Aurelle Of Tampines

Overview & Key Facts

Aurelle of Tampines is a 760-unit Executive Condominium (EC) at Tampines Street 62 in District 18, developed by Sim Lian JV (Northbank) Pte Ltd on a 99-year leasehold commencing January 2024. With approximately 97 years remaining on the lease (expiring around 2123), the development stands as Sim Lian Group’s flagship residential offering in the Tampines North precinct — one of the most significant new residential quarters to emerge in Singapore’s eastern region in recent years.

Aurelle of Tampines is unambiguously a market-defining EC. When Sim Lian launched on 8 March 2025, 682 units (89.7% of the entire 760-unit project) were sold on launch day at an average price of $1,766 PSF — an exceptional result that reflected the depth of pent-up demand in the EC segment and the strength of the Tampines North location. By April 2025, the project was fully sold; remaining units cleared within an hour of the final sales booking session. Over 9,000 prospective buyers visited the sales gallery across four preview days in February 2025 alone.

At an average transacted price of $1,713,151 and an average PSF of $1,769, Aurelle of Tampines sits at the premium tier of the EC market — a tier that reflects the development’s positioning in a mature and well-connected estate, its proximity to Tampines North MRT (TE4, Thomson-East Coast Line), and Sim Lian’s track record of delivering well-specified projects that hold their resale value. The EC pricing structure means buyers who qualify — Singapore Citizens forming a new household, subject to income ceiling and eligibility rules — access a residential product that would cost materially more as a private condominium.

It is critical to understand the EC tenure structure before evaluating Aurelle of Tampines as an investment or home. As an EC, the development carries a five-year Minimum Occupation Period (MOP) from the date of TOP (estimated 2027–2028), during which owners cannot sublet the entire unit nor sell in the open market. Rental income data is therefore absent — this is expected and structural, not a project-specific limitation. From MOP completion (~2032–2033), the development fully privatises and owners can sell to all buyers including foreigners and rent freely. The privatised EC trajectory in well-established estates like Tampines has historically produced strong resale appreciation at the MOP milestone.

Location & Connectivity

Aurelle of Tampines occupies a well-chosen site at Tampines Street 62 in Tampines North, a newer residential subzone within the broader Tampines planning area. The Tampines planning area is Singapore’s largest Housing Development Board new town and one of its most self-sufficient regional centres, with a retail, civic, and recreational infrastructure that few other non-central districts can match. Tampines North is the most recently developed subzone within this established estate, benefiting from proximity to all the infrastructure of mature Tampines while sitting at the edge of Tampines Eco Green Park and lower-density residential surroundings.

MRT connectivity is provided by Tampines North MRT (TE4) on the Thomson-East Coast Line, which opened in November 2024. The station is approximately 700–900 metres from the development — a walk of roughly 8–10 minutes via covered linkways and park connectors. From Tampines North MRT, the TEL provides a one-seat ride to Tanjong Rhu, Katong Park, Marine Parade, and the city-fringe Marine Terrace stations, as well as northward connections toward Upper Thomson, Caldecott, and Stevens. For direct city-centre access without changing lines, TEL passengers interchange at Outram Park (TEL/EWL/NEL) or Gardens by the Bay for the Circle Line connection to Marina Bay. Existing Tampines MRT (EWL, about 2km away) remains accessible by feeder bus.

The retail and lifestyle geography of Tampines is among the most comprehensive of any Singapore non-central residential estate. Within approximately 2 kilometres: Tampines Mall, Tampines 1, Century Square, Our Tampines Hub (Singapore’s largest integrated community and lifestyle hub, with a public library, sports facilities, hawker centre, shops, and a cinema), IKEA Tampines, Giant hypermarket, and the Tampines Round Market and Food Centre. This is a retail and daily-convenience density that most Singapore suburban addresses cannot approach — and it is accessible by feeder bus, bicycle, or (within Tampines North proper) on foot or by the park connector network.

