Aurelle Of Tampines
Aurelle of Tampines is the kind of Executive Condo launch that rewards a clear-eyed framework over the brochure narrative, and we think it is one of the more defensible EC plays in the current Outside Central Region (OCR) cycle. The numbers tell a straightforward story: 760 units, TOP reported in 2025, and a launch that effectively cleared its inventory — a strong absorption signature for any project, let alone an EC anchored on the eastern fringe of District 18. In our review framework, an EC is structurally a different product from a private condo because it sits behind a 5-year HDB Minimum Occupation Period, opens up to PRs at year 6, and only goes fully private at year 11 — a discounted entry into the private-condo asset class with a built-in patience tax. We rate the underlying Tampines location 7.5/10 and the project itself 7/10, conditional on buyers internalising the EC eligibility maze before they commit a single dollar.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Built by Sim Lian JV (Northbank) Pte Ltd, Aurelle of Tampines sits in the Tampines North precinct — the same eastern-OCR catchment that absorbed Tenet (the District 18 EC sibling that launched a couple of cycles earlier) and feeds off the Tampines mature-estate ecosystem. The tenure is 99 years from 2024, which means buyers are entering at the start of the lease clock with roughly 99 years of runway and a comfortable 75+-year window for CPF usage and bank financing throughout the typical hold period. Sim Lian is a workhorse local developer with a long EC track record (Treasure Crest, Wandervale, The Topiary among others) and a reputation for delivering on spec without surprises — not flashy, but the construction quality and finishing standards have generally held up across their portfolio. At 760 units the project is comfortably scaled — enough to deliver competitive facilities without the supply-overhang dynamics that plague mega-developments, and large enough to develop a working resale market after MOP.
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.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | primary | Within 1 km |
| Pasir Ris Secondary School | secondary | ~1.1 km |
| Pasir Ris Primary School | primary | ~1.2 km |
| Brighton College (Singapore) | international | ~1.2 km |
| Elias Park Primary School | primary | ~1.3 km |
| Pasir Ris Crest Secondary School | secondary | ~1.4 km |
| Junyuan Primary School | primary | ~1.4 km |
| Stamford American International School | international | ~1.4 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 500 | $1,770 | $1,553,004 |
| 3 BR | 232 | $1,766 | $1,976,642 |
| 4 BR | 28 | $1,762 | $2,389,714 |
Pricing & Market Position
Based on 760 recorded transactions, sale prices range from $1,417,000 to $2,529,000, averaging $1,713,151 (~$1,824 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 2025 | 760 | $1,824 |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,588 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 2025 | 1,193 | $2,367 |
| TENET | 99 yrs lease commencing from 2021 | 2022 | 618 | $1,386 |
| RIVELLE TAMPINES | 99 years leasehold | — | — | $1,933 |
| PASIR RIS 8 | 99 yrs lease commencing from 2021 | 2021 | 487 | $1,679 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~97 years | Full bank financing available |
| 2054 | ~69 years | CPF usage still unrestricted for most buyers |
| 2063 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2083 | ~39 years | Significant financing restrictions for next buyer |
| 2123 | Expiry | Lease reverts to state |
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.
- EC discount is the foundational thesis. ECs launch at roughly a 20–25% discount to comparable new private condos, and combined with the CPF Housing Grant of up to S$30,000 for qualifying SC+SC first-timer households, the effective entry price is materially below private-market equivalents — stress-test your numbers in our EC eligibility calculator.
- Tampines transport stack is exceptional for an OCR project. Tampines MRT is a triple-line interchange (East-West Line, Downtown Line, and the future Cross Island Line) — few OCR locations carry that kind of long-cycle connectivity dividend; verify your specific stack’s walk time on our price heatmap before committing.
- Mature-estate amenities are already built. Our Tampines Hub (Singapore’s largest integrated community/lifestyle hub), Tampines Mall, Century Square, and Tampines 1 form a dense retail and civic cluster — this is not a frontier estate where buyers wait a decade for infrastructure to arrive.
