Trilive

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.

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.

Pricing & Market Position

Across 51 recorded transactions (all-time), sale prices range from $833,400 to $2,250,000, averaging $1,327,093.

Over the last 12 months, transactions averaged $1,822 psf.

Rents range from $1,400 to $4,900 per month across 249 rental transactions. Current rental yield sits at approximately 3.2%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at TRILIVE 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 15.7% (from $1,575 to $1,822 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.

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.

Strengths & Weaknesses

Verdict

Trilive is not a development that wins on architectural drama or lifestyle branding. It wins on pragmatism. At a median price of $1,148,000 and an average PSF of $1,849, it delivers freehold tenure in District 19 at a quantum that keeps it accessible to HDB upgraders, young couples, and small-scale investors. The 3.24% gross yield — solid by District 19 standards — reflects the dual-key format’s ability to generate rental income from compact, divisible units that are easier to tenant than larger, more expensive apartments.

The honest weaknesses are real. The units are compact — an 883 sqft three-bedroom dual-key does not offer the spatial comfort of a traditional three-bedroom layout. Tampines Road carries traffic noise, particularly during peak hours, and units facing the road will notice it. The development sits at the edge of Kovan rather than at its centre, and while Kovan MRT is reachable at 730 metres, it is not a truly convenient walk in Singapore’s heat. The en-bloc score of 24/100 reflects the reality that freehold developments with 222 owners and relatively recent completion are unlikely candidates for collective sale in the foreseeable future.

Where Trilive genuinely delivers is in the intersection of freehold tenure, dual-key flexibility, and neighbourhood maturity. The PSF trend — climbing steadily from $1,680 to $1,935 over five years — confirms that the market recognises the value proposition. Competing 99-year developments in District 19 like The Florence Residences and Affinity at Serangoon offer newer finishings and larger unit counts but carry leasehold tenure that will erode over time. For buyers who think in decades rather than flipping cycles, and who value the income flexibility of dual-key ownership, Trilive remains one of the more sensible purchases in the Kovan–Hougang corridor.