TRILIVE is a freehold development along TAMPINES ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 222 units and is an established secondary-market project.
This profile draws on 47 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for TRILIVE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 47 sales and 242 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TRILIVE dashboard.
- Average sale price: $1,323,760 across 47 transactions
- Estimated gross rental yield: 2.7%
- District 19 PSF ranking: Premium tier (top 20%)
- Freehold tenure · OCR · D19 · 222 units
About TRILIVE
TRILIVE is a freehold condominium, located at TAMPINES ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), comprising 222 residential units.
As a freehold property, TRILIVE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at TRILIVE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 2 | $1,806 psf | $835,700 |
| 1 BR | 24 | $1,723 psf | $1,040,032 |
| 2 BR | 14 | $1,731 psf | $1,559,827 |
| 3 BR | 7 | $1,689 psf | $1,963,853 |
Sales Market Overview
TRILIVE has recorded 47 sale transactions with an average transaction price of $1,323,760, ranging from $833,400 to $2,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,575 psf | $1,307,527 | — |
| 2022 | 14 | $1,680 psf | $1,297,135 | ↑ 6.7% |
| 2023 | 10 | $1,770 psf | $1,396,178 | ↑ 5.3% |
| 2024 | 10 | $1,783 psf | $1,282,437 | ↑ 0.8% |
| 2025 | 4 | $1,817 psf | $1,226,500 | ↑ 1.9% |
| 2026 | 2 | $1,844 psf | $1,606,000 | ↑ 1.5% |
TRILIVE ranks in the top 20% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, TRILIVE trades 11.2% above the segment benchmark.
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Rental Market Overview
TRILIVE has recorded 242 rental transactions with monthly rents averaging $3,008/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 5 | $2,600/mo | $2,000/mo | $3,000/mo |
| 2 BR | 186 | $2,895/mo | $1,450/mo | $4,200/mo |
| 3 BR | 46 | $3,500/mo | $1,400/mo | $4,900/mo |
| 4 BR | 5 | $3,080/mo | $1,800/mo | $4,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 48 | $2,391/mo |
| 2022 | 56 | $2,875/mo |
| 2023 | 44 | $3,451/mo |
| 2024 | 38 | $3,170/mo |
| 2025 | 41 | $3,218/mo |
| 2026 | 15 | $3,197/mo |
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Investment Analysis
Based on average rents and sale prices, TRILIVE delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows TRILIVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- TRILIVE
- Kovan MRT
- Hougang MRT
- Hougang Primary School
- Hougang Secondary School
- St. Gabriel'
Nearby MRT Stations
TRILIVE is 730m from Kovan MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 16 schools within 2 km of TRILIVE, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hougang Primary School | Primary | 200m |
| Hougang Secondary School | Secondary | 250m |
| St. Gabriel's Primary School | Primary | 480m |
| Holy Innocents' Primary School | Primary | 570m |
| Holy Innocents' High School | Secondary | 640m |
| Montfort Secondary School | Secondary | 800m |
| Montfort Junior School | Primary | 900m |
| Xinmin Primary School | Primary | 1.0 km |
| Xinmin Secondary School | Secondary | 1.1 km |
| Zhonghua Primary School | Primary | 1.3 km |
| Zhonghua Secondary School | Secondary | 1.4 km |
| Rosyth School | Primary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Kovan is about 0.73km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Solid facilities scale. 222 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Hougang Primary School sits about 0.20km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: TRILIVE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 47 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for TRILIVE?
What is the rental yield for TRILIVE?
Is TRILIVE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 47 transactions analysed
- Rental data: 242 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 TRILIVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,426 condo transactions recorded in District 19 over the last 12 months, 93% resale, 5% 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 19 reads 137.0 as of June 2026 — up 2.0% 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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HDB Alternatives Nearby
Weighing TRILIVE against staying public? These HDB towns sit within walking or short-drive distance: