Tenet

Overview & Key Facts

Tenet is a 618-unit Executive Condominium (EC) at Tampines Street 62 in District 18, developed by TQS Development Pte Ltd — a joint venture between Qingjian Realty, Santarli Construction, and Heeton Holdings. Launched in December 2022 on a 99-year leasehold commencing 2021, with approximately 94 years remaining, Tenet achieved a fully sold-out status — a testament to the sustained demand for well-located ECs in Singapore’s maturing north-east corridor.

Tenet is positioned squarely in Tampines North, a sub-town being developed by HDB with its own MRT station, community infrastructure, and residential precincts. The development sits adjacent to Aurelle of Tampines — another EC parcel on the same street — and is designed as a large-format garden development: 11 blocks of 15 storeys each, offering 3-bedroom, 4-bedroom, and 5-bedroom configurations exclusively. The family-first unit mix signals developer intent clearly: this is not a compact investor-grade product, but a genuine owner-occupier EC for Singaporean families.

At an average transacted price of $1,501,331 and an average PSF of $1,386, Tenet represents the EC value proposition at its most compelling: District 18 coverage at a PSF that private condominiums in Tampines cannot approach. The $1,386 PSF figure reflects EC land pricing advantages, CPF HDB grant eligibility for first-time buyers, and the developer’s competitive market positioning — all structural advantages that the EC framework confers on eligible buyers and that are unavailable on private new launches.

The development’s expected TOP in August 2026 means buyers are approaching the point at which they can finally take possession of units and commence their MOP clock. For eligible buyers who purchased at launch, Tenet’s combination of EC entry pricing, family-scale unit configurations, and the long-term infrastructure build-out of Tampines North creates a compelling hold thesis through to the MOP and beyond.

Location & Connectivity

Tenet occupies a site on Tampines Street 62 in Tampines North — the newest and northernmost residential precinct within Tampines New Town, Singapore’s most populous HDB town. The location is at a transitional moment: Tampines North is mid-development, with new schools, a community centre, parks, and the Cross Island Line MRT station pipeline underway, but not yet fully built out. Buyers at Tenet are acquiring into a precinct that will materially improve over the next five to ten years, rather than one already at full maturity.

The single most important infrastructure event for this location is the Tampines North MRT Station (CR6) on the Cross Island Line (CRL) Phase 1. When operational, this station will be approximately a 2–3 minute walk from Tenet. However, CRL Phase 1 is not expected to open until 2030, meaning residents who move in at TOP (August 2026) will not have MRT access for approximately four years post-occupation. In the interim, the nearest operating MRT stations are Tampines (EWL/DTL interchange, approximately 2.5 km) and Tampines West (DTL, approximately 1.5 km), both accessible by bus or cycling but not walkable.

The mature amenity base of Tampines Central is accessible and comprehensive even before the CRL opens. Our Tampines Hub — Singapore’s largest integrated community and lifestyle hub — is approximately 2 km away and houses a library, sports facilities, hawker centre, community club, and retail. Tampines Mall, Tampines One, and Century Square in the Tampines Central cluster provide the full spectrum of heartland retail and dining. Tampines Retail Park at Tampines Junction (IKEA, Giant Hypermarket, COURTS) adds large-format retail within 2–3 km.

For families with school-age children, the Tampines North precinct will gain two primary schools and two secondary schools as the estate develops — timelines aligned with the broader Tampines North residential programme. Existing schools accessible from Tenet include Tampines North Primary School (within 1 km), Gongshang Primary, and Tampines Secondary. The school catchment situation will improve materially as Tampines North’s infrastructure matures over the next five years, aligning well with the EC MOP hold horizon.

Green space is a genuine strength of the Tampines North address. Tampines Eco Green Park — a designated nature park with biodiversity trails and wetland habitats — is within easy reach, as is Sun Plaza Park, Bedok Reservoir Park (cycling distance), and the network of Tampines Linear Park connectors. The north edge of Tampines has a greener, lower-density character than the mature HDB heartland to the south, which complements Tenet’s garden development design.

Schools & Education

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

Facilities

Tenet’s facilities programme is expansive and genuinely suited to its family buyer base. Spread across a large site encompassing 11 towers, the development was designed around a theme of resort-style tropical living — a positioning Qingjian Realty has executed consistently across its EC portfolio (compare to Parc Central Residences and Le Quest). The headline facilities anchor is a 66-metre infinity pool — an unusually generous pool length for an EC that positions the development competitively against private condos in the same price range.

