District 18 — Tampines, Pasir Ris and Simei — is Singapore's largest eastern regional centre: 50 tracked condos, 10,862 URA sales transactions and a district median of $1,413 psf. The Cross Island Line (CRL Phase 1, 2030) and Changi Airport Terminal 5 (mid-2030s) underpin a long infrastructure runway.
Singapore's east has always punched above its weight, but District 18 stands in a category of its own among OCR addresses. Tampines is one of only three gazetted Regional Centres in Singapore, a designation that brings decentralised office space, retail anchors and government institutions to the doorstep. The URA Draft Master Plan 2025 deepens this commitment, earmarking at least four new commercial plots.
Pasir Ris occupies a singular position as Singapore's easternmost established township, bordering Pasir Ris Park to the north and minutes from Changi Airport. That airport-adjacent demand profile gives D18 a rental tenant base that few OCR districts can replicate. At a median of $1,413 psf, D18 offers a meaningful discount to the RCR while delivering connectivity and amenities that rival inner-ring suburbs.
The entry of institutional-grade developers — UOL Group, Singapore Land Group and CapitaLand launched Parktown Residences together in 2024/25 — signals growing conviction that D18 price ceilings are not yet met.
Cross Island Line Phase 1 (CRL1), targeted 2030: The LTA confirmed construction commencement in January 2023. CRL1's 12 stations — including interchange stops at Pasir Ris (East-West Line) and Tampines North — are scheduled to open by 2030. The Pasir Ris–Punggol extension follows in 2032.
Changi Airport Terminal 5, mid-2030s: Groundbreaking took place in May 2025; the new terminal is designed to handle 50 million additional passengers annually, lifting Changi's total capacity to 135 million.
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- 50 condos tracked in District 18 (OCR)
- Median PSF: $1,413 psf across 10,862 sales
- Median rent: $3,400/mo across 19,039 leases
- Estimated gross yield: 2.9%
- Segment: Outside Central Region
District Overview
District 18 covers Tampines, Pasir Ris, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 50 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| ARC AT TAMPINES | TAMPINES AVENUE 8 | 99 yrs lease commencing from 2011 | 574 | 2015 |
| AURELLE OF TAMPINES | TAMPINES STREET 62 | 99 yrs lease commencing from 2024 | 760 | 2025 |
| BELYSA | PASIR RIS DRIVE 1 | 99 yrs lease commencing from 2011 | 315 | 2014 |
| CHANGI RISE CONDOMINIUM | SIMEI RISE | 99 yrs lease commencing from 2000 | 598 | 2004 |
| CITYLIFE@TAMPINES | TAMPINES CENTRAL 7 | 99 yrs lease commencing from 2012 | 514 | — |
| COCO PALMS | PASIR RIS GROVE | 99 yrs lease commencing from 2008 | 1586 | 2019 |
| D'ELIAS | ELIAS TERRACE | 999 yrs lease commencing from 1881 | 17 | 2005 |
| D'NEST | PASIR RIS GROVE | 99 yrs lease commencing from 2010 | 1804 | 2017 |
| DOUBLE BAY RESIDENCES | SIMEI STREET 4 | 99 yrs lease commencing from 2008 | 646 | 2012 |
| EASTPOINT GREEN | SIMEI STREET 3 | 99 yrs lease commencing from 1996 | 646 | 1998 |
| EASTVALE | PASIR RIS DRIVE 3 | 99 yrs lease commencing from 1996 | 312 | 1998 |
| ELIAS GREEN | ELIAS GREEN | 99 yrs lease commencing from 1991 | 419 | 1994 |
| ELIAS TERRACE | ELIAS TERRACE | 999 yrs lease commencing from 1881 | 78 | 1994 |
| LIVIA | PASIR RIS GROVE | 99 yrs lease commencing from 2008 | 724 | 2011 |
| MELVILLE PARK | SIMEI STREET 1 | 99 yrs lease commencing from 1992 | 1232 | 1996 |
| MODENA | SIMEI STREET 4 | 99 yrs lease commencing from 1997 | 230 | 2002 |
| MY MANHATTAN | SIMEI STREET 3 | 99 yrs lease commencing from 2010 | 301 | 2014 |
| NV RESIDENCES | PASIR RIS GROVE | 99 yrs lease commencing from 2008 | 1586 | 2013 |
| OASIS @ ELIAS | ELIAS ROAD | 99 yrs lease commencing from 2008 | 388 | 2012 |
| PARC CENTRAL RESIDENCES | TAMPINES STREET 86 | 99 yrs lease commencing from 2019 | 700 | 2021 |
| PARKTOWN RESIDENCE | TAMPINES STREET 62 | 99 yrs lease commencing from 2023 | 1193 | 2025 |
| PASIR RIS 8 | PASIR RIS DRIVE 8 | 99 yrs lease commencing from 2021 | 487 | 2021 |
| PASIR RIS BEACH PARK | ELIAS ROAD | 999 yrs lease commencing from 1874 | — | 2023 |
