Treasure At Tampines
Singapore's largest condo with 2,203 units across 29 blocks. Redeveloped from the former Tampines Court HUDC estate, offering 128 facilities and a wide range of unit types.
Treasure at Tampines is not just another OCR launch — at 2,203 units it is the largest condominium ever built in Singapore, a record it is likely to hold for the foreseeable future given the Government Land Sales programme’s post-2018 shift toward smaller, mixed-tenure plots. Developed by Sim Lian Group on the former Tampines Court HUDC site, the 99-year leasehold project obtained TOP in 2023, putting it firmly inside its lease-fresh window. For buyers, “biggest in Singapore” is a double-edged sword: it underwrites a near-Sentosa scale of facilities and unusually deep rental liquidity, but it also concentrates exit risk every time the project hits its 3-year SSD anniversary or the eventual Year-5 investor unlock. Our review weighs that scale against the East Region’s thickening transport spine — the East-West Line, Downtown Line, and the upcoming Cross Island Line — and the durable retail gravity of Tampines Regional Centre. For a district-wide view of comparables and price benchmarks before zooming into Treasure, start with our District 18 deep-dive.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Treasure at Tampines sits on the en-bloc site of Tampines Court at Tampines Street 11, a 702,162 sq ft parcel that Sim Lian acquired in 2017 for S$970 million — one of the largest collective sales of that cycle. The development was launched in March 2019 with a debut average price of roughly S$1,290 psf, deliberately positioned below contemporaneous OCR launches to clear inventory volume rather than chase headline psf. That strategy worked: by TOP in 2023, the project had absorbed the bulk of its 2,203 units in just over three years, an achievement few mega-developments in Singapore’s history have replicated. The site is bounded by Tampines Avenue 7 and Tampines Street 11, roughly 700 metres from Simei MRT (EWL) and within a ten-minute drive of Tampines MRT interchange (EWL + DTL, with CRL Phase 1 opening targeted around 2030). Within the wider Tampines Regional Centre catchment, residents access Tampines Mall, Century Square, Tampines 1, the IKEA Tampines / Courts / Giant cluster, and a thick layer of MOE schools including Junyuan Primary and St Hilda’s Primary and Secondary. To stress-test how District 18 transactions compare against the next ring out, use our price heatmap alongside the side-by-side comparison tool.
Overview & Key Facts
Treasure at Tampines holds a singular distinction: at 2,203 units across 29 twelve-storey blocks, it is the largest condominium project in Singapore. Developed by Sim Lian Group on the former Tampines Court HUDC site along Tampines Lane in District 18, it obtained its TOP in 2023 and has rapidly established itself as the benchmark affordable condo for HDB upgraders in the east.
Sim Lian Group — a developer with over four decades of experience and a reputation for delivering practical, no-frills housing — priced Treasure at Tampines aggressively from launch, and that value positioning has proven remarkably durable. It topped Singapore’s most profitable condo charts in both 2024 and 2025, recording 154 profitable transactions in 2025 alone, with gains reaching up to $1.085 million on a single unit.
The buyer profile tells the story: this is overwhelmingly a Singaporean family development. Units range from compact 1-bedders (~463 sq ft) to spacious 5-bedders (~1,615 sq ft), with the 3-bedroom and 4-bedroom configurations making up the bulk of inventory. At an average quantum of approximately $1.48 million, Treasure at Tampines remains one of the few D18 condos where a three-bedder is still available below $1.7 million.
Location & Connectivity
Treasure at Tampines sits in a sweet spot for east-side connectivity. Simei MRT (EW3) is roughly 760 metres away — about an 8-to-10-minute sheltered walk via the covered linkway. Tampines MRT (EW2/DT32) on the East-West and Downtown Lines is marginally further at 820m. Having two MRT stations within striking distance, serving two different lines, is a genuine practical advantage for daily commuters.
For drivers, the PIE entrance is about one minute away by car, and Changi Airport is reachable in under 10 minutes. Tampines Expressway (TPE) provides an alternative route northward. The upcoming Cross Island Line, with stations at Tampines North (opening ~2030), will further enhance the area’s connectivity.
The Tampines neighbourhood is one of Singapore’s most self-sufficient suburban hubs. Three full-scale shopping malls — Tampines Mall, Century Square, and Tampines 1 — are clustered at Tampines Central, alongside Our Tampines Hub (OTH), one of the largest integrated community hubs in Singapore. IKEA Tampines, Giant, Courts, and numerous hawker centres round out the daily amenities.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Changkat Primary School | primary | Within 1 km |
| Springfield Secondary School | secondary | Within 1 km |
| Angsana Primary School | primary | Within 1 km |
| Tampines Meridian Junior College | jc | Within 1 km |
| Poi Ching School | primary | ~1.0 km |
| Tampines Secondary School | secondary | ~1.1 km |
| East Spring Primary School | primary | ~1.2 km |
| East Spring Secondary School | secondary | ~1.2 km |
Facilities
With 128 facilities spread across its expansive grounds, Treasure at Tampines lives up to the “resort living” tagline. The headline count: 13 swimming pools (including a 50m lap pool, family pools, spa pools, and children’s wading pools), a 24-hour gym, tennis courts, a basketball half-court, multiple playgrounds, BBQ pavilions, and function rooms.
