Aurelle of Tampines
, Tampines, East · 99-year leasehold · Launched ·
- From
- S$1.42M
- Lowest
- S$1,651calculated
Exterior: Residential blocks, pool and garden pavilions, artist's impression. Sim Lian: Aurelle of Tampines project page 
Facilities: Arrival canopy and drop-off, artist's impression. Sim Lian: Aurelle of Tampines project page 
Facilities: Clubhouse pavilions and pool, artist's impression. Sim Lian: Aurelle of Tampines project page 
Facilities: Clubhouse lounge interior, artist's impression. Sim Lian: Aurelle of Tampines project page
Images from the developer, usually artist's impressions. The finished project may differ.
Executive condominium: buyers must meet income, citizenship and other HDB rules. Check you are eligible first.
Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.
- Ready ()
- 2028
- Nearest MRT or LRT
- 976 m · ~13 min walkcalculated
- so far
- 757 of 760 (99.6%)
- Recent sales, median
- S$1,936 psfcalculated
- , median
- S$1,500 psfcalculated
- 99-year leasehold
- Developer
- Sim Lian JV (Northbank) Pte. Ltd.
- Launched
- 8 Mar 2025
Nearest station in service: Pasir Ris MRT Station. Distances are straight-line; walking routes are longer.
Is it worth buying?
PropGPT financial score
75out of 100
Strong case on the numbers
Confidence: high, most figures known (81% of the weight known)
Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.
What makes up the scoreHide what makes up the score
| Part | Mark | Why |
|---|---|---|
| Price vs similar homes nearby24% of the scoreCosts 4% more than similar older homes nearby; usually 17% more. | 100 | Costs 4% more than similar older homes nearby; usually 17% more. |
| Rental yield vs typical18% of the scoreRent of about 2.5% of the price a year; typical is 2.4%. | 60 | Rent of about 2.5% of the price a year; typical is 2.4%. |
| Price vs other new launches nearbynot countedNot known yet. | Not known | Not known yet. |
| Price vs launches in the regionnot countedNot known yet. | Not known | Not known yet. |
| Price vs the developer's likely breakeven12% of the scorePriced at 1.92 times the developer's likely cost. | 0 | Priced at 1.92 times the developer's likely cost. |
| Value lost to the lease in the next 10 years12% of the scoreAbout 97 years left: the lease takes about 2.3% off its value in the next 10 years. | 77 | About 97 years left: the lease takes about 2.3% off its value in the next 10 years. |
| Nearby homes that beat the market12% of the score5 of 5 nearby projects beat the market. | 100 | 5 of 5 nearby projects beat the market. |
| Distance to the MRT12% of the score325 m to the nearest station (planned). | 97 | 325 m to the nearest station (planned). |
| Competing homes finishing nearby6% of the scoreNo competing homes finishing nearby around the same time. | 100 | No competing homes finishing nearby around the same time. |
| Developer's track record6% of the scoreNo problems reported, but few completed projects. | 50 | No problems reported, but few completed projects. |
What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.
PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.
In your favour 4Neutral 3Watch out 1Not known yet 2
Am I paying a fair price?
Price vs similar resale homes nearby · In your favour
Costs about 4% more than similar older homes nearby
New launches usually cost about 17% more than the older homes around them (the middle figure of the 64 launches selling now). This one's extra is smaller than usual, so less of your price is a new-home premium.
- This launch
- S$1,936 psf
- Usual for a launch here
- S$2,187 psf
- Similar homes nearby
- S$1,862 psf
Based on 116 resales, Nov 2025 to Nov 2026 · a rough guide only
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What it compares
This project's median price per sq ft (its own new sales in the last 12 months) against resale ECs and apartments within 1.5 km, sold Nov 2025 to Nov 2026, 672–1,627 sq ft (this project's sizes, widened 20% each way). Each resale price is scaled to this project's lease, and to its building age (a new building, expected TOP 2028) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.The figures
- This project: S$1,936 psf, the median of its own new sales in the last 12 months.
- Nearby resale: S$1,862 psf, the median of 116 sales after the lease adjustment.
- Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
- Age adjustment: 116 of 116 nearby sales are also scaled to this project's age (a new building, expected TOP 2028), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648.
- Gap: S$1,936 psf ÷ S$1,862 psf − 1 = +4%. Usual gap (the middle of 64 launches selling now): +17%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Older homes against a new launch. Lease and size range are matched, building age is adjusted at an average rate; the premium for a brand-new home, condition, floor and facilities are not. That is why the line compares the gap with the usual gap for launches rather than with zero.What this check cannot see
- Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
- The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
- Floor level, view, facing and unit mix are not adjusted. A project whose recent sales were mostly high floors looks dearer.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
- URA gives one map point per project, so large projects are measured from a single spot.
