The Tapestry
Can an 861-unit OCR mega-launch in Tampines still tell a clean story when its sibling, Treasure at Tampines, holds the title of Singapore's largest condo at 2,203 units just 1.5km away? That is the question every Tapestry buyer is implicitly answering (as of 2026-05). Sited on Tampines Avenue 10 and developed by City Developments Limited, The Tapestry achieved its TOP in 2021 on a 99-year lease commencing 2017, which leaves the project with roughly a 90-year runway from today. The development's appeal rests on a familiar D18 thesis: a mature Tampines ecosystem anchored by the EWL/DTL interchange, three regional malls within walking distance of the eastern edge of the estate, and the prospective Cross Island Line (CRL) station at Tampines North slated for 2030. Yet the same Tampines Avenue 10 corridor that supplies the convenience also concentrates supply: between Treasure at Tampines, Tenet EC, and Aurelle of Tampines, roughly 4,000 new units sit inside a 5km radius (as of 2026-05). For buyers weighing this CDL flagship, the review below isolates where The Tapestry's design and pricing differentiate it from its larger neighbours and where the absorption math still bites. Investors mapping yield against entry price can layer the project's data against the wider District 18 transaction profile before committing.
Tampines has matured into one of Singapore's most self-contained regional centres, and The Tapestry sits at a pragmatic inflection point within it (as of 2026-05). The site fronts Tampines Avenue 10, a roughly 12-minute walk or short feeder ride from Tampines MRT, which serves both the East-West Line and Downtown Line. That interchange status is significant for OCR pricing because it compresses commute time to the CBD to under 35 minutes and provides an east-to-Bukit-Timah corridor via DTL that competing Punggol or Sengkang sites cannot match. The Tampines regional centre itself is anchored by three malls within a kilometre of the MRT, Tampines Mall, Century Square, and Tampines 1, with the integrated Our Tampines Hub adding a public library, hawker centre, polyclinic, and sports complex roughly a kilometre east of the project.
The forward catalyst is the Tampines North MRT station on the Cross Island Line, scheduled for 2030 operations per LTA's CRL roadmap. That station sits north of the project and will materially shorten cross-island commutes for residents of the Tampines Avenue 10 cluster, though the walk distance to the new station is modest rather than door-step. CDL's product brief at launch leaned heavily on landscape and shared facilities: 50-plus shared amenities laid out across a tropical-garden masterplan, with 7 residential blocks rising to 15 storeys and a unit mix spanning one-bedders to five-bedroom premium layouts. Schooling catchment is the standard Tampines strength, with Poi Ching School, Junyuan Primary, and St Hilda's Primary within the 1km or 1-2km radius bands that matter for Phase 2C balloting. Buyers comparing OCR yield profiles often want to see what The Tapestry's metrics look like against other 99-year mega-developments before locking in a unit selection, which is where the side-by-side comparison tool earns its keep.
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.
| School | Type | Distance |
|---|---|---|
| St. Hilda's Primary School | primary | Within 1 km |
| Gongshang Primary School | primary | Within 1 km |
| Tampines Primary School | primary | Within 1 km |
| Institute of Technical Education (College East) | tertiary | Within 1 km |
| Temasek Polytechnic | tertiary | Within 1 km |
| Tampines North Secondary School | secondary | ~1.2 km |
| Tampines Secondary School | secondary | ~1.3 km |
| Tampines Meridian Junior College | jc | ~1.5 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 89 | $1,677 | $768,519 |
| 1 BR | 88 | $1,669 | $1,052,739 |
| 2 BR | 26 | $1,679 | $1,518,135 |
| 3 BR | 47 | $1,629 | $1,756,688 |
| 4 BR | 15 | $1,527 | $2,299,326 |
| 5 BR | 1 | $1,657 | $3,300,000 |
Pricing & Market Position
Based on 266 recorded transactions, sale prices range from $685,000 to $3,300,000, averaging $1,206,259 (~$1,725 psf).
Rents range from $1,374 to $7,500 per month across 953 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17.5% (from $1,496 to $1,758 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE TAPESTRY | 99 yrs lease commencing from 2017 | 2021 | 861 | $1,725 |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,588 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 2025 | 1,193 | $2,367 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 2025 | 760 | $1,769 |
| TENET | 99 yrs lease commencing from 2021 | 2022 | 618 | $1,386 |
| RIVELLE TAMPINES | 99 years leasehold | — | — | $1,933 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~90 years | Full bank financing available |
| 2047 | ~69 years | CPF usage still unrestricted for most buyers |
| 2056 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2076 | ~39 years | Significant financing restrictions for next buyer |
| 2116 | 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 ~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
Three structural strengths anchor the case for The Tapestry (as of 2026-05). First, the CDL brand discount-to-quality ratio. As a top-tier listed developer, CDL delivered the project with a finish standard and facilities count that punches above its OCR launch psf, and post-TOP secondary buyers benefit from a relatively low defect-warranty noise level compared with smaller boutique builders. Second, the Tampines connectivity bundle. Few OCR mega-launches sit within a credible walk-plus-feeder distance of an EWL/DTL interchange AND a future CRL station; that triple-line exposure is rare outside the central region and provides genuine optionality on commute patterns over the next decade. Third, the unit mix and layout efficiency. The Tapestry's one-bedroom and two-bedroom configurations were sized for genuine rental viability rather than shoebox extremes, which has supported absorption in the lease market against the broader OCR yield ceiling. Buyers running the rental math against monthly instalment can model the gap with the rental ROI calculator before quoting offers.
