Arc At Tampines
TAMPINES AVENUE 8 · D18
Median PSF · 12m
S$1,405
Median price · 12m
S$1.39M
Latest sale
S$1.09M
Jul 2026
1-year change
+0.1%
Sales · 12m
26
162 all time
Gross yield
3.61%
36 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +35.1%
- Annualised
- +5.9%
- Transactions
- 162
- 1 year
- +0.1%
- 3 years p.a.
- +5.0%
- 5 years p.a.
- +7.0%
- Median size
- 1,076 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for private homes in this district.
| Measure | Arc At Tampines | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,405 | S$1,727 | -18.6% |
| Median price | S$1.39M | S$1.76M | -21.0% |
| Gross rental yield | 3.61% | 3.12% | +0.5 pts |
| 1-year price change | +0.1% | -2.5% | +2.6 pts |
This development trades about 19% below the D18 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,200
Contracts · 12m
36
Implied annual rent
S$50K
Gross yield
3.61%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 22 | S$4,200 |
| 2 bedroom | 11 | S$3,500 |
| 4 bedroom | 3 | S$4,800 |
Investment analysis
Investment score 59 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
59/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%97
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%71
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%67
Gross yield against every other development in its segment.
- Valuationweight 22%58
How its median price per square foot compares with its own district.
- Locationweight 15%27
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines West MRT at 1.2 km.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tampines West MRT1.2 km
- Tampines MRT1.6 km
- Bedok Reservoir MRT1.7 km
Schools within 2 km
- Springfield Secondary Schoolsecondary (s1-s5)240 m
- Junyuan Secondary Schoolsecondary (s1-s5)570 m
- St. Hilda'S Primary Schoolprimary890 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)950 m
- Poi Ching Schoolprimary1.0 km
- Junyuan Primary Schoolprimary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Executive Condominium | S$1,088,000 | 807 sqft | S$1,348 | 06-10 | 83 yr 6 mo |
| Jun 2026 | Executive Condominium | S$1,200,000 | 893 sqft | S$1,343 | 01-05 | 83 yr 7 mo |
| Jun 2026 | Executive Condominium | S$1,138,888 | 797 sqft | S$1,430 | 06-10 | 83 yr 7 mo |
| Jun 2026 | Executive Condominium | S$1,075,000 | 807 sqft | S$1,332 | 01-05 | 83 yr 7 mo |
| May 2026 | Executive Condominium | S$2,288,888 | 1,561 sqft | S$1,467 | 11-15 | 83 yr 8 mo |
| Apr 2026 | Executive Condominium | S$1,780,000 | 1,292 sqft | S$1,378 | 06-10 | 83 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,650,000 | 1,152 sqft | S$1,433 | 06-10 | 83 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,625,000 | 1,130 sqft | S$1,438 | 01-05 | 83 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,358,000 | 958 sqft | S$1,418 | 11-15 | 83 yr 9 mo |
| Mar 2026 | Executive Condominium | S$2,198,800 | 1,561 sqft | S$1,409 | 01-05 | 83 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,520,000 | 1,044 sqft | S$1,456 | 11-15 | 83 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,080,000 | 807 sqft | S$1,338 | 06-10 | 83 yr 10 mo |
| Feb 2026 | Executive Condominium | S$1,860,000 | 1,421 sqft | S$1,309 | 11-15 | 83 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,650,000 | 1,173 sqft | S$1,406 | 06-10 | 83 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,425,000 | 1,076 sqft | S$1,324 | 01-05 | 83 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,100,000 | 797 sqft | S$1,381 | 06-10 | 83 yr 11 mo |
| Jan 2026 | Executive Condominium | S$1,630,000 | 1,173 sqft | S$1,389 | 06-10 | 84 yrs |
| Jan 2026 | Executive Condominium | S$1,620,000 | 1,152 sqft | S$1,407 | 11-15 | 84 yrs |
| Jan 2026 | Executive Condominium | S$1,385,000 | 958 sqft | S$1,446 | 06-10 | 84 yrs |
| Dec 2025 | Executive Condominium | S$1,345,000 | 958 sqft | S$1,404 | 06-10 | 84 yr 1 mo |
| Nov 2025 | Executive Condominium | S$1,365,000 | 958 sqft | S$1,425 | 11-15 | 84 yr 2 mo |
| Nov 2025 | Executive Condominium | S$1,340,000 | 958 sqft | S$1,399 | 01-05 | 84 yr 2 mo |
| Nov 2025 | Executive Condominium | S$1,310,000 | 1,001 sqft | S$1,309 | 06-10 | 84 yr 2 mo |
| Oct 2025 | Executive Condominium | S$1,500,000 | 1,066 sqft | S$1,408 | 06-10 | 84 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,395,000 | 1,066 sqft | S$1,309 | 01-05 | 84 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,368,000 | 958 sqft | S$1,428 | 16-20 | 84 yr 3 mo |
| Sep 2025 | Executive Condominium | S$1,155,000 | 807 sqft | S$1,431 | 06-10 | 84 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,150,000 | 807 sqft | S$1,425 | 11-15 | 84 yr 4 mo |
| Aug 2025 | Executive Condominium | S$2,050,000 | 1,615 sqft | S$1,270 | 16-20 | 84 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,600,000 | 1,130 sqft | S$1,416 | 11-15 | 84 yr 5 mo |
| Jul 2025 | Executive Condominium | S$1,270,000 | 958 sqft | S$1,326 | 01-05 | 84 yr 6 mo |
| Jun 2025 | Executive Condominium | S$1,700,000 | 1,173 sqft | S$1,449 | 11-15 | 84 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,650,000 | 1,173 sqft | S$1,406 | 11-15 | 84 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,645,000 | 1,152 sqft | S$1,428 | 11-15 | 84 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,380,000 | 958 sqft | S$1,441 | 11-15 | 84 yr 7 mo |
| May 2025 | Executive Condominium | S$1,578,000 | 1,130 sqft | S$1,396 | 06-10 | 84 yr 8 mo |
| Apr 2025 | Executive Condominium | S$2,160,000 | 1,561 sqft | S$1,384 | 06-10 | 84 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,600,000 | 1,130 sqft | S$1,416 | 01-05 | 84 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,590,000 | 1,206 sqft | S$1,319 | 01-05 | 84 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,470,000 | 1,152 sqft | S$1,276 | 01-05 | 84 yr 9 mo |
Showing the 40 most recent of 162 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
The Santorini
S$1,503
+3.6%31 sales4.0% yield
The Tapestry
S$1,743
+2.2%45 sales3.9% yield
Q Bay Residences
S$1,548
+3.8%25 sales3.6% yield
The Alps Residences
S$1,512
-0.5%41 sales4.0% yield
The Tropica
S$1,321
+2.9%10 sales3.8% yield
Waterview
S$1,502
+1.0%15 sales3.6% yield
Pinevale
S$1,201
+9.9%5 sales3.6% yield
Citylife@Tampines
S$1,692
+7.5%30 sales3.2% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.