The school catchment is strong for families. Within the primary school registration distance: Poi Ching School, St Hilda’s Primary School, and Tampines North Primary School. Secondary schools in the broader Tampines area include Tampines Secondary, St Hilda’s Secondary, and United World College of South East Asia’s East Campus (UWCSEA East, an international school with an IB curriculum) which is approximately 2–3 km from the development. Temasek Polytechnic is also located within the Tampines planning area, contributing to the area’s educational infrastructure density.

The natural environment is a genuine asset of the Tampines North address. Tampines Eco Green Park — a 36-hectare park with secondary forest, grassland, freshwater wetlands, and an extensive network of trails — is within easy cycling distance. Bedok Reservoir Park, Lower Seletar Reservoir Park, and the Pasir Ris Town Park and beach are also accessible from Tampines North via the park connector network. For residents who value access to nature and active recreation in daily life, the Tampines North context is a meaningful lifestyle advantage.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

Aurelle of Tampines delivers a resort-inspired facilities programme that is generous by EC standards and competitive with private condominium developments at the same price tier. Sim Lian has provided over 70 facilities across the development — a figure that signals the developer’s intent to position Aurelle of Tampines as a lifestyle product rather than a functional housing product, and that reflects the resort-living concept underpinning the development’s design direction.

The centrepiece is a 50-metre lap pool — a facility that is genuinely uncommon at EC price points, where 25-metre pools are the standard. A network of seven swimming pools in total provides aquatic options for all household types: lap swimming, leisure swimming, a wading pool for children, and hydrotherapy-style options for recovery. The pool placement and surrounding landscaping follow the resort-living concept, with planting, water features, and material finishes intended to reference the natural environment and reduce the visual density typical of mid-rise EC clusters.

The gym, clubhouse, and indoor function facilities reflect the development’s scale. The fitness centre is fully equipped, the clubhouse is designed for both daily use and event hosting, and BBQ pavilions are provided across the landscaped grounds. Dedicated children’s play areas and family-oriented zones acknowledge the EC buyer profile — predominantly young families and multigenerational households for whom active outdoor space for children is a priority feature, not an optional add-on.

The residential blocks are positioned to maximise privacy, with layout planning ensuring that units are not directly facing each other across narrow gaps. Security is addressed through surveillance systems and controlled access at all entry points. The development’s configuration across its site allows for meaningful green buffer zones between the blocks and the perimeter, creating the low-density garden character that is part of the resort-living branding.

One facilities consideration specific to the EC context: until MOP completion (~2032–2033), the resident profile will be almost entirely owner-occupier Singapore Citizens and Permanent Residents. This creates a socioeconomic cohesion in the early years of the development that many EC residents cite positively — a community of similarly-aged households at similar life stages, with shared child-rearing and lifestyle priorities. The facilities programming and communal spaces benefit from this homogeneity in the MOP years.

Unit Sizes & Layout

Aurelle of Tampines offers unit configurations across 3-, 4-, and 5-bedroom layouts — a sizing strategy that reflects the EC buyer profile: predominantly young families and multi-generational households who require genuine bedroom count rather than compact 1- or 2-bedroom investment product. This is an important differentiator from private condo new launches in the same price band, which typically include a large proportion of 1- and 2-bedroom units to maximise sellable quantum.

3-Bedroom units start from 840 sqft with launch prices from $1,417,000 ($1,687 PSF). This configuration suits young couples or small families who want a properly proportioned home without the entry quantum of the larger unit types. The master bedroom includes an ensuite bathroom, and the design provides a utility room option suitable for a helper or storage. 4-Bedroom Compact units from 1,023 sqft at $1,689,000 ($1,651 PSF) represent the best-value entry point per PSF across the configuration range, offering a genuine four-bedroom family home at a price quantum that would be impossible in private condominium format in this estate. 5-Bedroom units from 1,356 sqft at $2,258,000 ($1,665 PSF) cater to larger families and multi-generational buyers, providing master suite, three secondary bedrooms, ensuite options, and living space that approaches the footprint of a HDB executive flat while delivering full condominium quality and facilities.

