The Tapestry

Overview & Key Facts

The Tapestry is an 861-unit condominium developed by City Developments Limited (CDL), one of Singapore’s most established developers with over 50 years of track record. Located at Tampines Street 86 in District 18, this 99-year leasehold development (lease from 2017, approximately 90 years remaining) spreads across seven 15-storey blocks with a landscape deck, two-storey basement car parks, a childcare centre, and over 50 communal facilities organised into ten thematic zones.

At a current average of $1,717 psf with a gross rental yield of 3.35% and median rent of $2,900, The Tapestry occupies a competitive mid-range position in the Tampines OCR corridor. CDL’s decision to build at a moderate 15-storey height across seven blocks — rather than packing units into fewer tall towers — creates a sprawling, resort-style estate that feels more spacious than its unit count suggests. The 100-metre infinity pool, 50-metre lap pool, hydrotherapy spa, and dedicated pets cabin place The Tapestry firmly in the resort-living category for Tampines.

The development’s primary weakness is MRT access. At 1.37 km from Tampines West MRT on the Downtown Line, the nearest station is a 17–20 minute walk in Singapore’s tropical climate — effectively too far for comfortable daily use without a personal mobility device or the development’s free shuttle service. For MRT-dependent commuters, this is a significant drawback that should be weighed against The Tapestry’s otherwise strong facilities and neighbourhood credentials.

Location & Connectivity

The Tapestry sits on Tampines Street 86, positioned between the established Tampines heartland to the north and the Tampines Quarry/greenway corridor to the south. The location is solidly within the Tampines Regional Centre catchment — Singapore’s first and largest regional hub outside the CBD — which means that shopping, dining, and commercial amenities are plentiful, even if the nearest MRT requires effort to reach.

The Tampines mall cluster — Tampines Mall, Tampines 1, Century Square, and Our Tampines Hub — is within a 10-minute drive or a short shuttle ride, providing comprehensive retail, grocery (NTUC FairPrice, Giant), cinema, library, and community facilities. IKEA Tampines and Giant hypermarket at Tampines Retail Park are approximately 1.5 km away. For weekend recreation, the nearby Tampines Eco Green and Quarry Park offer nature walks and cycling paths.

The school catchment is a genuine strength. St. Hilda’s Primary School sits just 250 m from the development — well within the 1 km priority-enrolment radius. Gongshang Primary is 700 m away, providing a backup option. For secondary schools, Springfield Secondary and Junyuan Secondary are both within 1.5 km. The combination of two primary schools within 1 km and the childcare centre within the development itself makes The Tapestry one of the most school-friendly condos in the Tampines corridor.

Schools & Education

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

Facilities

Facilities are The Tapestry’s strongest suit. CDL has packed over 50 amenities into ten themed zones, delivering a resort-grade experience that rivals developments twice its unit count. The headline attraction is the 100-metre infinity pool — the longest in the Tampines district — flanked by a separate 50-metre lap pool for serious swimmers. The hydrotherapy pool, jets pool, and poolside cabanas with teppanyaki grills create a social hub that anchors weekend life in the estate.

Beyond the pools, CDL’s attention to lifestyle details is evident. The Club Tapestry social hub includes a gathering place, gourmet dining kitchen, and alfresco terrace. The hammock lounge and palm garden provide retreat spaces, while the gymnasium and steam bath cater to fitness routines. A dedicated pets cabin — uncommon in Singapore condominiums — accommodates pet owners with grooming and play facilities. The on-site childcare centre, also rare in private developments, is a practical amenity for families with young children.

“The 100-metre pool is the reason we chose The Tapestry over nearby condos. My kids practically live in it on weekends. The hydrotherapy pool is great after a long day, and the teppanyaki BBQ area has become our go-to for family gatherings. CDL really went all out on the facilities — this feels like a resort, not a Tampines condo.”

— Owner-occupier, four-bedroom, since 2021

The smart-home system is another differentiator: each unit comes provisioned with a smart home gateway, pan-and-tilt security camera, smart digital lockset, voice assistant integration, smart lighting control, and smart air-conditioning control. For a 2020-TOP development, this was ahead of the curve and remains competitive with newer launches. The residential services host provides concierge-style assistance including travel arrangements, housekeeping bookings, and private chef coordination.

Unit Sizes & Layout

The Tapestry offers one- to five-bedroom configurations across its seven 15-storey blocks, with a balanced mix that caters to singles, couples, and families. CDL’s layout philosophy prioritises functional space over show-flat aesthetics: kitchens are enclosed (popular with Singaporean buyers who cook daily), bedrooms are regularly shaped with usable floor areas, and living-dining areas avoid the bowling-alley proportions that plague some competitor developments. Construction by Woh Hup — a reputable contractor — has drawn positive feedback for build quality and finishing standards.