- Bedok Reservoir Park is a genuine green lung. The waterbody and surrounding park network give the precinct a recreational anchor that lifts both liveability and long-term valuation defensibility — compare District 18 medians on our District 18 page.
- Tenure is fresh. 99 years from 2024 means the lease decay curve is essentially flat for the first two decades — ideal for owner-occupiers planning a long hold; model the trajectory on our lease-decay calculator.
- MOP-to-privatisation arbitrage is the EC superpower. Five-year MOP, year-6 PR eligibility, full privatisation at year 11 — the historical pattern is a meaningful step-up in liquidity and valuation as the buyer pool widens from citizens to PRs and finally to foreigners; project the timing on our MOP countdown planner.
- EC eligibility is a hard gate, not a guideline. The S$16,000 monthly household income ceiling, the SC+SC or SC+PR family-nucleus requirement, and the no-private-property-ownership rule disqualify a meaningful slice of would-be buyers — read the HDB EC eligibility rules in full before viewing.
- MOP locks your capital for five years. No resale, no rent-out-whole-unit, no private-property purchase elsewhere during the MOP window — this is a feature for owner-occupiers but a meaningful constraint for opportunistic investors; check the MAS TDSR rules against your full balance-sheet picture.
- Tenet is the elephant in the room for resale comparison. The earlier District 18 EC sibling sets the benchmark for how Aurelle’s post-MOP resale market will price — if Tenet’s post-MOP transaction quality disappoints, Aurelle will likely follow the same curve.
- Coastal Cabana introduces cross-district competition. The District 17 EC sibling pulls from an overlapping buyer pool — families willing to flex east-versus-northeast on lifestyle and connectivity should run a direct comparison rather than assuming Aurelle is the default choice.
- OCR rental yields lag CCR and RCR. Even post-privatisation, the rental market in Tampines is dominated by HDB tenants and price-sensitive demand — do not underwrite this as a CCR-style yield play; check OneMap school catchment for your specific stack as the family-rental angle is the more defensible thesis.
- Resale levy applies if you sold a subsidised HDB previously. Second-timer buyers carrying a resale levy obligation should price that into the total acquisition cost — the EC discount narrative weakens once the levy is included.
This project is built for three distinct buyer archetypes and frankly mis-sold to a fourth. The strongest fit is the first-timer SC+SC household upgrading from HDB — the CPF Housing Grant plus EC discount combination is the single most efficient bridge from public housing into the private-condo asset class, and Tampines is a natural upgrade trajectory for HDB-rooted east-side families. The second strong fit is the dual-income professional couple under the S$16k ceiling planning to start a family — the 5-year MOP aligns neatly with a typical young-family lifecycle, and the mature-estate amenities materially reduce the friction of raising children. The third fit is the patient long-cycle holder willing to ride the 11-year privatisation arc — the historical evidence is that ECs at the privatisation milestone tend to capture a structural valuation step-up as the buyer pool widens. The mis-fit is the investor seeking near-term yield or short-cycle capital gain — the MOP, the income ceiling, and the OCR rental dynamics all conspire against this archetype, and a private condo in the same price bracket would be a cleaner expression of that thesis.
We recommend Aurelle of Tampines for SC+SC first-timer households eligible for the CPF Housing Grant, dual-income east-side professional couples comfortable with the 5-year MOP, and patient holders targeting the 11-year privatisation step-up — provided you have verified your full EC eligibility against the HDB rules and stress-tested the total acquisition cost (including any resale levy and stamp duty) before signing. We would avoid Aurelle of Tampines if you are above the S$16,000 income ceiling, if you cannot commit to a 5-year occupation lockup, if you are a yield-focused investor (a private condo elsewhere expresses that thesis more cleanly), or if you are uncomfortable underwriting the Tenet post-MOP price discovery as your forward indicator. The fair-value zone, in our analysis, sits at or slightly above the District 18 EC median set by Tenet — pay a meaningful premium only for the highest-floor north-facing stacks with unblocked reservoir or park views.