Price vs other new launches nearby · Not known yet
Not known yet
Fewer than 10 new-launch sales of similar size in other projects within 1.5 km in the last 12 months.
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What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (672–1,627 sq ft).Price vs other ECs · Not known yet
Not known yet
Fewer than 5 others to compare with.
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What it compares
This project's price per sq ft against the median of every other EC selling now, anywhere in Singapore.Land cost vs launch price · Watch out
Priced at about 1.92 times the developer's likely cost
Priced well above what the project likely cost the developer, so the developer has room to give discounts later. Do not rush.
- This launch
- S$1,936 psf
- Developer's likely cost
- S$1,009 psf
Based on the land price from PropGPT research, 22 Oct 2026
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What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.The figures
- Land: S$721 per sq ft of plot ratio, Government Land Sales tender in 2023
- Likely breakeven: about S$1,009 psf (land × 1.4: land plus construction, financing and fees)
- This project: S$1,936 psf; S$1,936 psf ÷ S$1,009 psf = 1.92. In your favour under 1.15; watch out at 1.3 or more.
How fair is this comparison?
Fair. This project's own land and price; only the cost of building is estimated.What this check cannot see
- × 1.4 is a rule of thumb; consultants' estimates for a site differ, and construction costs rose sharply after 2021.
- The land price may or may not include a lease top-up or development charge; the research notes say which when known.
- Land bought years ago is cheaper in today's money, so older land makes the margin look bigger.
Sources
The Business Times: Sim Lian bags Tampines site for S$543 million at record EC land rate, retrieved 2026-10-22
Can it earn or hold its value?
Rental yield · Neutral
About 2.5% of the price a year in rent, before costs
Close to the typical 2.4% for launches selling now.
- This launch
- 2.5%
- Typical for launches selling now
- 2.4%
Based on 148 rental contracts, Q1 2026 to Q3 2026
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What it compares
Rents of ECs and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this project's price per sq ft.The figures
- Nearby rent: S$3.98 per sq ft a month, median of 148 contracts (URA, Q1 2026 to Q3 2026)
- Yield = S$3.98 × 12 ÷ S$1,936 psf = 2.5%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this project, which is not finished yet.What this check cannot see
- Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
- URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
- New homes usually rent for more than the older homes nearby, so this may understate.
Lease · Neutral
99-year leasehold
A lease loses value slowly at first, then faster: about 96% of a freehold home's value when new, 91% with 80 years left, 80% with 60 years left.
Based on URA's title record
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What it compares
The title's tenure, as recorded by URA.The figures
- SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.What this check cannot see
- Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How nearby homes' prices moved · In your favour
5 of 5 nearby projects rose faster than the whole market
Homes around here have done better than the market in recent years. Past results do not guarantee future ones.
Based on 5 nearby projects, sales from Oct 2021 · a rough guide only
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.The figures
- BELYSA (439 m): +35% from 2022-Q2 to 2026-Q2; market +21%
- CITYLIFE@TAMPINES (1,060 m): +39% from 2022-Q1 to 2026-Q2; market +25%
- THE TAMPINES TRILLIANT (1,147 m): +38% from 2022-Q2 to 2026-Q2; market +21%
- WHITEWATER (1,362 m): +28% from 2022-Q2 to 2026-Q2; market +21%
- EASTVALE (1,466 m): +27% from 2022-Q3 to 2026-Q2; market +16%
- In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.What this check cannot see
- PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
- A project's early sales may be small units and later ones large, or the other way round.
- Past price moves do not predict future ones.
MRT · In your favour
976 m to Pasir Ris MRT Station
A planned station, Tampines North (planned), is closer at 325 m. It has no opening date in PropGPT.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).The figures
- In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.What this check cannot see
- Straight-line distance: walking routes are longer, often by a third.
- Planned stations can be years away and dates change.
What could go wrong?
Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 4 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due within 2 years of this project's completion (TOP).The figures
- URA pipeline of private homes not yet completed.
- In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.What this check cannot see
- Completion years in URA's pipeline often shift by a year or more.
- Land sold but not yet in URA's pipeline is not counted.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
Developer's track record · Neutral
no problems found in the news
No problems found in the news, but few completed projects to judge by.
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What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).How fair is this comparison?
Fair. The developer's other projects, not this one.What this check cannot see
- Only problems reported in the news are found; many defects are settled quietly.
- Joint ventures: a problem of one partner is listed even when the other partner led the project.