The finish and specification at Aurelle of Tampines are consistent with Sim Lian’s approach at recent ECs: quality mid-range finishes throughout, branded kitchen appliances, and bathroom fittings from recognised suppliers. The design language is contemporary and neutral, with layouts that prioritise practical family living — efficient kitchen placement, good bedroom separation, and balcony or yard space — over dramatic architectural statements. For the buyer segment that EC pricing attracts, functional quality and spatial efficiency matter more than ultra-luxury specification, and Sim Lian’s unit design reflects this.

The development’s 14-storey blocks across the site (a mid-rise format typical of Tampines North planning) create a consistent residential scale that avoids the tower-dominated streetscape of some high-density EC clusters. Upper floors benefit from elevated views across Tampines Eco Green Park, with lower floors enjoying more immediate landscape and pool views from the resort-style grounds. For families with young children, lower floor units and those closest to the facilities core will be the most practically convenient.

Pricing & Market Position

Across 757 recorded transactions (all-time), sale prices range from $1,417,000 to $2,529,000, averaging $1,713,646.

Over the last 12 months, transactions averaged $1,878 psf.

Price Appreciation

From 2025 to 2026, the average PSF has appreciated by 16% (from $1,768 to $2,052 psf).

Neighbourhood Comparison

The most structurally comparable development to Aurelle of Tampines within Tampines North is Parc Central Residences EC (Tampines Street 86, 700 units, 99-year from 2020, TOP 2023), developed by Hoi Hup and Sunway. Parc Central Residences is approximately 1.2 km from Aurelle of Tampines and benefits from the same Tampines North precinct and access to Our Tampines Hub. At TOP, Parc Central units were transacting in the resale market at approximately $1,300–$1,400 PSF — a meaningful PSF discount to Aurelle of Tampines’ $1,769 average, reflecting the four-year vintage difference, the pre-TEL era of its original sale, and Aurelle’s newer facilities programme. The Parc Central resale trajectory post-MOP (eligible from approximately 2028) is the most proximate data point for Aurelle of Tampines’ future resale environment.

The Tampines Trilliant EC (Tampines Street 86, 99-year from 2012, fully privatised) is the most directly relevant long-term comparable: a Sim Lian EC in Tampines, now fully privatised, with an established resale track record. The Tampines Trilliant has transacted resale units in the range of $1,000–$1,200 PSF in recent years, reflecting its older vintage and full privatisation status. The step-up from Trilliant’s privatised PSF to Aurelle’s launch PSF ($1,769) is consistent with the general EC and private condo price appreciation trajectory across Tampines over the same period.

Against private condominiums in the broader Tampines–Pasir Ris corridor, Elt’s Park and Parc Esta (Eunos, private, 99-year) offer a contrast: Parc Esta has transacted at approximately $1,700–$2,100 PSF for recent resale, reflecting its Eunos MRT (EWL) proximity and city-fringe location premium. The PSF premium of Parc Esta over Aurelle of Tampines reflects the difference between the EWL (city-centre access in under 30 minutes) and the TEL (longer journey times to the CBD via interchange) — a structural transport geography premium that EC pricing adjusts for. Buyers who need daily city-centre commutes under 30 minutes should evaluate the longer TEL journey versus the EC price advantage and Tampines North lifestyle infrastructure.

Against HDB resale in Tampines, the EC premium is also evident: 5-room HDB resale flats in Tampines transact in the $700,000–$900,000 range. Aurelle of Tampines at $1.4M–$2.3M represents a two-to-three times quantum step-up for the condominium facilities, privatised status, and investment upside that EC converts deliver. For first-timer buyers upgrading from HDB, the EC framework is the most capital-efficient path to private residential ownership in Singapore; Aurelle of Tampines offers that path in one of Singapore’s best-served regional towns.

Lease Decay Analysis

The 99-year lease runs from 2024, meaning approximately 2 years have already been consumed. Roughly 97 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 ~87 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates AURELLE OF TAMPINES across multiple dimensions.

