tampines Trilliant’s most durable competitive advantage is its location relative to Tampines interchange MRT, which is one of only three interchange stations on the East West Line and one of the busiest commuter nodes in the east. The dual-line access — EWL for cross-island travel and DTL for the city-fringe corridor via MacPherson, Bugis, and Chinatown — makes the development attractive to a wider tenant demographic than a single-line station can support, providing a measure of rental resilience that comparable projects further along Tampines Avenue 7 cannot fully replicate. Poi Ching School, one of the most sought-after primary schools in Tampines, sits just 520 metres away, placing the development squarely within the one-kilometre priority registration zone — a tangible premium for families planning ahead for primary school balloting.
The Sim Lian Group’s execution of the project is another structural positive. The developer is known for efficient layouts and practical specifications, and the building’s facilities — lap pool, spa pool, hydro gym, sauna, tennis courts, a botanical walk, barbecue pavilions, and a library — align well with what a family-oriented upgrader expects at the price point. The exclusive focus on three- and four-bedroom units, while limiting the breadth of buyer profiles at launch, now works in the project’s favour in the resale market: large-format family units in well-served OCR locations are chronically undersupplied, and demand from HDB upgraders — who typically need a minimum of three bedrooms — sustains a natural price floor. The privatisation milestone in 2026 adds a final tailwind: foreign buyer eligibility and the lifting of all EC-specific restrictions expand the addressable market at precisely the moment when lease decay is still comfortably distant, with approximately 85 years remaining on the 99-year tenure from 2011.
The principal risk facing buyers of The Tampines Trilliant is shared by all 99-year leasehold properties in Singapore: lease decay becomes a progressively more significant drag on resale value as the remaining tenure approaches 60 years, the point at which CPF usage for purchase is restricted and bank loan-to-value ratios tighten. With tenure commencing in 2011, the project will cross the 60-year threshold in approximately 2051, roughly 25 years from today. This is not an immediate concern for an owner-occupier purchasing now, but investors seeking to exit beyond a 15-year horizon should model the expected price discount and narrowing buyer pool that accompanies sub-70-year leases. Buyers relying on CPF funds should also note the accrued interest return obligations that apply to leasehold purchases, which can erode net sale proceeds more than many upgraders anticipate.
A second risk is competition from new EC supply in the same precinct. The Tampines pipeline has been active — the Rivelle Tampines EC launched in 2026 at price points that reflect the premium the market now assigns to Tampines-area EC sites. New launches at S$1,400–S$1,700 psf provide an alternative entry point for HDB upgraders who might otherwise consider resale ECs, and the normalisation of the EC MOP to ten years under new rules effective from May 2026 reduces the short-term speculative premium that had partly driven resale EC prices over the preceding cycle. While The Tampines Trilliant is already fully privatised and insulated from the new MOP rules on resale, softer upgrader demand caused by stricter holding requirements on new launches could dampen the pace of price appreciation. Finally, the project’s address along Tampines Central 7 rather than on the immediate MRT concourse means walk times of around 10–12 minutes in wet weather, a minor but real quality-of-life consideration for commuters.
[
{
"persona": "HDB Upgrader (3-room or 4-room flat seller)",
"fit_color": "green",
"reason": "The Tampines Trilliant’s three- and four-bedroom layout range maps directly onto the space needs of a typical upgrader family. Being fully privatised, resale is straightforward with no nationality restrictions, and the price quantum — generally S$1.6M–S$2.2M for a four-bedroom — is attainable for a household combining CPF savings from an HDB flat sale with a joint mortgage."
},
{
"persona": "Family with school-going children",
"fit_color": "green",
"reason": "Poi Ching School at 520 metres and multiple secondary schools within 1.2 kilometres make this one of the strongest school-proximity profiles for a family-oriented EC in the east. The large-unit configuration, family-friendly facilities, and low-density block layout suit families seeking both space and structured outdoor amenity without city-centre pricing."
},
{
"persona": "Rental yield investor (S citizenship or PR)",
"fit_color": "green",
"reason": "Full privatisation removes the restriction on renting to non-Singaporean tenants, materially expanding the rental demand base. East-side expatriates working in Changi Business Park, Tampines Regional Centre, and the growing eastern logistics corridor provide a qualified tenant pool. Gross yields of approximately 3.5–4.0% are competitive for a well-located OCR asset at this price point."
},
{
"persona": "Foreign buyer or investment company",
"fit_color": "yellow",
"reason": "Post-privatisation, foreigners may now purchase units without restriction, making The Tampines Trilliant accessible to a new buyer segment. However, the 60% Additional Buyer’s Stamp Duty (ABSD) applicable to foreign purchasers substantially compresses net returns, and most foreign investors with that capital would prioritise CCR or RCR assets with higher capital liquidity. Only buyers with a specific tenant pipeline or estate planning rationale should consider the east-side OCR market at ABSD rates."
