The Tapestry stands as one of Tampines’ most recognisable family-sized condominium projects of the 2020s — a 861-unit, 15-storey development by City Developments Limited (CDL) on Tampines Avenue 10 in District 18. Launched in 2018 and completed in 2021, it occupies a sprawling site that CDL secured for S$370.1 million, underlining its confidence in the OCR’s long-term residential appeal. With a 99-year leasehold tenure commencing 2017 and a location squarely within Singapore’s most mature self-sufficient new town, The Tapestry presents a compelling proposition for buyers who prize scale, community infrastructure, and proximity to one of the island’s three gazetted Regional Centres. As of early 2026, resale prices are hovering between S$1,549 and S$2,060 psf, with the 12-month average sitting at approximately S$1,715 psf — a figure that speaks to sustained secondary-market demand even as fresh supply presses in across 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 a dormitory suburb — it is a fully realised urban node. Anchored by Tampines Regional Centre, Singapore’s second-largest retail and commercial cluster after Jurong Lake District, the town draws on a rare concentration of assets: three major malls (Tampines Mall, Century Square, Tampines 1), IKEA Tampines, the Tampines Hub leisure complex, two MRT lines at Tampines station (East-West Line and Downtown Line), and a major bus interchange. The Urban Redevelopment Authority’s Draft Master Plan 2025 charts further intensification of the 37.5-hectare Regional Centre, with at least two residential and four commercial plots slated for release, pedestrianisation of Tampines Central 5, and a new integrated transport hub being studied to merge the EWL and DTL interchange with the bus network. Looking further ahead, the Cross Island Line is projected to serve the east by 2030, adding a third rail axis to a town that already enjoys two.
Within this macro canvas, The Tapestry sits on Tampines Avenue 10 — a quieter residential corridor roughly 1.5 km from Tampines MRT. CDL arranged a complimentary shuttle bus service for residents to both Tampines MRT stations during the initial post-TOP period, a practical acknowledgement that the walk is not entirely trivial. The surrounding streetscape is low-rise and green, with Tampines Eco Green and Sun Plaza Park providing meaningful recreational buffers. Families benefit from a cluster of established schools within a 1–2 km radius, including Poi Ching School, Gongshang Primary, and Junyuan Primary, while Tampines Junior College and ITE College East cater to older students. The overall neighbourhood character is stable, well-served, and increasingly attractive as the Regional Centre’s enhancements materialise over the 2025–2030 masterplan horizon.
We track 266 sales and 953 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE TAPESTRY dashboard.
- Average sale price: $1,206,259 across 266 transactions
- Estimated gross rental yield: 3.0%
- District 18 PSF ranking: Premium tier (top 10%)
- 99 yrs lease commencing from 2017 · OCR · D18 · 861 units
About THE TAPESTRY
THE TAPESTRY is a 99 yrs lease commencing from 2017 condominium, located at TAMPINES STREET 86 in District 18 (Tampines, Pasir Ris) (Outside Central Region), comprising 861 residential units, completed in 2021.
With approximately 90 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 TAPESTRY:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 89 | $1,677 psf | $768,519 |
| 1 BR | 88 | $1,669 psf | $1,052,739 |
| 2 BR | 26 | $1,679 psf | $1,518,135 |
| 3 BR | 47 | $1,629 psf | $1,756,688 |
| 4 BR | 15 | $1,527 psf | $2,299,326 |
| 5+ BR | 1 | $1,657 psf | $3,300,000 |
Sales Market Overview
THE TAPESTRY has recorded 266 sale transactions with an average transaction price of $1,206,259, ranging from $685,000 to $3,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 25 | $1,496 psf | $1,237,671 | — |
| 2022 | 23 | $1,578 psf | $1,069,821 | ↑ 5.5% |
| 2023 | 48 | $1,646 psf | $1,068,870 | ↑ 4.3% |
| 2024 | 84 | $1,680 psf | $1,268,862 | ↑ 2.1% |
| 2025 | 74 | $1,702 psf | $1,251,057 | ↑ 1.3% |
| 2026 | 12 | $1,758 psf | $1,237,407 | ↑ 3.3% |
THE TAPESTRY ranks in the top 10% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, THE TAPESTRY trades 7% above the segment benchmark.
