Arc at Tampines

162 filed transactions · District 18 · OCR

Median, per square foot
1,280 psf
Observed range
$794 — $1,467 psf
S$1,350k median price

99 yrs lease commencing from 2011 · 162 filed transactions

▲ 1.7% vs 12 months ago
S$1,350k
Median price
162
Filed transactions
53%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Jul '24 · S$1,460kJul '26 · S$1,088k

The transactions behind those figures20 of 162

Nothing modelled — these are the filed sales.

75 sqm · floor 06-10Executive Condominium · Resale · 2026-07
S$1,088,000$1348 psf
74 sqm · floor 06-10Executive Condominium · Resale · 2026-06
S$1,138,888$1430 psf
83 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,200,000$1343 psf
75 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,075,000$1332 psf
145 sqm · floor 11-15Executive Condominium · Resale · 2026-05
S$2,288,888$1467 psf
107 sqm · floor 06-10Executive Condominium · Resale · 2026-04
S$1,650,000$1433 psf
89 sqm · floor 11-15Executive Condominium · Resale · 2026-04
S$1,358,000$1418 psf
120 sqm · floor 06-10Executive Condominium · Resale · 2026-04
S$1,780,000$1378 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project-13.9%

Floors 16+ against floors 1–5, Arc at Tampines only. Median S$1,024 psf up top from 10 sales, S$1,189 psf low down from 51.

District 18, typical project+17.5%

Middle of 2 projects in District 18 that clear the bar — half fall between -13.9% and +17.5%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 18, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,3881,187
06-10S$1,4281,247
11-15S$1,461900
16-20S$1,34725

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Tampines West
1.3km
Primary schools within 1km
0
nearest 1.0km — outside the band
Primary schools · straight-line distance
7 more between 1km and 2km
  • St. Hilda'S Primary School1.0km
  • Poi Ching School1.2km
  • Junyuan Primary School1.3km
  • Damai Primary School1.8km
  • Tampines Primary School1.8km
  • Yu Neng Primary School1.9km
  • Angsana Primary School1.9km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Tampines West1.3km
  • Bedok Reservoir1.6km
  • Tampines1.7km
Also nearby
  • Hawker centreHawker Centre @ Our Tampines Hub1.4km
  • ParkBedok Reservoir PK465m
  • Other schoolsSpringfield Secondary School282m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

4projects within 300m
$1,360–$1,568the middle half, per sq ft
$1,481median of those sales

From 80 filed sales — the 20 most recent at each project, which is all this index keeps. 4 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
The Santorini209m2026-0811-1569 sqm$1,481
Waterview299m2026-0801-05110 sqm$1,537
Q Bay Residences67m2026-0706-10108 sqm$1,598
Q Bay Residences67m2026-0706-1048 sqm$1,500
Q Bay Residences67m2026-0706-10104 sqm$1,679
Q Bay Residences67m2026-0701-0574 sqm$1,444
Q Bay Residences67m2026-0711-15131 sqm$1,652
Q Bay Residences67m2026-0711-15104 sqm$1,617
The Santorini209m2026-0711-1568 sqm$1,503
The Santorini209m2026-0711-1585 sqm$1,366
The Santorini209m2026-0706-1085 sqm$1,465
The Santorini209m2026-0706-10104 sqm$1,653
Q Bay Residences67m2026-0601-05129 sqm$1,570
Q Bay Residences67m2026-0606-1077 sqm$1,448
Q Bay Residences67m2026-0601-0596 sqm$1,568
Q Bay Residences67m2026-0506-1084 sqm$1,648
Q Bay Residences67m2026-0511-1577 sqm$1,494
Q Bay Residences67m2026-0511-15104 sqm$1,653

The 18 most recent are listed, out of 80 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Arc at Tampines

HDB put this parcel out to tender and names Arc at Tampines as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.

  1. Tender launched6 Oct 2010
  2. Tender closed23 Nov 20106 bids received
  3. Awarded25 Nov 2010Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd and SC Wong Holdings Pte Ltd
  4. Winning tenderS$187,590,000S$3,252 per sq m of gross floor area · S$302 per sq ft
Parcel
Tampines E9 Tampines Avenue 8
Site area
20,600 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
57,680 sq m
Sold as
EC
Every bid — all 6, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd & SC Wong Holdings Pte LtdS$187,590,000—
2Opal Star Pte Ltd & Lum Chang Building Contractors Pte LtdS$172,800,000S$14,790,000 · 7.9%
3Grand Isle Holdings Pte. Ltd.S$161,500,000S$26,090,000 · 13.9%
4EL Development Pte LtdS$148,200,000S$39,390,000 · 21.0%
5NTUC Choice Homes Co-operative LimitedS$147,900,000S$39,690,000 · 21.2%
6Sim Lian Land Pte LtdS$141,682,000S$45,908,000 · 24.5%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 25 Nov 2010 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Arc @Tampines”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,350,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,350,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$32,230
Cash in handS$935,354
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.