TREASURE AT TAMPINES Review

Overview & Key Facts

Treasure at Tampines holds a singular distinction: at 2,203 units across 29 twelve-storey blocks, it is the largest condominium project in Singapore. Developed by Sim Lian Group on the former Tampines Court HUDC site along Tampines Lane in District 18, it obtained its TOP in 2023 and has rapidly established itself as the benchmark affordable condo for HDB upgraders in the east.

Sim Lian Group — a developer with over four decades of experience and a reputation for delivering practical, no-frills housing — priced Treasure at Tampines aggressively from launch, and that value positioning has proven remarkably durable. It topped Singapore’s most profitable condo charts in both 2024 and 2025, recording 154 profitable transactions in 2025 alone, with gains reaching up to $1.085 million on a single unit.

The buyer profile tells the story: this is overwhelmingly a Singaporean family development. Units range from compact 1-bedders (~463 sq ft) to spacious 5-bedders (~1,615 sq ft), with the 3-bedroom and 4-bedroom configurations making up the bulk of inventory. At an average quantum of approximately $1.48 million, Treasure at Tampines remains one of the few D18 condos where a three-bedder is still available below $1.7 million.

Location & Connectivity

Treasure at Tampines sits in a sweet spot for east-side connectivity. Simei MRT (EW3) is roughly 760 metres away — about an 8-to-10-minute sheltered walk via the covered linkway. Tampines MRT (EW2/DT32) on the East-West and Downtown Lines is marginally further at 820m. Having two MRT stations within striking distance, serving two different lines, is a genuine practical advantage for daily commuters.

For drivers, the PIE entrance is about one minute away by car, and Changi Airport is reachable in under 10 minutes. Tampines Expressway (TPE) provides an alternative route northward. The upcoming Cross Island Line, with stations at Tampines North (opening ~2030), will further enhance the area’s connectivity.

The Tampines neighbourhood is one of Singapore’s most self-sufficient suburban hubs. Three full-scale shopping malls — Tampines Mall, Century Square, and Tampines 1 — are clustered at Tampines Central, alongside Our Tampines Hub (OTH), one of the largest integrated community hubs in Singapore. IKEA Tampines, Giant, Courts, and numerous hawker centres round out the daily amenities.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

With 128 facilities spread across its expansive grounds, Treasure at Tampines lives up to the “resort living” tagline. The headline count: 13 swimming pools (including a 50m lap pool, family pools, spa pools, and children’s wading pools), a 24-hour gym, tennis courts, a basketball half-court, multiple playgrounds, BBQ pavilions, and function rooms.

“We moved here from an HDB and honestly still can’t believe the facilities. 13 pools! My kids rotate between three different playgrounds. On weekends, it feels like we’re on holiday without leaving home.”

— Resident review on 99.co, 2025

The sheer number of facilities also helps manage the crowd factor. Despite 2,203 units, the pool areas rarely feel overcrowded because swimmers naturally distribute across 13 different options. The 12-storey height limit means more ground-level space was available for facilities and landscaping.

Unit Sizes & Layout

Treasure at Tampines offers a full spectrum from 1-bedroom (463 sq ft) to 5-bedroom (1,615 sq ft). The compact average unit size of 868 sq ft helps keep overall quantum accessible — a deliberate strategy by Sim Lian to target HDB upgraders rather than luxury buyers. Three-bedders average around 1,000–1,050 sq ft, which is competitive for the price point though not as generous as older resale condos in the area.

Pricing & Market Position

Across 1,201 recorded transactions (all-time), sale prices range from $690,000 to $3,070,888, averaging $1,478,796.

Over the last 12 months, transactions averaged $1,798 psf.

Rents range from $2,400 to $8,000 per month across 1,340 rental transactions. Current rental yield sits at approximately 2.8%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at TREASURE AT TAMPINES typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 27.1% (from $1,416 to $1,801 psf).

Neighbourhood Comparison

In District 18, Treasure at Tampines’s most direct competitor is Parktown Residence ($2,369 psf) — Tampines’ first integrated development with direct MRT connectivity (Tampines North, opening 2030). Parktown commands a 33% premium for its integrated status but won’t TOP until 2030. For buyers who need to move in now and prioritise value, Treasure wins decisively.

Against Aurelle of Tampines ($1,768 psf), an EC that has reached its MOP, Treasure is priced marginally higher but offers a much larger development with more facilities. Tenet ($1,384 psf) at Tampines North represents a lower-PSF alternative but in a less mature neighbourhood. For families wanting east-side value with resort-level facilities and immediate availability, Treasure at Tampines remains the default choice.

Lease Decay Analysis

The 99-year lease runs from 2018, meaning approximately 8 years have already been consumed. Roughly 91 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~81 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates TREASURE AT TAMPINES across multiple dimensions.

What Residents Say

“Best value condo in Tampines, full stop. Our 3-bedder cost $1.5M — try finding that anywhere else in D18 with 128 facilities. The grounds are surprisingly well-maintained for a development this size.”

— Resident review on EdgeProp, 2025

“The convenience factor is underrated. Simei MRT is 8 minutes walk with shelter most of the way. Three malls within bus distance. IKEA for the weekends. We barely need the car during the week.”

— Resident review on PropertyGuru, 2025

“It’s not perfect — the 1-bedders are tight, some blocks face each other too closely, and the finishing is mid-market. But for what we paid, we’re getting resort-level facilities and a location that’s genuinely convenient. No regrets.”

— Resident review on 99.co, 2024

Strengths & Weaknesses

Verdict

Treasure at Tampines has proven the sceptics wrong. When it launched, many questioned whether 2,203 units could be absorbed without depressing prices. Instead, it has become D18’s resale volume leader and Singapore’s most profitable condo by transaction count. The formula is simple: large-scale facilities, accessible pricing, and a location in one of the east’s most self-sufficient neighbourhoods.

The investment thesis hinges on Treasure’s role as the affordable entry point to condo living in Tampines. With an average PSF of ~$1,786, it sits well below Parktown Residence ($2,369 psf) and Aurelle of Tampines ($1,768 psf), while offering significantly more facilities. The rental yield of ~2.8% is solid for the OCR segment.

The risk factors are real: 2,203 units means relentless internal competition on resale, the 99-year lease has 91 years remaining, and future supply from Parktown Residence and upcoming ECs will add competitive pressure. One-bedder owners face the toughest outlook. For three-bedder and four-bedder owners with a 5–10 year horizon, however, Treasure at Tampines remains one of the east’s most compelling value-for-money propositions.