Citylife@tampines
162 filed transactions · District 18 · OCR
S$1,750k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $1,750,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
- Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
- What a higher floor is worth hereMeasured within this building, not across the country
- What is within reach of itSchools, stations and shops, at straight-line distance
- Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding
Median price by month24 months with a sale
The transactions behind those figures20 of 162
Nothing modelled — these are the filed sales.
What the floor is worth
Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.
Middle of 6 projects in District 18 that clear the bar — half fall between -5.4% and +4.4%. 2 came out negative — high floors sold for less in 2 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.
| Storeys | Median psf | Filed sales |
|---|---|---|
| 01-05 | S$1,289 | 1,915 |
| 06-10 | S$1,403 | 1,716 |
| 11-15 | S$1,445 | 950 |
| 16-20 | S$1,210 | 44 |
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.
- Angsana Primary School556m
- Poi Ching School753m
- Tampines North Primary School782m
- Gongshang Primary School854m
7 more between 1km and 2km
- Tampines Primary School1.1km
- St. Hilda'S Primary School1.2km
- Junyuan Primary School1.3km
- Yumin Primary School1.3km
- Chongzheng Primary School1.4km
- Elias Park Primary School1.7km
- Meridian Primary School1.9km
- Tampines416m
- Tampines East1.5km
- Tampines West1.6km
- Hawker centreHawker Centre @ Our Tampines Hub722m
- ParkSun Plaza PK213m
- Other schoolsPasir Ris Secondary School991m
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
From 20 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| The Tampines Trilliant | 176m | 2026-08 | 11-15 | 93 sqm | $1,848 |
| The Tampines Trilliant | 176m | 2026-08 | 06-10 | 81 sqm | $1,824 |
| The Tampines Trilliant | 176m | 2026-08 | 11-15 | 197 sqm | $1,415 |
| The Tampines Trilliant | 176m | 2026-07 | 11-15 | 121 sqm | $1,785 |
| The Tampines Trilliant | 176m | 2026-07 | 11-15 | 81 sqm | $1,807 |
| The Tampines Trilliant | 176m | 2026-07 | 11-15 | 197 sqm | $1,415 |
| The Tampines Trilliant | 176m | 2026-07 | 11-15 | 183 sqm | $1,548 |
| The Tampines Trilliant | 176m | 2026-06 | 11-15 | 105 sqm | $1,741 |
| The Tampines Trilliant | 176m | 2026-06 | 01-05 | 105 sqm | $1,740 |
| The Tampines Trilliant | 176m | 2026-06 | 06-10 | 121 sqm | $1,731 |
| The Tampines Trilliant | 176m | 2026-06 | 01-05 | 93 sqm | $1,794 |
| The Tampines Trilliant | 176m | 2026-06 | 06-10 | 105 sqm | $1,716 |
The 12 most recent are listed, out of 20 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°
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.
The land under Citylife@tampines
HDB put this parcel out to tender and names Citylife@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.
- Tender launched15 Mar 2012
- Tender closed10 May 20126 bids received
- Awarded14 May 2012Singxpress Property Development Pte Ltd, Creative Investments Pte Ltd and Kay Lim Realty Pte Ltd
- Winning tenderS$233,525,655S$4,019 per sq m of gross floor area · S$373 per sq ft
- Parcel
- Tampines E11 Tampines Central 7 / Tampines Avenue 7 / Tampines Avenue 9
- Site area
- 20,751 sq m
- Lease
- 99 yrs
- Plot ratio
- 2.8
- Gross floor area
- 58,101 sq m
- Sold as
- EC
Every bid — all 6, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Singxpress Property Development Pte Ltd, Creative Investments Pte Ltd and Kay Lim Realty Pte Ltd | S$233,525,655 | — |
| 2 | Maxdin Pte Ltd & BPK Development Pte Ltd & United Infrastructure Pte Ltd & LMG Realty Pte Ltd | S$230,700,000 | S$2,825,655 · 1.2% |
| 3 | Sim Lian Land Pte Ltd | S$222,288,000 | S$11,237,655 · 4.8% |
| 4 | EL Development Pte Ltd | S$220,100,000 | S$13,425,655 · 5.7% |
| 5 | White Haven Properties Pte. Ltd. | S$220,000,000 | S$13,525,655 · 5.8% |
| 6 | MCL Land Limited | S$215,500,000 | S$18,025,655 · 7.7% |
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 14 May 2012 · 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 “CityLife@Tampines”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.