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Rental Market Overview
THE TAPESTRY has recorded 953 rental transactions with monthly rents averaging $3,048/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 244 | $2,555/mo | $1,800/mo | $7,500/mo |
| 1 BR | 397 | $2,820/mo | $1,374/mo | $3,900/mo |
| 2 BR | 268 | $3,521/mo | $2,700/mo | $4,800/mo |
| 3 BR | 40 | $4,749/mo | $3,700/mo | $5,600/mo |
| 4 BR | 3 | $7,033/mo | $6,500/mo | $7,300/mo |
| 5+ BR | 1 | $7,500/mo | $7,500/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 222 | $2,510/mo |
| 2022 | 184 | $3,008/mo |
| 2023 | 163 | $3,462/mo |
| 2024 | 173 | $3,180/mo |
| 2025 | 176 | $3,238/mo |
| 2026 | 35 | $3,137/mo |
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Investment Analysis
Based on average rents and sale prices, THE TAPESTRY delivers an estimated gross rental yield of 3.0%. 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 TAPESTRY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE TAPESTRY
- Tampines West MRT
- St. Hilda'
- Gongshang Primary School
- Tampines Primary School
Nearby MRT Stations
THE TAPESTRY 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 12 schools within 2 km of THE TAPESTRY, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Hilda's Primary School | Primary | 250m |
| Gongshang Primary School | Primary | 700m |
| Tampines Primary School | Primary | 880m |
| Institute of Technical Education (College East) | Tertiary | 900m |
| Temasek Polytechnic | Tertiary | 940m |
| Tampines North Secondary School | Secondary | 1.2 km |
| Tampines Secondary School | Secondary | 1.3 km |
| Tampines Meridian Junior College | Jc | 1.5 km |
| East Spring Primary School | Primary | 1.7 km |
| East Spring Secondary School | Secondary | 1.8 km |
| Junyuan Primary School | Primary | 1.8 km |
| Poi Ching School | Primary | 1.9 km |
The Tapestry’s most immediately legible strength is its developer pedigree and build quality. CDL is a constituent of Singapore’s Straits Times Index and one of the most experienced residential developers in Southeast Asia; The Tapestry earned a BCA Green Mark Platinum rating, attesting to energy efficiency and environmental design standards that translate into lower utility bills and a longer useful lifespan for structural components. The development’s facilities programme is genuinely generous: a 100-metre infinity pool and a separate 50-metre lap pool set the aquatic anchor, supported by a hydrotherapy pool, 24-hour gymnasium, eco-pond, Club Tapestry function rooms with alfresco seating and gourmet kitchen facilities, BBQ pavilions, and a childcare centre on-site — more than 50 amenities in total. For families with young children, the in-development childcare centre removes the need to commute for early years care, a convenience that has become increasingly scarce in newer projects across OCR.
Unit design reflects CDL’s focus on the owner-occupier segment. The majority of layouts are oriented north-south, limiting direct west-sun exposure — a detail that matters materially for thermal comfort in Singapore’s equatorial climate. The range of configurations, from 441 sqft one-bedders to 1,991 sqft five-bedroom dual-key units, makes the project unusually adaptable: a young couple can enter at the 1BR price point, a multi-generational household can take a 5BR dual-key, and an investor can target the dual-key format to occupy one sub-unit while renting the other. At 861 total units, the project achieves critical mass for vibrant communal facilities while remaining manageable from a MCST governance perspective. Secondary-market liquidity has been consistent, with 266 caveated transactions on record and a 12-month average psf of approximately S$1,715 — a premium to the broader D18 mass-market median that reflects the project’s relative newness and facility depth.
The Tapestry is not without trade-offs that buyers should weigh carefully. The most immediate practical constraint is MRT proximity: at approximately 1.5 km from Tampines MRT, the project sits beyond easy walking range, and the shuttle bus arrangement was a temporary measure rather than a permanent infrastructure solution. Residents reliant on public transport will either need to drive to the interchange, wait for feeder buses, or budget additional commute time — a factor that affects both daily convenience and rental demand from tenants who do not own a vehicle.
Lease tenure is a second consideration. With a 99-year lease commencing 2017, The Tapestry has consumed roughly nine years by 2026, leaving approximately 90 years. This remains comfortable for most holding periods, but buyers intending to purchase now and sell in 20–25 years should be aware that sub-80-year leases attract significantly tighter bank financing eligibility and often trade at a discount relative to fresher-tenure stock. The encroachment of competing new launches in Tampines and the broader eastern corridor — including Treasure at Tampines and more recently released sites under the 2025–2030 masterplan — also exerts medium-term price ceiling pressure on resale projects in the vicinity. Finally, at 861 units, a meaningful proportion of owners are investors, and vacancy rates can tick upward in periods of rental market softness, which puts temporary pressure on achievable rents and gross yield calculations.