| PINEVALE | TAMPINES STREET 73 | 99 yrs lease commencing from 1997 | 322 | 2000 |
| Q BAY RESIDENCES | TAMPINES STREET 86 | 99 yrs lease commencing from 2012 | 630 | 2017 |
| RIPPLE BAY | PASIR RIS LINK | 99 yrs lease commencing from 2011 | 679 | 2015 |
| RIS GRANDEUR | ELIAS ROAD | Freehold | 453 | 2006 |
| RIVELLE TAMPINES | TAMPINES STREET 95 | 99 years leasehold | — | — |
| SAVANNAH CONDOPARK | SIMEI RISE | 99 yrs lease commencing from 2000 | 648 | 2005 |
| SEA ESTA | PASIR RIS LINK | 99 yrs lease commencing from 2012 | 376 | 2015 |
| SEA HORIZON | PASIR RIS RISE | 99 yrs lease commencing from 2013 | 495 | 2016 |
| SEASTRAND | PASIR RIS LINK | 99 yrs lease commencing from 2011 | 473 | 2014 |
| SIMEI GREEN CONDOMINIUM | SIMEI STREET 4 | 99 yrs lease commencing from 1996 | 602 | 1999 |
| STRATUM | ELIAS ROAD | 99 yrs lease commencing from 2012 | 380 | 2016 |
| TENET | TAMPINES STREET 62 | 99 yrs lease commencing from 2021 | 618 | 2022 |
| THE ALPS RESIDENCES | TAMPINES STREET 86 | 99 yrs lease commencing from 2015 | 626 | — |
| THE EDEN AT TAMPINES | TAMPINES STREET 34 | 99 yrs lease commencing from 2000 | 430 | 2001 |
| THE ESPARIS | PASIR RIS DRIVE 4 | 99 yrs lease commencing from 2002 | 274 | 2006 |
| THE PALETTE | PASIR RIS GROVE | 99 yrs lease commencing from 2010 | 1804 | 2016 |
| THE RIVERINA | RIVERINA VIEW | 99 yrs lease commencing from 1996 | 215 | 2000 |
| THE SANTORINI | TAMPINES STREET 86 | 99 yrs lease commencing from 2013 | 597 | 2018 |
| THE TAMPINES TRILLIANT | TAMPINES CENTRAL 7 | 99 yrs lease commencing from 2011 | 670 | — |
| THE TAPESTRY | TAMPINES STREET 86 | 99 yrs lease commencing from 2017 | 861 | 2021 |
| THE TROPICA | TAMPINES AVENUE 1 | 99 yrs lease commencing from 1996 | 537 | 2001 |
| TREASURE AT TAMPINES | Tampines Lane | 99-year leasehold | 2203 | 2023 |
| TROPICAL SPRING | SIMEI STREET 4 | 99 yrs lease commencing from 1997 | 242 | — |
| VUE 8 RESIDENCE | PASIR RIS HEIGHTS | 99 yrs lease commencing from 2012 | 463 | 2017 |
| WATERCOLOURS | PASIR RIS LINK | 99 yrs lease commencing from 2012 | 416 | 2016 |
| WATERVIEW | TAMPINES AVENUE 1 | 99 yrs lease commencing from 2010 | 696 | 2013 |
| WHITEWATER | PASIR RIS STREET 72 | 99 yrs lease commencing from 2002 | 397 | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 411 | $734,466 | $1,572 psf |
| 1-Bed | 1,348 | $1,123,518 | $1,825 psf |
| 2-Bed | 3,032 | $1,356,070 | $1,588 psf |
| 3-Bed | 4,674 | $1,585,744 | $1,393 psf |
| 4-Bed | 1,196 | $1,912,209 | $1,282 psf |
| 5-Bed | 201 | $2,873,099 | $1,011 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 128 | $1,568 psf |
| 2025-07 | 119 | $1,561 psf |
| 2025-08 | 112 | $1,523 psf |
| 2025-09 | 103 | $1,466 psf |
| 2025-10 | 110 | $1,514 psf |
| 2025-11 | 98 | $1,525 psf |
| 2025-12 | 99 | $1,545 psf |
| 2026-01 | 86 | $1,476 psf |
| 2026-02 | 106 | $1,521 psf |
| 2026-03 | 600 | $1,896 psf |
| 2026-04 | 166 | $1,725 psf |
| 2026-05 | 3 | $2,162 psf |
From 2021 to 2026, average PSF in District 18 has appreciated by 48% (~9.6% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2,554 | $1,209 psf | — |
| 2022 | 1,677 | $1,221 psf | ↑ 1.0% |
| 2023 | 1,248 | $1,344 psf | ↑ 10.1% |
| 2024 | 1,309 | $1,415 psf | ↑ 5.2% |
| 2025 | 3,113 | $1,859 psf | ↑ 31.4% |
| 2026 | 961 | $1,789 psf | ↓ 3.8% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | PARKTOWN RESIDENCE | $2,367 psf | $2,033,496 | 1,164 |
| 2 | RIVELLE TAMPINES | $1,933 psf | $2,010,489 | 570 |
| 3 | AURELLE OF TAMPINES | $1,769 psf | $1,713,151 | 760 |
| 4 | PASIR RIS 8 | $1,679 psf | $1,455,543 | 534 |
| 5 | THE TAPESTRY | $1,657 psf | $1,206,259 | 266 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | TREASURE AT TAMPINES | 1,176 | $1,588 psf |
| 2 | PARKTOWN RESIDENCE | 1,164 | $2,367 psf |
| 3 | AURELLE OF TAMPINES | 760 | $1,769 psf |
| 4 | TENET | 618 | $1,386 psf |
| 5 | RIVELLE TAMPINES | 570 | $1,933 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1,223 | $3,253/mo | $1,500/mo | $15,500/mo |
| 1-Bed | 2,898 | $2,629/mo | $1,374/mo | $7,500/mo |
| 2-Bed | 6,944 | $3,259/mo | $700/mo | $6,700/mo |
| 3-Bed | 6,771 | $3,953/mo | $1,200/mo | $9,500/mo |
