Rivelle Tampines
, Tampines, East · 99-year leasehold · Launched ·
A 572-unit executive condominium on Tampines Street 95 with 11 residential blocks of 12 to 14 storeys and three- to five-bedroom units. It is near Tampines West MRT station.
- From
- S$1.59M
- Lowest
- S$1,798calculated
Exterior: Residential blocks and pool deck, artist's impression. Sim Lian Group – Rivelle Tampines project page 
Exterior: Aerial dusk view of the development, artist's impression. Sim Lian Group – Rivelle Tampines project page 
Interior: 3-bedroom + study show unit, dining area. Sim Lian Group – Rivelle Tampines project page 
Interior: 4-bedroom show unit, living area. Sim Lian Group – Rivelle Tampines project page 
Facilities: Clubhouse and pool, artist's impression. Sim Lian Group – Rivelle Tampines project page 
Facilities: Aerial view of the pools and landscaped deck, artist's impression. Sim Lian Group – Rivelle 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 ()
- 2030
- Nearest MRT or LRT
- 388 m · ~5 min walkcalculated
- so far
- 556 of 572 (97.2%)
- Recent sales, median
- S$1,934 psfcalculated
- , median
- S$1,695 psfcalculated
- 99-year leasehold
- Developer
- Sim Lian JV (Tampines 7) Pte. Ltd.
- Launched
- 21 Mar 2026
Nearest station in service: Tampines West MRT Station. Distances are straight-line; walking routes are longer.
Is it worth buying?
PropGPT financial score
Not enough data to score: fewer than 4 in 10 of the figures are known.
Confidence: low, many figures missing (38% 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 nearbynot countedNot known yet. | Not known | Not known yet. |
| Rental yield vs typicalnot countedNot known yet. | Not known | Not known yet. |
| 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 breakeven25% of the scorePriced at 1.80 times the developer's likely cost. | 0 | Priced at 1.80 times the developer's likely cost. |
| Value lost to the lease in the next 10 years25% of the scoreAbout 98 years left: the lease takes about 2.0% off its value in the next 10 years. | 80 | About 98 years left: the lease takes about 2.0% off its value in the next 10 years. |
| Nearby homes that beat the marketnot countedNot known yet. | Not known | Not known yet. |
| Distance to the MRT25% of the score388 m to the nearest station. | 90 | 388 m to the nearest station. |
| Competing homes finishing nearby13% of the scoreNo competing homes finishing nearby around the same time. | 100 | No competing homes finishing nearby around the same time. |
| Developer's track record13% 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 2Neutral 2Watch out 1Not known yet 5
Am I paying a fair price?
Price vs similar resale homes nearby · Not known yet
Not known yet
Fewer than 10 similar resale ECs sold within 1.5 km in the last 12 months, or no price is known yet.
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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 in the last 12 months, any size. Each resale price is scaled to this project's lease. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.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 (any size).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 1.80 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$1,934 psf
- Developer's likely cost
- S$1,075 psf
Based on the land price from PropGPT research, 21 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$768 per sq ft of plot ratio, Government Land Sales tender in 2024
- Likely breakeven: about S$1,075 psf (land × 1.4: land plus construction, financing and fees)
- This project: S$1,934 psf; S$1,934 psf ÷ S$1,075 psf = 1.80. 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
Can it earn or hold its value?
Rental yield · Not known yet
Not known yet
Fewer than 10 rental contracts for similar homes within 1.5 km in the last year.
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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.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 · Not known yet
Not known yet
Fewer than 3 nearby projects have enough sales two or more years apart to compare.
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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.MRT · In your favour
388 m to Tampines West MRT Station
Within an easy walk; homes near stations are in steady demand from buyers and tenants.
Based on LTA station exits and URA Master Plan 2019, worked out 2 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
- Nearest planned station: Bedok South (planned), 2,962 m
- 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 2 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$49,000 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$1.59M: S$49,000 (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 2035); 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
97.2% sold in 7 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
572 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
2 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, 21 Oct 2026
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The figures
- A nearby 23,510.7 sq m mixed-use site for up to 585 homes and commercial space was awarded to Hoi Hup and Sunway in October 2024 for S$668.3 million (S$1,004 psf ppr).
- Pinery Mall, the retail part of the neighbouring Pinery Residences development, is close to the project.
Sources
The Business Times: Sim Lian sets new high for EC land with S$768 psf ppr top bid for Tampines site, retrieved 2026-10-21; The Business Times: Rivelle Tampines EC sells over 90% of units at launch, retrieved 2026-10-21Growth-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 2 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$1,588,000. Estimates, not financial advice.
- Monthly loan payment
- S$5,021
- Cash and CPF needed upfront
- S$449,000at least S$79,400 of it in cash
- S$49,000
- 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$1,588,000
883 to 926 sq ftS$1,798 psf
4BRfrom S$1,893,000
1,044 to 1,184 sq ftS$1,813 psf
5BRfrom S$2,559,000
1,378 sq ftS$1,857 psf
| Type | Size (sq ft) | Price | |
|---|---|---|---|
| 3BR | 883 to 926 | from S$1,588,000 | S$1,798 |
| 4BR | 1,044 to 1,184 | from S$1,893,000 | S$1,813 |
| 5BR | 1,378 | from S$2,559,000 | S$1,857 |
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$1,166 to S$1,807. Show the listHide the list
| Project | Distance | Tenure | Median PSF | Typical size | Sales |
|---|---|---|---|---|---|
| AQUARIUS BY THE PARK | 724 m | 99-year from 1996 | S$1,352 | 1,206 sq ft | 21 |
| THE CLEARWATER | 810 m | 99-year from 1997 | S$1,418 | 1,356 sq ft | 5 |
| PICARDY GARDENS | 889 m | Freehold | S$1,344 | 1,302 sq ft | 1 |
| TREASURE AT TAMPINES | 907 m | 99-year from 2018 | S$1,807 | 840 sq ft | 118 |
| BAYWATER | 1,010 m | 99-year from 2001 | S$1,408 | 1,292 sq ft | 10 |
| TANAMERA CREST | 1,020 m | 99-year from 2000 | S$1,166 | 1,195 sq ft | 7 |
| EASTPOINT GREEN | 1,159 m | 99-year from 1996 | S$1,199 | 1,130 sq ft | 21 |
| WATERFRONT KEY | 1,210 m | 99-year from 2007 | S$1,804 | 1,216 sq ft | 9 |
| WATERFRONT WAVES | 1,255 m | 99-year from 2007 | S$1,671 | 1,324 sq ft | 9 |
| EAST VILLAGE | 1,290 m | Freehold | S$1,177 | 1,201 sq ft | 4 |
Location
- Nearest MRT station
- Tampines West MRT Station
- 388 m · ~5 min walk
- Nearest school
- Junyuan Primary School
- 683 m · ~9 min walk
- Nearest park
- Jln Pari Dedap Pg
- 1.1 km · ~14 min walk
- Nearest supermarket
- Ntuc Fairprice Co-Operative Ltd
- 699 m · ~9 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 Rivelle 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.