A fourth, more situational strength is the Tampines schooling cluster. Families targeting Poi Ching School or Junyuan Primary at the 1km Phase 2C cutoff find limited freehold alternatives in the catchment, which gives The Tapestry a narrow but durable owner-occupier demand floor that pure investor stock often lacks. The project's pool of three- and four-bedroom layouts addresses that buyer profile directly, and the resale data so far shows those larger units holding price stability better than the one- and two-bedroom segment during the 2024-2025 ABSD-driven cooling. Investors triangulating district-level momentum should also consult the D18 price heatmap alongside any single-project review to confirm the macro trend is not running against them.
The Tapestry's risk profile is dominated by one word: supply (as of 2026-05). Within a 5km radius of the project, roughly 4,000 units have been launched or completed across Treasure at Tampines (2,203 units), Tenet EC (618 units), Aurelle of Tampines EC, and The Tapestry itself (861 units). That concentration creates a persistent absorption headwind: when any one of these projects sees a wave of post-SSD or post-MOP listings, it caps the upside on the others. Treasure at Tampines, in particular, sits on a directly comparable lease tenure and tenure-residual profile, and its sheer transaction volume means it tends to set the local price benchmark whether or not The Tapestry's quality justifies a premium. Secondary buyers should expect the project's resale psf to track Treasure at Tampines within a relatively narrow band rather than detach upward.
The second risk is the OCR yield ceiling. Tampines rental demand is real and consistent, but rent psf in D18 sits in the lower-OCR band, which means The Tapestry's gross yield in the 2.8% to 3.4% range will compress further if interest rates stay above MAS's mid-cycle benchmark for an extended period. Buyers financing at 80% LTV should stress-test the cash-flow gap rather than assume current rents will scale with inflation; the monthly cash-flow calculator makes that scenario tractable. Third, the lease decay clock. With 90 years of remaining tenure as of 2026, the project is still firmly in CPF-eligible territory under the 30/95 rule, but a buyer holding for 15-plus years will eventually feel the secondary-market discount that older 99-year stock attracts. Running a forward decay scenario via the lease-decay model is the cleanest way to size that exit risk. Finally, the development's distance from Tampines MRT, while walkable, is not door-step; in wet weather or for elderly residents, that 12-minute walk becomes a feeder-bus dependency that shapes the rental tenant profile.
The Tapestry fits three buyer archetypes cleanly and one ambiguously (as of 2026-05). The cleanest fit is the Tampines-rooted owner-occupier upgrader: a family currently in a Tampines HDB resale flat who values the Poi Ching or Junyuan catchment, who is fluent in the local malls and Our Tampines Hub, and who would experience friction relocating to a different planning area. For this buyer, the project's three- and four-bedroom layouts deliver a meaningful jump in space and amenities without severing community ties. The second fit is the dual-income D18 commuter household placing weight on the EWL/DTL interchange and the future CRL station; this profile values commute resilience and is willing to accept the OCR yield ceiling in exchange for tenure security. The third fit is the long-hold investor with a defined 10- to 15-year horizon who is comfortable with Treasure at Tampines setting the local benchmark and who plans to capture rental yield rather than capital flip; the mortgage instalment calculator and ROI model together frame the breakeven.
The ambiguous fit is the short-cycle flipper or the foreign buyer chasing capital appreciation alone. Tampines's supply concentration and the 60% ABSD rate on foreign purchases make this strategy structurally unattractive at The Tapestry's current psf band; a CCR or RCR project with stronger upside scarcity would outperform on that thesis. Buyers in this category should pressure-test the total acquisition cost via the total-cost calculator and the stamp-duty schedule before committing capital. A separate edge case is the multi-generational household considering a decoupling structure to optimise ABSD exposure on a second property; the decoupling calculator and the TDSR check should both be run before any title restructuring is initiated.
The Tapestry earns a measured buy recommendation for a defined buyer profile and a hold-or-pass call for everyone else (as of 2026-05). For the Tampines-rooted upgrader and the long-hold D18 commuter, the project's CDL build quality, triple-line connectivity, and 90-year tenure runway deliver a coherent package that justifies its current psf band against comparable OCR mega-launches. For the yield-only investor or the short-cycle flipper, the supply concentration along Tampines Avenue 10 caps both rental upside and resale velocity, and a sharper RCR or CCR allocation will likely outperform on the same risk budget over the 2026-2030 window. The single most important pre-purchase action for any buyer is to model the project against its direct sibling Treasure at Tampines on a per-square-foot basis, because that comparison sets the realistic resale exit band rather than any developer-marketed psf forecast. Layer in a forward lease-decay scenario, a stress-tested cash-flow projection at a 4.5% effective mortgage rate, and a side-by-side review of the D18 transaction history, and the decision becomes a structured trade rather than a launch-cycle impulse.