Unit sizes are competitive for the OCR segment: one-bedrooms from approximately 441 sqft, two-bedrooms from 635 sqft, three-bedrooms from 904 sqft, and four-bedrooms from 1,184 sqft. The larger configurations include utility rooms and yard space — practical additions that dual-key or compact-layout competitors often sacrifice. Ceiling heights are standard at 2.8 m, with penthouses receiving additional height.

The 15-storey cap across all seven blocks means that no unit enjoys the panoramic high-rise views that tower developments offer. Upper-floor units look across the Tampines rooftop landscape toward the Quarry, while lower floors face into the landscaped internal gardens. This is a trade-off inherent in the resort-style, low-rise layout: you gain ground-level lushness and a sense of spaciousness, but sacrifice the distance vistas that high-rise living provides.

Pricing & Market Position

Across 273 recorded transactions (all-time), sale prices range from $685,000 to $3,300,000, averaging $1,213,176.

Over the last 12 months, transactions averaged $1,730 psf.

Rents range from $1,374 to $7,500 per month across 1,003 rental transactions. Current rental yield sits at approximately 3.3%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE TAPESTRY 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 16.8% (from $1,496 to $1,747 psf).

Neighbourhood Comparison

In the Tampines OCR corridor, The Tapestry ($1,717 psf, 99-year from 2017, ~90 years remaining) competes primarily on facilities and lifestyle rather than MRT access. Treasure at Tampines ($1,406 psf, 99-year from 2019) is the mega-development alternative — 2,203 units with the scale economies that enable a massive facilities roster, including 128 facilities and multiple pools, but at a lower PSF and with Simei MRT as its nearest station (also not walking distance). Alps Residences ($1,430 psf, 99-year from 2016) near Tampines West MRT offers a closer MRT option at a lower entry price but with significantly fewer facilities.

The Tapestry’s moat is the combination of CDL build quality, the 100-metre infinity pool, the smart-home system, and the curated resort-zone concept that creates a more intimate estate feel than Treasure’s mega-development scale. For buyers who prioritise lifestyle amenities and school proximity (St. Hilda’s at 250 m) over MRT convenience, The Tapestry occupies a sweet spot in the Tampines market. For MRT-first buyers, Alps Residences or condos near Tampines Central offer better connectivity at a lower PSF.

Lease Decay Analysis

The 99-year lease runs from 2017, meaning approximately 9 years have already been consumed. Roughly 90 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 ~80 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE TAPESTRY across multiple dimensions.

What Residents Say

“We moved here from a resale HDB in Tampines Central specifically for the facilities and the childcare centre. With two young kids, having a childcare downstairs and a 100-metre pool for weekends has transformed our lifestyle. The shuttle to Tampines MRT runs regularly enough for my commute, though I wouldn’t call it as convenient as living next to a station.”

— Owner-occupier, three-bedroom, since 2021

“I bought a two-bedder as an investment. Rental demand is steady — the shuttle service and school proximity attract family tenants — but yields are moderate at around 3.3%. My biggest regret is not buying closer to the MRT. When tenants compare The Tapestry to condos near Tampines MRT, we have to compete on price, and that caps the rental upside.”

— Investor-owner, two-bedroom, tenanted since 2022

“The smart home features were a pleasant surprise — the smart lock and voice-controlled lights actually work well and haven’t glitched in two years. The pets cabin is a unique touch. My golden retriever has a grooming station and play area that I haven’t seen in any other condo. CDL clearly thought about the details here.”

— Owner-occupier, three-bedroom, pet owner, since 2020

Strengths & Weaknesses

Verdict

The Tapestry is a resort-style condominium that delivers on lifestyle and facilities while asking buyers to accept a meaningful MRT compromise. The 100-metre infinity pool, 50-metre lap pool, hydrotherapy spa, pets cabin, childcare centre, and smart-home system collectively set a high bar for the Tampines OCR segment. CDL’s construction quality (Woh Hup) and the 50+ facilities across ten zones justify the “resort living in the heartland” positioning that the development markets.

The PSF trajectory is encouraging: $1,578 → $1,646 → $1,680 → $1,702 → $1,766 shows steady, measured appreciation without the volatility that plagues some OCR developments. At $1,717 psf average, The Tapestry is competitively positioned within the Tampines new-launch corridor. With 90 years remaining on the lease, CPF and financing are fully accessible for decades to come.

The critical question is MRT access. At 1.37 km from Tampines West MRT, the walk is simply too far for daily commuting in Singapore’s climate. The shuttle service mitigates this, but shuttle dependence introduces variability that an MRT-adjacent condo does not. For car owners, families prioritising school proximity (St. Hilda’s at 250 m), and residents who work from home or in Tampines/Changi, the MRT gap is tolerable. For MRT-dependent commuters, it may be a dealbreaker — and they should look at developments closer to Tampines or Tampines West stations instead.