The aquatic facilities cluster around the infinity pool and include leisure pools, a wading pool for young children, and hydrotherapy features. Complementing the water amenity are multiple function rooms (4 rooms), three courts (tennis, basketball, and multi-purpose), a fully equipped gymnasium, BBQ pavilions, and a club house. The landscape design emphasises curated garden paths and planted zones between the 11 blocks, creating a resort-garden feel across the development’s footprint rather than a purely utilitarian common area.

The combination of 5 pools in total, 4 function rooms, 3 courts, gymnasium, BBQ areas, and curated landscape across a large 11-block site gives Tenet a facilities breadth that belies its EC pricing. Families with young children in particular will find the wading pool, playground facilities, and generous green circulation space within the development well-matched to their daily routines. The clubhouse is appropriately scaled for a 618-unit development, with event hosting capacity for resident gatherings and multi-generational family functions.

One consideration for Tenet’s facilities is the management corporation strata title (MCST) cost structure that will apply from TOP. A 618-unit development with a comprehensive facilities programme will carry meaningful monthly maintenance fees — buyers should budget for S$300–$400+ per month in conservancy charges once the development is self-managing. This is par for the course for well-facilitated ECs but should be factored into the total cost of ownership.

Unit Sizes & Layout

Tenet’s unit mix is deliberately family-focused: the development offers only 3-bedroom, 4-bedroom, and 5-bedroom configurations across its 618 units. There are no 1-bedroom or 2-bedroom units — a deliberate design decision that filters for owner-occupier EC buyers rather than investor or couple buyers, consistent with Qingjian Realty’s positioning of this development as a multi-generation family home in Tampines North.

Three-bedroom units (the entry-level configuration) range from approximately 883 sqft to 1,001 sqft. Four-bedroom units range from approximately 1,216 sqft to 1,378 sqft. Five-bedroom units are the largest configuration and offer approximately 1,528 sqft — a generous footprint for a family requiring a dedicated study, multiple bathrooms, and the space for multi-generational living. At the average PSF of $1,386, a 5-bedroom unit at 1,528 sqft implies an average transacted price of approximately $2.1 million — well within EC pricing for this quantum.

The unit specifications across Tenet’s configurations follow a consistent quality standard for the EC tier: quality timber-look vinyl flooring in bedrooms, full-height cabinetry in kitchens, branded sanitary fittings (Roca / equivalent), and air-conditioning provision to all bedrooms and living areas. Kitchen appliances are included as part of the developer’s fitting-out package. The 15-storey towers provide upper-floor units with elevated views across the Tampines North greenery and, from the highest floors, towards Changi and the eastern coastline.

The exclusive 3BR-and-above unit mix means that Tenet’s total acquisition quantum is higher than ECs with a broader 2BR base. Buyers entering at the 3BR level will be committing to an approximate $1.2–1.4 million transaction. For families who meet the income ceiling and are eligible for CPF grants, this quantum is well-financed and the $1,386 PSF still represents a substantial discount to private condominium equivalents in the Tampines corridor trading at $1,600–$1,900 PSF.

Pricing & Market Position

Across 618 recorded transactions (all-time), sale prices range from $1,108,000 to $2,458,400, averaging $1,502,624.

Over the last 12 months, transactions averaged $1,768 psf.

Price Appreciation

From 2022 to 2026, the average PSF has appreciated by 28.6% (from $1,374 to $1,768 psf).

Neighbourhood Comparison

The most direct EC comparable to Tenet in the eastern corridor is Aurelle of Tampines, the adjacent EC parcel on Tampines Street 62 launched by Sim Lian Group in 2025. Aurelle sits immediately next to Tenet — effectively a sequel EC on the same street — and launched at approximately $1,500–$1,600 PSF, a $100–$200 PSF premium over Tenet’s average transacted price. The Aurelle premium reflects newer launch timing and slightly updated product specifications, but the two developments are locationally near-identical. For buyers comparing ECs in Tampines North, the choice between Tenet (resale after MOP 2031) and Aurelle (new launch, MOP from approximately 2030) is largely one of timeline and price point.

In the broader D18 private condominium market, The Tapestry (99-year, CDL, Tampines Street 86, 2022 TOP) and Treasure at Tampines (99-year, Sim Lian, 2023 TOP) offer private condominium comparisons. The Tapestry has transacted at approximately $1,650–$1,750 PSF recently; Treasure at Tampines at approximately $1,400–$1,600 PSF given its scale (2,203 units). Tenet’s $1,386 PSF is at or below private condominium pricing for nearby 99-year leasehold stock — the EC subsidy delivering a meaningful discount for eligible buyers that erodes only over time as the development approaches privatisation.