“We moved here from an HDB and honestly still can’t believe the facilities. 13 pools! My kids rotate between three different playgrounds. On weekends, it feels like we’re on holiday without leaving home.”
— Resident review on 99.co, 2025
The sheer number of facilities also helps manage the crowd factor. Despite 2,203 units, the pool areas rarely feel overcrowded because swimmers naturally distribute across 13 different options. The 12-storey height limit means more ground-level space was available for facilities and landscaping.
Unit Sizes & Layout
Treasure at Tampines offers a full spectrum from 1-bedroom (463 sq ft) to 5-bedroom (1,615 sq ft). The compact average unit size of 868 sq ft helps keep overall quantum accessible — a deliberate strategy by Sim Lian to target HDB upgraders rather than luxury buyers. Three-bedders average around 1,000–1,050 sq ft, which is competitive for the price point though not as generous as older resale condos in the area.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 86 | $1,683 | $787,232 |
| 1 BR | 345 | $1,654 | $1,072,698 |
| 2 BR | 256 | $1,565 | $1,409,228 |
| 3 BR | 434 | $1,550 | $1,864,194 |
| 4 BR | 55 | $1,435 | $2,359,608 |
Pricing & Market Position
Based on 1176 recorded transactions, sale prices range from $690,000 to $3,070,888, averaging $1,477,367 (~$1,796 psf).
Rents range from $2,400 to $8,000 per month across 1169 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 27.7% (from $1,416 to $1,808 psf).
Neighbourhood Comparison
In District 18, Treasure at Tampines’s most direct competitor is Parktown Residence ($2,369 psf) — Tampines’ first integrated development with direct MRT connectivity (Tampines North, opening 2030). Parktown commands a 33% premium for its integrated status but won’t TOP until 2030. For buyers who need to move in now and prioritise value, Treasure wins decisively.
Against Aurelle of Tampines ($1,768 psf), an EC that has reached its MOP, Treasure is priced marginally higher but offers a much larger development with more facilities. Tenet ($1,384 psf) at Tampines North represents a lower-PSF alternative but in a less mature neighbourhood. For families wanting east-side value with resort-level facilities and immediate availability, Treasure at Tampines remains the default choice.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,796 |
| 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 |
| PASIR RIS 8 | 99 yrs lease commencing from 2021 | 2021 | 487 | $1,679 |
Lease Decay Analysis
The 99-year lease runs from 2018, meaning approximately 8 years have already been consumed. Roughly 91 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~91 years | Full bank financing available |
| 2048 | ~69 years | CPF usage still unrestricted for most buyers |
| 2057 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2077 | ~39 years | Significant financing restrictions for next buyer |
| 2117 | 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 ~81 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates TREASURE AT TAMPINES across multiple dimensions.
What Residents Say
“Best value condo in Tampines, full stop. Our 3-bedder cost $1.5M — try finding that anywhere else in D18 with 128 facilities. The grounds are surprisingly well-maintained for a development this size.”
— Resident review on EdgeProp, 2025
“The convenience factor is underrated. Simei MRT is 8 minutes walk with shelter most of the way. Three malls within bus distance. IKEA for the weekends. We barely need the car during the week.”
— Resident review on PropertyGuru, 2025
“It’s not perfect — the 1-bedders are tight, some blocks face each other too closely, and the finishing is mid-market. But for what we paid, we’re getting resort-level facilities and a location that’s genuinely convenient. No regrets.”
— Resident review on 99.co, 2024
- Lease-fresh 99-year leasehold (TOP 2023) — with around 90 years of lease remaining as of 2026, Treasure sits comfortably above the 79-year CPF and HDB financing threshold for at least another decade, preserving full loan-quantum eligibility for both owner-occupiers and investors. Model lease economics in our lease decay calculator.
- Mega-scale facilities load — 2,203 units underwrite a facility footprint that small boutique developments cannot match: 3 lap and leisure pools, multiple clubhouses, dozens of BBQ pavilions, function rooms, an indoor gym, tennis courts, and themed gardens across 13 zones. On a per-unit basis the maintenance contribution still lands in the typical OCR S$300–380 monthly band because fixed costs are amortised across a very large base — a structural advantage smaller projects cannot replicate.
- Sim Lian execution track record — Sim Lian is one of the few SGX-delisted, family-controlled developers with a multi-decade pipeline (Hillion Residences, Wandervale EC, Centrale 8). The group has historically prioritised on-time TOP delivery and conservative product specification, both of which played out at Treasure: TOP arrived on schedule in 2023 with minimal defect escalation reported on owner forums.