Cost to buy, hold and sell · Fact
S$41,280 in stamp duty for the cheapest unit
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
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What it compares
Stamp duties under the current IRAS rates for the price shown.The figures
- Stamp duty on S$1.42M: S$41,280 (assumes a Singapore citizen buying a first home)
- Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
- Interest is paid only on the loan drawn so far; payments rise as the building goes up.
- EC: you cannot sell or rent out the whole flat until 5 years after the building's TOP (around 2033); 10 years for EC sites sold from May 2026.
How fair is this comparison?
Very fair. Worked out for this price.What this check cannot see
- Assumes a Singapore citizen buying a first home until you add your details.
Good to know (not judged)
Sales so far · Fact
99.6% sold in 20 months
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
760 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
3 planned within about 2 km
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Based on PropGPT research, 22 Oct 2026
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The figures
- Next to Tenet EC on the adjacent Tampines Street 62 (Parcel A) site, awarded in August 2021 at S$659 psf ppr
- Close to the upcoming Tampines North MRT station on the Cross Island Line
- Near the Tampines Avenue 11 site, slated for an integrated development with a bus interchange, community club and hawker centre connected to Tampines North MRT station
Sources
The Business Times: Sim Lian bags Tampines site for S$543 million at record EC land rate, retrieved 2026-10-22; The Business Times: Just 2 bids for Jalan Tembusu site; EC plot in Tampines garners 7 bidders, retrieved 2026-10-22Growth-area plans · Fact
Not in a named growth area, as far as PropGPT found
Growth areas are planned for decades and are public, so prices often include them already.
PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out
What you would pay
For the cheapest 3BR at S$1,417,000. Estimates, not financial advice.
- Monthly loan payment
- S$4,481
- Cash and CPF needed upfront
- S$398,530at least S$70,850 of it in cash
- S$41,280
- S$0
PropGPT calculation: at 3.0% over 30 years; upfront = price − loan + stamp duties + about S$3,000 legal fees. Banks require at least 5% of the price in cash; the rest can come from CPF. Stamp duty assumes a Singapore citizen buying a first home. Add your details for your own figures. You can change the loan assumptions in Compare.
Unit types and prices
As published by the developer or reported in the press. Availability changes daily; confirm with the developer.
3BRfrom S$1,417,000
840 sq ftS$1,687 psf
4BRfrom S$1,689,000
1,023 sq ftS$1,651 psf
5BRfrom S$2,258,000
1,356 sq ftS$1,665 psf
| Type | Size (sq ft) | Price | |
|---|---|---|---|
| 3BR | 840 | from S$1,417,000 | S$1,687 |
| 4BR | 1,023 | from S$1,689,000 | S$1,651 |
| 5BR | 1,356 | from S$2,258,000 | S$1,665 |
Price per square foot of actual sales, by month
URA caveats lodged for new sales; median per month calculated by PropGPT. Months with no sales are left out.
Nearby homes and what they sold for
Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.
10 nearby projects, median from S$969 to S$2,085. Show the listHide the list
| Project | Distance | Tenure | Median PSF | Typical size | Sales |
|---|---|---|---|---|---|
| ELIAS GREEN | 285 m | 99-year from 1991 | S$969 | 1,528 sq ft | 9 |
| THE PALETTE | 308 m | 99-year from 2010 | S$1,573 | 1,066 sq ft | 33 |
| NV RESIDENCES | 368 m | 99-year from 2008 | S$1,448 | 781 sq ft | 16 |
| LIVIA | 391 m | 99-year from 2008 | S$1,348 | 1,345 sq ft | 33 |
| RIS GRANDEUR | 539 m | Freehold | S$1,337 | 1,088 sq ft | 6 |
| D'NEST | 584 m | 99-year from 2010 | S$1,501 | 958 sq ft | 56 |
| COCO PALMS | 644 m | 99-year from 2008 | S$1,703 | 904 sq ft | 51 |
| OASIS @ ELIAS | 886 m | 99-year from 2008 | S$1,275 | 1,216 sq ft | 5 |
| PASIR RIS 8 | 1,071 m | 99-year from 2021 | S$2,085 | 775 sq ft | 23 |
| STRATUM | 1,237 m | 99-year from 2012 | S$1,357 | 1,098 sq ft | 17 |
Location
- Nearest MRT station
- Pasir Ris MRT Station
- 976 m · ~13 min walk
- Nearest school
- Angsana Primary School
- 696 m · ~9 min walk
- Nearest park
- Elias Terrace Pg
- 303 m · ~4 min walk
- Nearest supermarket
- Sheng Siong Supermarket Pte Ltd (Costa Ris)
- 766 m · ~10 min walk
Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.
What next?
Add Aurelle of Tampines to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.