| 4-Bed | 1,071 | $4,982/mo | $1,700/mo | $10,000/mo |
| 5-Bed | 131 | $6,621/mo | $4,000/mo | $14,000/mo |
| 6-Bed | 1 | $6,600/mo | $6,600/mo | $6,600/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $734,466 | $3,253/mo | 5.31% |
| 1-Bed | $1,123,518 | $2,629/mo | 2.81% |
| 2-Bed | $1,356,070 | $3,259/mo | 2.88% |
| 3-Bed | $1,585,744 | $3,953/mo | 2.99% |
| 4-Bed | $1,912,209 | $4,982/mo | 3.13% |
| 5-Bed | $2,873,099 | $6,621/mo | 2.77% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest's URA-sourced dataset for District 18 spans 10,862 condo sales transactions across 50 developments, yielding a district median of $1,413 psf and an estimated gross rental yield of approximately 2.9%.
| Sub-area / Tier | Representative Projects | Indicative PSF range |
|---|---|---|
| Tampines — New Launch / Integrated | Parktown Residences, Aurelle of Tampines | $1,731 – $2,300+ |
| Tampines — Mid-cycle Resale | Treasure at Tampines | $1,519 – $2,002 |
| Pasir Ris — Integrated / New | Pasir Ris 8 | $1,600 – $1,773 |
| Simei / Outer Tampines — Older Estates | Various pre-2010 projects | $900 – $1,200 |
Parktown Residences, a 1,193-unit integrated development by UOL/SingLand/CapitaLand, recorded 65% of units transacting between $2,200 and $2,399 psf. Aurelle of Tampines (EC, launched 2025) posted a median transaction price of $1,726,500. Treasure at Tampines provides a useful mid-market datapoint: its April 2026 peak transaction of $2,002 psf confirms even secondary-market pricing is grinding higher.
Pasir Ris 8, an integrated development atop Pasir Ris MRT (TOP 2026), currently lists balance units at around $1,773 psf. Older Simei and outer-Tampines projects trade at $900–$1,200 psf.
- Benchmark against district median, not new-launch PSF. The D18 median of $1,413 psf reflects the full vintage mix; new launches now clear $2,000–$2,300 psf.
- Model CRL Phase 1 (2030) into your hold period. Properties within 400 m of Pasir Ris interchange or the future Tampines North CRL station stand to benefit from a connectivity re-rating.
- Check lease decay for pre-2000 developments. Several Simei and outer-Tampines condos are approaching the 25–30 year mark on 99-year leases.
- Assess EC eligibility for upgrader value. Aurelle of Tampines (EC) and the upcoming Rivelle EC offer subsidised entry into D18's growth corridor.
- Stress-test rental yield against unit size. The district median rent of $3,400/month works well for 2-bedroom units but compresses yield sharply on larger 3- or 4-bedroom units.
- Monitor the Tampines Regional Centre commercial pipeline. URA's Draft Master Plan 2025 commits at least four new commercial plots and mixed-use redevelopment of Tampines Bus Interchange.
Frequently Asked Questions
What is the average PSF in District 18?
Is District 18 in CCR, RCR, or OCR?
What are the best condos in District 18?
What is the rental yield in District 18?
How many condos are in District 18?
When does the Cross Island Line serve Pasir Ris and Tampines?
CRL Phase 1 is targeted for completion by 2030. Pasir Ris will become an interchange between the East-West Line and CRL, while Tampines North gains a new CRL station. A four-station Pasir Ris–Punggol extension follows in 2032.
How does Changi Airport Terminal 5 affect property in D18?
T5's groundbreaking took place in May 2025, with an opening targeted for the mid-2030s. Designed to handle 50 million additional passengers annually, T5 will generate sustained demand for accommodation immediately east of the airport.
What does the URA Draft Master Plan 2025 mean for Tampines?
The URA Draft Master Plan 2025 designates at least four new commercial plots and two residential plots within Tampines Regional Centre, alongside a pedestrianised Tampines Central 5 precinct.
Should I buy resale or new launch in District 18?
New launches offer fresh leases and modern layouts but carry $2,000–$2,400 psf price points. Resale estates in Simei offer $900–$1,300 psf entry and higher gross yields but face lease-decay risk. A 2030 CRL re-rating applies more strongly to properties near Pasir Ris or Tampines North stations.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.