Trilive
Freehold land in District 19 is not getting cheaper — and TRILIVE, the 222-unit boutique development tucked along Tampines Road in the Kovan corridor, has been quietly compounding that thesis for investors since its launch. The question worth asking in 2026 is not whether freehold matters, but whether TRILIVE's specific location, unit mix, and price trajectory still earn a buyer's conviction at the S$1,859 psf average seen in the latest resale transactions (as of 2026-Q1). This review puts that question through a practical lens: connectivity, competition, yield, and the kind of buyer who should get in line — and the kind who probably should not.
TRILIVE sits on a freehold plot along Tampines Road, developed by Roxy-Pacific Holdings and its joint venture partners. At 222 units across a cluster of low-rise blocks, the development occupies a middle ground between the anonymous mega-projects reshaping Singapore's OCR fringe and the sub-50-unit boutique condos that rarely generate enough resale data to price with confidence. That scale — large enough for strong facility investment, small enough for community — is one of the underrated attractions for the owner-occupier segment.
Overview & Key Facts
Trilive is a 222-unit freehold condominium at 111 Tampines Road in District 19, completed in 2018 by Roxy Pacific Holdings and designed by KYOOB Architects. The development’s defining proposition is written into its name: “tri” for three generations living under one roof. The vast majority of its units — 182 out of 222 — are dual-key configurations, an unusually heavy weighting that signals exactly who this development was built for: multi-generational families and investor-occupiers who want the flexibility to live in one key and rent the other.
Roxy Pacific is a familiar name in Singapore’s mid-market segment, with a track record that includes Fyve Derbyshire, RV Altitude, and Dunearn 386. They tend toward compact, efficiently planned developments on boutique sites, and Trilive follows that playbook. Three blocks of 13, 14, and 18 storeys sit on roughly 80,000 sqft of land — not a large site, but sufficient for a three-zone facilities arrangement that gives the development more breathing room than its unit count might suggest. The architectural approach is contemporary and clean-lined, with generous balconies and full-height windows that bring natural light deep into the dual-key layouts.
At an average PSF of $1,849 and a median price of $1,148,000, Trilive occupies a genuinely accessible price point for a freehold District 19 address. That affordability, combined with a 3.24% gross yield and strong rental demand from the dual-key format, makes it one of the more pragmatic propositions in the Kovan–Hougang corridor. It is not a trophy development and does not pretend to be. What it offers instead is functional flexibility, freehold tenure, and a location that quietly delivers on daily convenience.
Location & Connectivity
Tampines Road in the Kovan–Hougang corridor is one of those in-between addresses that benefits from proximity to several amenity clusters without sitting squarely in any of them. Trilive at 111 Tampines Road faces the low-rise residential stretch between Upper Serangoon Road and Hougang Avenue 1, a neighbourhood that is mature, leafy, and distinctly suburban in character. The immediate surroundings are a mix of landed homes, older walk-up apartments, and the HDB heartland of Hougang — unpretentious but well-served.
The nearest MRT station is Kovan (NE13) on the North-East Line, approximately 730 metres away — an 8–10 minute walk that is manageable but not doorstep. Hougang MRT (NE14) is about 1.01 km, providing an alternative for northbound journeys. The North-East Line runs directly to Dhoby Ghaut (Orchard area) and HarbourFront, making CBD-bound commutes roughly 30–35 minutes. For drivers, the Central Expressway (CTE), Kallang-Paya Lebar Expressway (KPE), and Tampines Expressway (TPE) are all within easy reach, putting the CBD about 15 minutes away in off-peak traffic.
Daily amenities are well covered. Heartland Mall at Kovan MRT offers a FairPrice supermarket, food court, and neighbourhood retail. Kovan Hougang Market & Food Centre — one of Singapore’s most popular hawker centres — is a short walk away for affordable, excellent local food. NEX mall at Serangoon, roughly a 5-minute drive, is the district’s major shopping anchor with a cinema, department stores, and extensive dining. Upper Serangoon Road provides a continuous strip of coffeeshops, clinics, and everyday services.