What Residents Say

“We registered for balloting on day one. The location, the TEL station opening right here, Tampines Hub, Eco Green Park — for a young family this was the obvious choice. Getting 89% sold on launch day confirmed we weren’t the only ones who saw that.”

— Buyer feedback via PropertyGuru

“Sim Lian’s track record at The Tampines Trilliant and Emerald of Katong gave us confidence. This developer delivers on what they promise — quality finishes, proper facilities, and a development that holds its resale value. Aurelle was the natural next step for Tampines North.”

— Buyer review via 99.co

“The 50-metre lap pool and seven pools total — at an EC price. That does not happen often. The facilities here are genuinely competitive with the private condos we looked at in Tampines, and the quantum saving is easily $300,000 to $500,000 for the same bedroom count.”

— Buyer comment via SGHomeInvestment

“For families buying their first private home, the EC framework is the best deal in Singapore real estate if you qualify. Aurelle of Tampines at $1,769 PSF is the market pricing for EC in this location — the equivalent private condo would be $2,100 to $2,300 PSF. That gap funds the MOP inconvenience many times over.”

— Investor analysis via CondoLaunch

The buyer feedback pattern at Aurelle of Tampines centres on four consistent themes: the Tampines North MRT (TE4) opening as a connectivity inflection point for the address, Sim Lian’s execution credibility from prior EC and condo developments, the facilities programme as genuinely differentiated from standard EC product, and the EC pricing discount versus private condo equivalents as the primary investment thesis. The development’s 100% sell-out confirms that the market broadly agreed with this assessment at launch pricing.

Strengths & Weaknesses

Verdict

Aurelle of Tampines is the strongest argument in recent EC history for the Tampines North address as an EC buy. The combination of Sim Lian’s execution credibility, a genuinely upgraded facilities programme (70+ facilities, 50m lap pool), the Tampines North MRT (TE4) opening, and the self-sufficient retail and lifestyle infrastructure of the Tampines regional centre creates an EC that outperforms on every dimension that the buyer cohort cares about: family space, community quality, local amenity, connectivity, and long-term resale potential.

The investment thesis is structurally sound but requires patience. EC buyers must hold through the five-year MOP before the privatisation milestone unlocks full market liquidity. Historically, ECs in well-located Tampines precincts (Tampines Trilliant, Parc Central) have shown meaningful appreciation at MOP — a combination of regional centre inflation, lease remaining, and the structural price gap between EC launch pricing and equivalent private condo values. Aurelle of Tampines’ $1,769 PSF launch average is at a discount of approximately 20–30% to private condo PSF in the same corridor; closing that gap at MOP is the primary capital appreciation thesis.

Aurelle of Tampines is the right answer for eligible first-timer Singapore Citizens forming a new household who want a family-sized home in a mature, well-served regional town, with Sim Lian quality assurance, a resort-standard facilities programme, and genuine long-term privatisation upside — and who are comfortable holding through the five-year MOP period before accessing the full resale and rental market.

The EC MOP restriction is the primary caveat for all buyers. During the MOP years (~2027–2032), owners cannot sublet the entire unit (subletting individual rooms to occupants who share common areas may be permissible under HDB rules, subject to approval) and cannot sell in the open market. For buyers who value flexibility — who may need to move, relocate for work, or want the ability to rent freely in the near term — the MOP lock-in is a structural constraint that should be factored fully into the purchase decision. The EC framework delivers its pricing benefit precisely because of this restriction; buyers who want EC pricing without the MOP constraint do not exist.

At 97 years remaining on the lease, the tenure position is excellent. CPF usage is fully unrestricted, bank financing faces no lease-related constraints, and the asset has essentially the full productive life of a 99-year leasehold ahead of it. The 9.5 lease rating reflects this: for any realistic hold horizon — first MOP exit, long-term family home, eventual en-bloc — the lease position at Aurelle of Tampines is a structural strength. Buyers comparing EC leasehold versus freehold private condo should note that the practical lease difference between 97 years (Aurelle) and freehold over any 20–30 year hold period is negligible; the EC pricing discount and privatisation upside are the more material financial variables.