},
{
"persona": "Near-retiree downsizer from landed property",
"fit_color": "yellow",
"reason": "The ground-floor botanical walk, spa pool, and single-level lobby access suit mobility-conscious residents. However, the exclusively large-unit offering means downsizers will be purchasing more space than they may need, and the proximity to Tampines interchange (rather than a quieter residential belt) may not suit buyers seeking a quieter retirement setting. Those comfortable with an urban, amenity-rich environment would find the value proposition compelling."
}
]
The Tampines Trilliant is a well-executed, institutionally managed executive condominium that has delivered on its core promise: a large-format, family-oriented home in a regionally dominant Tampines precinct, built by a developer with a consistent track record, and now fully privatised to allow unrestricted transactions. The combination of dual-line MRT access, flagship retail and community amenities within walking distance, and a school catchment anchored by Poi Ching School creates a durably attractive proposition for the family-upgrader market that is unlikely to deteriorate meaningfully over the medium term.
At prevailing prices of S$1,600–S$1,835 psf, the project is no longer the “value play” it once was relative to private condominiums in the same district — the privatisation premium has been substantially realised. Prospective buyers should therefore stress-test their hold period against lease decay projections and competing new EC supply before committing. That said, for an owner-occupier planning a 10–15 year horizon, and particularly for a family that can make full use of the Poi Ching School registration advantage, The Tampines Trilliant remains among the most coherently positioned resale ECs available in District 18. Use the affordability calculator to assess your CPF and cash exposure, and the stamp duty calculator to confirm total acquisition cost before proceeding. Investors should additionally model lease decay impact with the lease decay calculator for a clear view of long-run value erosion on the 99-year tenure.
FAQ
What is the average price for THE TAMPINES TRILLIANT?
What is the rental yield for THE TAMPINES TRILLIANT?
Is THE TAMPINES TRILLIANT freehold or leasehold?
Is The Tampines Trilliant fully privatised, and can foreigners buy it?
Yes. The Tampines Trilliant obtained its TOP in 2015, and having passed the ten-year mark since TOP in 2025, it is now fully privatised. This means all EC-specific restrictions have been lifted: foreigners, permanent residents, Singaporean citizens, and corporate entities may purchase units on the open market without any nationality or income conditions. Additional Buyer’s Stamp Duty (ABSD) rules still apply based on buyer profile and the number of residential properties owned.
How close is The Tampines Trilliant to Tampines MRT?
The project is approximately 590 metres from Tampines MRT interchange, which serves the East West Line (EW2) and the Downtown Line (DT32). The practical walk time is around 7–12 minutes depending on route and whether covered linkways are used. One bus stop away via several feeder services also connects directly to Tampines Interchange. The dual-line access is a key locational advantage, providing direct connectivity to Changi Airport, the city centre (Tanjong Pagar, Raffles Place), and the north-south DTL corridor.
What are the EC rules that applied to The Tampines Trilliant at launch, and how do they differ from new EC rules in 2026?
When The Tampines Trilliant was launched in 2011, EC buyers were subject to: Singaporean citizen family nucleus requirement, monthly household income ceiling (S$10,000 at the time), a five-year Minimum Occupation Period (MOP) before resale was permitted (restricted to Singaporeans and PRs), and a ten-year threshold before full privatisation and foreign buyer eligibility. These rules applied to original purchasers. The Tampines Trilliant is now beyond all those thresholds. For ECs launched from May 2026 onwards under new government rules, the MOP has been raised to ten years (resale to Singaporeans and PRs only) and 15 years before foreign buyer eligibility, with the Deferred Payment Scheme (DPS) also removed. These stricter rules do not affect The Tampines Trilliant, which transacts freely as a fully private condominium.
Which primary schools are within 1 kilometre of The Tampines Trilliant?
Poi Ching School is the closest primary school, approximately 520 metres away — comfortably within the one-kilometre priority balloting zone for Phase 2B of primary one registration. This is a meaningfully sought-after school in the Tampines planning area. Tampines North Primary School, Tampines Primary School, and Gongshang Primary School are all within approximately 1.1 kilometres. Families prioritising primary school registration should verify catchment boundaries and registration phases with the Ministry of Education directly, as boundaries are subject to annual review.
What facilities does The Tampines Trilliant offer?
The development offers a comprehensive facilities deck oriented toward family use: a 50-metre lap pool, spa pool, meditation pool, hydro gym, fully equipped indoor gymnasium, sauna, tennis courts, a botanical walk, barbecue pavilions, a children’s playground, and a residents’ library. The estate is served by 24-hour security with guarded access. Relative to newer ECs launched after 2018, the facilities are comparable in coverage though not as visually contemporary in their landscaping treatment. The building stock comprises 12 blocks of 17 storeys, providing a low-density ground coverage ratio that results in ample green space between blocks.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 249 transactions analysed
- Rental data: 290 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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