- Tampines Regional Centre retail and employment gravity — uniquely among OCR locations, Tampines combines three malls (Tampines Mall, Century Square, Tampines 1), the IKEA / Courts / Giant big-box cluster, the upcoming Tampines North town centre, and major employers including DBS Asia Hub and the Tampines Logistics Park. This depth is what makes Tampines rentals consistently liquid.
- Transport spine — EWL today, CRL tomorrow — current connectivity via Simei (EWL) and Tampines (EWL + DTL) interchange will be materially upgraded when Cross Island Line Phase 1 opens at Tampines MRT around 2030, adding a third line and a direct north-south corridor that bypasses the city centre.
- Rental liquidity from sheer unit count — the size of the rental pool means tenant-side discovery is faster than at typical 200–400 unit projects, with multiple comparable listings always live on PropertyGuru and 99.co. For investors, this compresses vacancy windows; estimate net yield in our ROI calculator.
- Exit-glut risk at SSD and Year-5 anniversaries — with 2,203 units sharing roughly the same purchase vintage (2019–2020), every SSD expiry milestone risks a synchronised listing wave. Year-3 SSD relief has already passed for early buyers; the more material window is the Year-5+ investor unlock from 2024 onward, which is already visible in higher resale listing counts on portals. Sellers must price competitively against many near-identical neighbours.
- No direct MRT walkability — despite being “in Tampines,” Treasure sits ~700m from Simei MRT and is not within the typical 5-minute walk threshold that commands a premium in URA caveat data. Owners rely on feeder buses (88, 168, 293) or shuttle services, and resale buyers price this in. Compare with MRT-adjacent District 18 alternatives via the comparison tool.
- Land tenure clock has started — 99-year leasehold acquired in 2017 means buyers in 2026 are already at year ~9 of the lease. While ~90 years remain, lease decay compounds non-linearly past year 30; long-hold investors should run sensitivity in our lease decay tool before assuming infinite-horizon yield.
- Density-driven facility congestion at peak hours — while the facility-to-unit ratio is acceptable on paper, weekend BBQ pit demand, peak-hour pool usage, and lift queues in mega-blocks can degrade lived experience. This is the structural trade-off of all 2,000+ unit projects (compare to D’Leedon or Bayshore Park).
- Capital appreciation drag from supply — Sim Lian’s deliberately accessible launch psf (~S$1,290) supported absorption but compressed early capital gains. URA Realis caveats through 2025 show sub-sale and resale uplifts trailing comparable smaller OCR projects on a percentage basis, a pattern consistent with mega-development behaviour globally. Stress-test entry vs exit in the total cost calculator and the mortgage calculator.
- ABSD and TDSR overlay for investors — the April 2023 ABSD recalibration (20% for Singaporeans on the second property, 60% for foreigners) materially raises break-even yields for investor entrants. Pair the stamp duty calculator with the TDSR calculator before committing.
Treasure at Tampines fits three buyer archetypes cleanly and disappoints a fourth. Owner-occupier upgraders from Tampines and Pasir Ris HDB get the strongest fit: family-sized 3- and 4-bedroom stacks, school proximity, retail-rich neighbourhood, and a maintenance contribution that stays manageable because of scale. Run the upgrader cashflow in our affordability calculator and check if monetising the HDB triggers any HDB grant clawbacks. Yield-focused investors targeting Changi Business Park, Singapore Expo, and Tampines Regional Centre tenant pools find the rental liquidity advantage real, but should accept that capital appreciation will likely be steadier rather than spectacular — model net yield via the cash flow calculator and the ROI calculator. Decoupling couples using Treasure as the second-property vehicle benefit from the spread of unit sizes that let one spouse take a smaller stack independently; sequence the move with the decoupling calculator and time any refinancing windows against the Year-3 SSD release. The archetype Treasure fits least is the capital-gains-first speculator looking for a 3-year flip: the SSD wall, the supply overhang from same-vintage neighbours, and the deliberately accessible launch psf all argue for a 7–10 year hold or longer.
Treasure at Tampines is the textbook example of a scale-driven investment thesis: you are buying the strongest retail and transport cluster in the East Region, packaged inside a record-setting development whose sheer unit count is both its biggest selling point and its biggest constraint. For owner-occupier families and patient yield investors with a 7–10 year horizon, the combination of a lease-fresh 99-year tenure, mega-scale facilities at OCR maintenance levels, Sim Lian’s reliable execution, and the Cross Island Line catalyst around 2030 makes the case defensible — particularly if entry is at a measured discount to peak 2023–2024 transactions. For three-to-five-year flippers, the supply pressure from 2,203 same-vintage neighbours is structurally adverse and likely to cap upside until the Year-5+ investor unlock fully digests. The honest verdict: Treasure is not the highest-octane capital-gains story in District 18, but it is one of the most liquidity-resilient — meaning there will almost always be a buyer and a tenant, which has its own kind of value. Before committing, benchmark against MRT-adjacent District 18 alternatives in our comparison tool and confirm financing headroom in the TDSR calculator.