The school catchment is a genuine strength. Hougang Primary School sits just 200 metres away — essentially across the road. Hougang Secondary is 250 metres, St. Gabriel’s Primary 480 metres, and Holy Innocents’ Primary 570 metres. For families with primary school-age children, having Hougang Primary within the 1 km priority radius is a practical advantage that directly influences enrolment odds. Montfort Junior School and Xinmin Primary are also within reasonable distance for bus commutes.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Hougang Primary School | primary | Within 1 km |
| Hougang Secondary School | secondary | Within 1 km |
| St. Gabriel's Primary School | primary | Within 1 km |
| Holy Innocents' Primary School | primary | Within 1 km |
| Holy Innocents' High School | secondary | Within 1 km |
| Montfort Secondary School | secondary | Within 1 km |
| Montfort Junior School | primary | Within 1 km |
| Xinmin Primary School | primary | ~1.0 km |
Facilities
Trilive’s facilities are arranged across three distinct zones — a garden living level on the 1st storey, a cove living zone on the 4th storey, and a sky living deck on the roof. This tri-level arrangement is more thoughtful than the typical single-deck layout, distributing usage across elevations so that the pool deck does not become the sole congregation point. The ground level features landscaped gardens, a children’s playground, and BBQ pavilions. The 4th-storey cove level houses the lap pool, children’s pool, lounge pool, spa pool, aqua gym, and a club suite. The rooftop sky terrace offers a putting green, sky lounge, fitness corner, and panoramic views across the Hougang landed belt.
“Great facilities — Gym, pool, multiple BBQ pits & lounge areas. Surrounded by lots of excellent F&B outlets. Moved in 3 months ago and loving the peaceful environment.”
— Resident review via PropertyGuru
For 222 units, the facilities offering is comprehensive. Four distinct pool zones (lap, lounge, children’s, and spa) are more generous than many developments of this size provide. The gym, while adequate for general fitness, is not a serious weightlifting facility — a common limitation at this unit count where floor area is constrained. The putting green is a distinctive touch that adds character beyond the standard condo checklist. The honest limitation is that facilities maintenance at a 222-unit development depends heavily on MCST management quality and sinking fund health — with fewer units sharing costs, each owner’s contribution matters more. Residents report that the grounds are well-kept and management responsive, which is encouraging for a development now eight years into its lifecycle.
Unit Sizes & Layout
Trilive’s unit mix is overwhelmingly dual-key, and understanding this is essential to evaluating the development. The breakdown: 4 one-bedroom-plus-study units (463 sqft), 36 standard two-bedroom units (549–570 sqft), 88 two-bedroom dual-key units (613–689 sqft), 71 three-bedroom dual-key units (883–915 sqft), and 23 four-bedroom dual-key units (1,163–1,195 sqft). That means 82% of all units are dual-key — a proportion that defines the development’s character and buyer profile entirely.
The dual-key concept gives each unit two separate entrances with independent living spaces, kitchenettes, and bathrooms, connected by an internal door that can be locked from either side. In practice, this means a three-bedroom dual-key at 883 sqft functions as a compact two-bedroom apartment plus an adjoining studio — liveable for a multi-generational family with elderly parents in the studio, or rentable as two separate tenancies to maximise yield. The layouts are efficient if compact: the dual-key format inherently sacrifices some spatial generosity for flexibility, so buyers expecting the proportions of a traditional three-bedroom at 883 sqft will find the individual rooms snug. The four-bedroom dual-key at 1,163–1,195 sqft offers the most balanced living experience, with a genuine three-bedroom apartment plus a separate one-bedroom unit.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 2 | $1,806 | $835,700 |
| 1 BR | 24 | $1,723 | $1,040,032 |
| 2 BR | 14 | $1,731 | $1,559,827 |
| 3 BR | 7 | $1,689 | $1,963,853 |
Pricing & Market Position
Based on 47 recorded transactions, sale prices range from $833,400 to $2,250,000, averaging $1,323,760 (~$1,844 psf).
Rents range from $1,400 to $4,900 per month across 239 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17.1% (from $1,575 to $1,844 psf).
Neighbourhood Comparison
The most relevant comparisons are within the District 19 corridor. The Florence Residences ($1,743 PSF, 99-year from 2018, 1,410 units) is the mega-development alternative — newer finishings, a massive facilities deck, and a Hougang MRT doorstep location, but leasehold tenure and the density trade-offs of 1,400+ units. Affinity at Serangoon ($1,697 PSF, 99-year from 2018, 1,012 units) offers a lower PSF with similar vintage but again with leasehold and a less central Serangoon Gardens fringe location. Riverfront Residences ($1,585 PSF, 99-year from 2018, 1,451 units) is the budget option in the cohort, trading location quality for an even lower entry point.