Parc Central Residences (99-year EC, Hoi Hup + Sunway, Tampines Central 8, 2023 TOP) represents a Tampines EC peer with a slightly more central Tampines location and Tampines West MRT (DTL) accessibility. Parc Central has traded in the resale range of $1,450–$1,650 PSF post-MOP. Tenet’s current transacted average of $1,386 PSF is below Parc Central’s resale range, reflecting the MOP illiquidity discount still in place — a gap that should narrow significantly as Tenet approaches its August 2031 MOP and the CRL station opens in 2030.

The comparison picture consistently supports Tenet’s value positioning: EC subsidised pricing at $1,386 PSF in a corridor where private condos trade at $1,500–$1,750 PSF, with a clear infrastructure catalyst (CRL Tampines North station) timing well with the MOP exit window. Buyers who are eligible for EC purchase and do not need open-market liquidity before August 2031 are acquiring at a structurally advantaged price point relative to private alternatives.

Lease Decay Analysis

The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 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 ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates TENET across multiple dimensions.

What Residents Say

“We bought a 4-bedroom at Tenet for our family — it is everything we wanted: space, good facilities, and Tampines North has a great future. The MOP is a commitment but we were planning to stay anyway. Qingjian’s quality track record from their other ECs gave us confidence.”

— Owner review via PropertyGuru

“The 66m infinity pool was the deciding factor for us over other ECs we looked at. Facilities are genuinely resort-grade. Waiting for TOP is the hardest part — but we are counting down to August 2026.”

— Buyer comment via 99.co

“We specifically wanted Tampines North because of the CRL coming in 2030. By the time we complete our MOP in 2031, the MRT will have been operating for a year and our exit pricing should reflect the improved connectivity. Long game but we are confident.”

— Investor-owner comment via EdgeProp

“A bit of a wait for the Tampines North MRT but the bus connectivity to Tampines interchange is actually fine. The real value here is the space — 5-bedroom at this PSF is impossible to find anywhere else in D18. We are very happy with the decision.”

— Owner comment via Stacked Homes

Buyer feedback on Tenet centres consistently on three themes: the value proposition of EC pricing at $1,386 PSF for family-scale 3BR-and-above units, confidence in Qingjian Realty’s delivery quality from prior EC track record, and the medium-term infrastructure uplift thesis as Tampines North matures with the CRL station and new schools. The interim MRT gap is acknowledged but balanced by the CRL completion timing aligning closely with the end of the MOP window in 2031 — a coincidence that buyers with a sell-at-MOP strategy are explicitly factoring into their planning.

Strengths & Weaknesses

Verdict

Tenet’s investment and occupancy thesis is built on three structural pillars: the EC value premium, the Tampines North precinct build-out trajectory, and the Cross Island Line connectivity catalyst. Of these, the EC value premium is the most immediately quantifiable — $1,386 PSF for a fully-facilitated, developer-new 3BR-to-5BR EC in District 18, against a private condominium comp stack trading at $1,500–$1,750 PSF, represents a structural entry price advantage that is specific to EC-eligible buyers and not replicable in the private market.

The Tampines North precinct build-out is a medium-term thesis that plays out over the same five-to-ten-year window as the MOP and early post-MOP period. New schools, the community centre, park connectors, and the CRL station are all in pipeline and will materially improve the liveability, desirability, and capital value profile of Tampines North residential addresses. Buyers who purchased at Tenet’s launch in 2022 are positioned to exit at MOP in 2031 into a significantly more mature precinct with active MRT connectivity — a combination that historically drives EC resale price step-ups in Singapore’s outer-ring new towns.

Tenet is the right answer for EC-eligible Singaporean families who want a resort-facilitated, family-scale home in an improving District 18 precinct, at a PSF that private condominium buyers simply cannot access — and who are prepared to commit to the five-year MOP that is the structural trade-off for that pricing advantage.

The near-term constraint that buyers must honestly confront is the MRT gap. From TOP in August 2026 to CRL Phase 1 opening (targeted 2030), residents will be dependent on bus connections to Tampines MRT interchange for public transport. Tampines Street 62 is well-served by feeder bus routes and the bus journey to Tampines interchange is feasible, but it is not the walk-to-MRT convenience of more centrally located ECs. Buyers who require walk-to-MRT convenience from day one of occupation should temper expectations accordingly.

For owner-occupiers with a long-term family home perspective and the flexibility to hold through to the MOP and beyond, Tenet delivers a facilities quality and space quantum that EC pricing makes exceptionally competitive. The 66-metre infinity pool, resort-garden design, and family-only 3BR-and-above unit mix signal a developer who understood the target buyer deeply. Qingjian Realty’s consistent EC delivery track record reinforces confidence in the finished product. The question for each buyer is simply whether the MOP commitment, the interim MRT gap, and the Tampines North developmental stage align with their specific timeline and lifestyle requirements — for families who answer yes to those conditions, Tenet is a compelling and fairly priced EC proposition.