[
{
"persona": "HDB upgrader family (3–4 members)",
"fit_color": "green",
"reason": "Large unit selection (3BR–5BR) with north-south orientation, on-site childcare, and established school catchment make this one of the strongest family-fit projects in eastern OCR."
},
{
"persona": "Multi-generational household",
"fit_color": "green",
"reason": "5BR dual-key configuration allows parents and adult children to share facilities while retaining independent living quarters — a format rare at this price tier in D18."
},
{
"persona": "OCR yield investor (longer horizon)",
"fit_color": "yellow",
"reason": "Gross yields are moderate given current PSF levels and rental demand from non-car-owners is softer due to MRT distance. Dual-key units improve income diversification, but competition from newer nearby launches tempers upside."
},
{
"persona": "First-time private buyer (1–2BR)",
"fit_color": "yellow",
"reason": "Entry pricing around S$738K for a 1BR is accessible for OCR, but smaller units face the same MRT-distance friction. Buyers comfortable with driving or cycling will find the value proposition stronger."
},
{
"persona": "Tampines employment cluster occupier",
"fit_color": "green",
"reason": "Workers based at Tampines Regional Centre businesses, IKEA, or nearby industrial estates benefit from reverse-commute advantage and can walk or cycle to work, neutralising the MRT-distance concern."
}
]
The Tapestry earns its place among the stronger 99-year leasehold offerings in eastern OCR. CDL’s execution quality, the breadth of facilities, and the project’s location within an expanding Regional Centre ecosystem combine to underpin resale values that have held up credibly through the post-pandemic price cycle. The project is best understood as a long-term family home purchase in a self-sufficient town, rather than a trading vehicle or yield play — and evaluated on those terms, it delivers meaningfully. Buyers who enter with realistic expectations about MRT connectivity and lease trajectory will find a thoughtfully built development in a neighbourhood that Singapore’s urban planners continue to invest in. For those prioritising transit convenience over space and facilities, alternatives closer to Tampines MRT or along the Downtown Line corridor may merit comparison before committing.
FAQ
What is the average price for THE TAPESTRY?
What is the rental yield for THE TAPESTRY?
Is THE TAPESTRY freehold or leasehold?
How far is The Tapestry from Tampines MRT station?
The Tapestry on Tampines Avenue 10 is approximately 1.5 km from Tampines MRT, which serves both the East-West Line and the Downtown Line. CDL provided a complimentary shuttle bus for residents to both stations for a period after the project’s 2021 TOP, though this was a temporary arrangement. Residents without a car typically rely on feeder bus services or cycling. Driving to the MRT and parking takes roughly 5–7 minutes, and the bus journey via feeder services adds approximately 10–15 minutes to most CBD commutes.
What is the lease tenure and when does it expire?
The Tapestry holds a 99-year leasehold tenure commencing 2017, meaning approximately 90 years remain as of 2026. This is comfortable for most residential holding horizons. Buyers planning to sell in the 2040s or beyond should be mindful that as the remaining lease approaches 80 years, CPF usage restrictions and bank loan eligibility rules begin to tighten under MAS and HDB guidelines, which can affect the buyer pool and resale pricing at that later stage.
What schools are near The Tapestry?
The Tapestry benefits from a well-established school cluster in Tampines. Within roughly 1–2 km, residents can access Poi Ching School, Gongshang Primary School, and Junyuan Primary School for younger children. Tampines Secondary School, St. Hilda’s Secondary, and Junyuan Secondary serve the secondary level, while Tampines Junior College and ITE College East cater to post-secondary students. The area is particularly attractive for families seeking to reduce school commute time, and the on-site childcare centre within The Tapestry itself addresses the early years segment.
What developments are planned near Tampines Regional Centre that could affect property values?
The Tampines Town Council launched a five-year masterplan (2025–2030) that includes pedestrianisation of Tampines Central 5, a new integrated transport hub potentially linking both MRT lines with the bus interchange, and URA-designated residential and commercial plots for future release. The URA Draft Master Plan 2025 also identifies further intensification of the Regional Centre with more than 300 private homes and additional commercial space. At the macro level, the Cross Island Line is projected to extend connectivity to the east by around 2030. These investments support long-term capital value for projects within the Tampines catchment, though increased supply from new launch sites may create short-term pricing competition for resale stock.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 266 transactions analysed
- Rental data: 953 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 TAPESTRY
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.