Trilive’s freehold advantage becomes clearer over time. The 99-year competitors launched in the same year (2018) have already consumed several years of lease. Over a 20–30 year holding period, lease decay will increasingly weigh on their valuations while Trilive’s freehold tenure preserves its land value indefinitely. The premium new entrant is Chuan Park ($2,596 PSF, 99-year from 2024, 916 units), which commands a significant PSF premium with brand-new finishings but introduces a fresh 99-year clock at a substantially higher quantum. For buyers weighing Trilive’s $1,849 PSF freehold against Chuan Park’s $2,596 PSF leasehold, the 40% PSF gap must be justified entirely by newness and facilities scale — a calculation that favours Trilive for long-term holders and favours Chuan Park for those who prioritise brand-new finishings and are comfortable with leasehold tenure.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TRILIVE | Freehold | — | 222 | $1,844 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
ShiokNest Scores
Our proprietary scoring system evaluates TRILIVE across multiple dimensions.
What Residents Say
“Great facilities — Gym, pool, multiple BBQ pits & lounge areas. Surrounded by lots of excellent F&B outlets. The peaceful environment is what sold us.”
— Resident review via PropertyGuru
“Nice condo with adult and children pool, aqua gym, club suite, minimart, playground, jacuzzi, fitness corner, gym, BBQ pits, putting green, pavilions. Good for families with young kids.”
— Owner review via SingaporeExpats
“The dual-key concept is practical — we live in the main unit and rent out the studio to a young professional. Helps with the mortgage significantly. Location is convenient for daily needs, though you do need the MRT for anything beyond Kovan.”
— Owner feedback via EdgeProp
Resident feedback across platforms converges on a few consistent themes. The facilities — particularly the multi-pool setup, BBQ areas, and putting green — are praised as generous for the development’s size. The neighbourhood’s food options and daily convenience earn reliable mentions. The dual-key format divides opinion along predictable lines: those using it for multi-generational living or rental income find it practical and value-adding, while those who bought purely for own-stay sometimes wish for more spacious traditional layouts. Noise from Tampines Road is occasionally mentioned but does not dominate complaints. The overall tone is positive-pragmatic — residents appreciate what Trilive does well without romanticising it, which is perhaps the most honest endorsement a mid-market development can receive.
Freehold tenure in a thinning supply corridor. TRILIVE's freehold status is its single most durable competitive advantage in District 19. The freehold versus leasehold trade-off in Singapore has historically rewarded freehold owners with a 5–15% PSF premium that compounds into meaningful absolute gains over a 10-year hold. With the majority of new launches in the northeast corridor on 99-year leasehold terms, TRILIVE's perpetual title is a genuine differentiator for upgraders who intend to hold through retirement or pass an asset to the next generation. Singapore's property price heatmap consistently shows freehold pockets in D19 sustaining premium PSF above leasehold neighbours even in softer cycles (as of 2025-Q4).
Sustained, steady price appreciation. TRILIVE's resale data tells a consistent growth story: average PSF moved from S$1,574 in 2021 to S$1,783 in 2024 and S$1,859 in early 2026 — a 18% appreciation across four years on 48 recorded transactions (as of 2026-Q1). This is not a dramatic spike but the kind of steady compounding that serious capital-appreciation-focused investors trust. The trajectory also suggests the development has absorbed its post-pandemic price correction without giving up meaningful ground, unlike some OCR leasehold projects that saw 8–12% corrections in 2023.
Kovan / Hougang neighbourhood fundamentals. The immediate neighbourhood delivers on lifestyle basics without requiring a car. Kovan Heartland Mall and the Kovan food enclave cover daily provisioning. The Kovan MRT station on the North East Line is the primary transit node, and Serangoon MRT — an interchange with the Circle Line — extends connectivity significantly. Residents commuting to Raffles Place, Harbourfront, or Buona Vista have a one-seat or one-transfer ride, which is competitive for an OCR freehold address. Lorong Chuan Park and Hougang Stadium Park provide greenery within cycling distance. The Cross Island Line, when complete, will bring an additional interchange at Hougang and a new station at Kovan vicinity, improving east-west connectivity from D19 substantially (as of 2026-Q1, CRL Phase 1 opening expected 2029, per LTA).
Boutique scale with full condo facilities. At 222 units, TRILIVE has sufficient critical mass to maintain a full suite of condominium amenities — pools, gym, function rooms — while keeping MCST contribution per unit at manageable levels. Understanding the floor level premium dynamics at a development of this height also rewards buyers who stack-select carefully: upper floors facing away from Tampines Road command meaningful PSF premiums and the quietest environment.
MRT distance is real, not negligible. TRILIVE does not score well on MRT walkability. Kovan MRT is approximately 10–12 minutes on foot, placing the development in the 800m–1km band that most transit-dependent buyers treat as a hard screen. For residents without a car, the walk in Singapore's heat — or reliance on feeder buses — is a genuine friction point. This matters most for the single-professional and young-couple segments who weight commute convenience heavily. It is worth comparing against The Gazania and The Gazania's Bartley Road neighbours, where Kovan station access times are broadly similar but some units face Bartley MRT (CCL) as a closer alternative.
Tampines Road noise and traffic exposure. A proportion of TRILIVE's units face Tampines Road, which carries significant traffic load during peak hours. Buyers selecting stacks on the road-facing orientation should factor renovation costs for acoustic windows into their budget. The HDB-to-condo upgrader guide is explicit that traffic noise is a top complaint resale buyers raise after moving in — and it is the single most common negative theme in D19 Tampines Road-adjacent condo reviews on PropertyGuru and 99.co (as of 2025).
TOP year data gap. The database records TRILIVE's TOP year as NULL, reflecting incomplete official data capture. Buyers should independently verify the Temporary Occupation Permit date and actual completion year via the BCA building records portal before finalising any resale decision. Lease age affects remaining lease calculations for CPF use, bank valuation, and eventual en-bloc viability, particularly for the freehold premium argument to hold across decades.
Freehold premium may compress under cooling-measure pressure. Singapore's ABSD regime as recalibrated in 2023 — 60% for foreigners, 20% for second-property Singapore Citizens — has structurally compressed the foreign-buyer premium that historically inflated freehold PSF. The IRAS ABSD rate table shows the current schedule remains in force as of 2026-Q1. This means TRILIVE's freehold premium is more a domestic upgrader story than a foreign investment play — which is acceptable positioning, but buyers should not price in significant foreign demand compression relief without policy change.
[
{
"persona": "freehold-generational-hold",
"fit_color": "green",
"reason": "Perpetual freehold title in a landlocked D19 corridor where new freehold supply is scarce. Ideal for buyers who intend to hold 10+ years or transfer to children."
},
{
"persona": "long-term-hold",
"fit_color": "green",
"reason": "Four-year PSF trajectory from S$1,574 to S$1,859 demonstrates steady compounding. Low transaction volume per year means patient holders face less distressed-seller competition."
},
{
"persona": "first-time-hdb-upgraders",
"fit_color": "green",
"reason": "222-unit scale delivers full condo facilities without mega-project pricing. Kovan neighbourhood amenities reduce lifestyle adjustment friction for upgraders from nearby HDB towns."
},
{
"persona": "car-owning-households",
"fit_color": "green",
"reason": "Tampines Road connectivity and proximity to CTE/KPE ramp access make this a practical choice for car-owning families who commute to CBD, one-north, or Changi Business Park."
},
{
"persona": "yield-focused-investors",
"fit_color": "amber",
"reason": "Freehold gross yields in D19 typically run 2.5–3.2% (as of 2025), below leasehold peers in D18/D19 who push 3.5%+. Yield story is secondary to capital preservation here."
},
{
"persona": "avoid-if-mrt-dependent",
"fit_color": "red",
"reason": "Kovan MRT is 800m–1km away. Residents who rely exclusively on public transit will find the daily commute friction significant, particularly during monsoon season."
}
]
TRILIVE earns a considered buy for the right profile: a freehold-first upgrader or long-term holder who values perpetual tenure, manageable scale, and a neighbourhood with good bones over absolute convenience. At a current average of S$1,859 psf (as of 2026-Q1), the development is priced fairly for its freehold credentials within District 19 — not at a discount to the market, but not at the speculative premium that some boutique freehold projects in D9–D11 sustain. Buyers who model their mortgage carefully and stress-test at 4.5% SORA will find the entry cost manageable compared to equivalent freehold addresses in D10 or D11, where S$2,500–S$3,500 psf is now the floor.
The development is not the right choice for buyers whose primary concern is MRT walkability, maximum rental yield, or short-term flipping. The 800m-plus walk to Kovan MRT is real, Tampines Road road-facing units carry noise risk, and freehold tenure alone does not generate rental premium that justifies a sub-3% yield story for investors who need income now. Buyers who calculate their total stamp duty burden at current ABSD rates will also need to accept that TRILIVE's freehold premium arrives over a long hold horizon rather than in the first two to three years.
For a holding period of seven to ten years, the freehold title, steady PSF appreciation trend, and anticipated Cross Island Line uplift create a compelling structural case. Check District 19 property analytics for current competitor PSF benchmarks before making a bid, and request the TOP date from the seller's agent to confirm CPF drawdown and valuation standing. On balance: buy with intent to hold, not to flip.