Citylife@Tampines
TAMPINES CENTRAL 7 · D18
Median PSF · 12m
S$1,692
Median price · 12m
S$2.02M
Latest sale
S$2.13M
Sep 2026
1-year change
+7.5%
Sales · 12m
30
162 all time
Gross yield
3.17%
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
- +46.8%
- Annualised
- +7.6%
- Transactions
- 162
- 1 year
- +7.5%
- 3 years p.a.
- +9.3%
- 5 years p.a.
- +8.0%
- Median size
- 1,249 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 | Citylife@Tampines | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,692 | S$1,727 | -2.0% |
| Median price | S$2.02M | S$1.76M | +15.1% |
| Gross rental yield | 3.17% | 3.12% | +0.0 pts |
| 1-year price change | +7.5% | -2.5% | +10.0 pts |
This development trades broadly in line with the D18 median.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,700
Contracts · 12m
36
Implied annual rent
S$56K
Gross yield
3.17%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 30 | S$4,500 |
| 4 bedroom | 5 | S$5,500 |
| 2 bedroom | 1 | S$3,700 |
Investment analysis
Investment score 58 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
58/100
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%98
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%89
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%56
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 590 m.
- Rental yieldweight 20%52
Gross yield against every other development in its segment.
- Valuationweight 22%32
How its median price per square foot compares with its own district.
- 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 MRT590 m
- Tampines North MRT1.3 km
- Tampines West MRT1.4 km
- Tampines East MRT1.7 km
Schools within 2 km
- Poi Ching Schoolprimary550 m
- Angsana Primary Schoolprimary620 m
- Junyuan Secondary Schoolsecondary (s1-s5)860 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)1.0 km
- Tampines North Primary Schoolprimary1.0 km
- Gongshang Primary Schoolprimary1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.2 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | Executive Condominium | S$2,130,000 | 1,292 sqft | S$1,649 | 06-10 | 84 yr 4 mo |
| Aug 2026 | Executive Condominium | S$2,420,000 | 1,378 sqft | S$1,756 | 11-15 | 84 yr 5 mo |
| Aug 2026 | Executive Condominium | S$2,061,800 | 1,195 sqft | S$1,726 | 06-10 | 84 yr 5 mo |
| Aug 2026 | Executive Condominium | S$1,850,000 | 1,335 sqft | S$1,386 | 01-05 | 84 yr 5 mo |
| Aug 2026 | Executive Condominium | S$1,350,000 | 786 sqft | S$1,718 | 11-15 | 84 yr 5 mo |
| Jul 2026 | Executive Condominium | S$1,930,000 | 1,163 sqft | S$1,660 | 01-05 | 84 yr 6 mo |
| May 2026 | Executive Condominium | S$2,160,000 | 1,227 sqft | S$1,760 | 11-15 | 84 yr 8 mo |
| May 2026 | Executive Condominium | S$1,960,000 | 1,195 sqft | S$1,640 | 06-10 | 84 yr 8 mo |
| Apr 2026 | Executive Condominium | S$2,358,000 | 1,378 sqft | S$1,711 | 06-10 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$2,088,888 | 1,249 sqft | S$1,673 | 11-15 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$2,080,000 | 1,227 sqft | S$1,695 | 11-15 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,990,000 | 1,163 sqft | S$1,712 | 06-10 | 84 yr 9 mo |
| Mar 2026 | Executive Condominium | S$1,980,000 | 1,195 sqft | S$1,657 | 06-10 | 84 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,968,000 | 1,195 sqft | S$1,647 | 11-15 | 84 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,905,000 | 1,098 sqft | S$1,735 | 11-15 | 84 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,830,000 | 1,098 sqft | S$1,667 | 06-10 | 84 yr 10 mo |
| Feb 2026 | Executive Condominium | S$3,380,000 | 3,897 sqft | S$867 | 11-15 | 84 yr 11 mo |
| Feb 2026 | Executive Condominium | S$2,430,000 | 1,432 sqft | S$1,697 | 06-10 | 84 yr 11 mo |
| Feb 2026 | Executive Condominium | S$2,220,000 | 1,378 sqft | S$1,611 | 01-05 | 84 yr 11 mo |
| Feb 2026 | Executive Condominium | S$2,048,000 | 1,442 sqft | S$1,420 | 01-05 | 84 yr 11 mo |
| Feb 2026 | Executive Condominium | S$2,000,000 | 1,184 sqft | S$1,689 | 01-05 | 84 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,970,000 | 1,216 sqft | S$1,620 | 01-05 | 84 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,900,000 | 1,109 sqft | S$1,714 | 06-10 | 84 yr 11 mo |
| Dec 2025 | Executive Condominium | S$2,390,000 | 1,668 sqft | S$1,433 | 01-05 | 85 yr 1 mo |
| Dec 2025 | Executive Condominium | S$2,185,000 | 1,378 sqft | S$1,586 | 01-05 | 85 yr 1 mo |
| Dec 2025 | Executive Condominium | S$2,000,000 | 1,130 sqft | S$1,770 | 11-15 | 85 yr 1 mo |
| Nov 2025 | Executive Condominium | S$2,338,888 | 1,378 sqft | S$1,698 | 06-10 | 85 yr 2 mo |
| Nov 2025 | Executive Condominium | S$2,000,000 | 1,216 sqft | S$1,644 | 06-10 | 85 yr 2 mo |
| Nov 2025 | Executive Condominium | S$1,920,000 | 1,109 sqft | S$1,732 | 11-15 | 85 yr 2 mo |
| Oct 2025 | Executive Condominium | S$3,580,000 | 3,778 sqft | S$948 | 11-15 | 85 yr 3 mo |
| Sep 2025 | Executive Condominium | S$2,288,000 | 1,432 sqft | S$1,598 | 01-05 | 85 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,780,000 | 1,098 sqft | S$1,621 | 06-10 | 85 yr 4 mo |
| Aug 2025 | Executive Condominium | S$3,700,000 | 4,349 sqft | S$851 | 11-15 | 85 yr 5 mo |
| Aug 2025 | Executive Condominium | S$2,525,000 | 1,496 sqft | S$1,688 | 06-10 | 85 yr 5 mo |
| Aug 2025 | Executive Condominium | S$2,270,000 | 1,378 sqft | S$1,648 | 06-10 | 85 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,956,000 | 1,184 sqft | S$1,652 | 06-10 | 85 yr 5 mo |
| Jun 2025 | Executive Condominium | S$2,380,000 | 1,399 sqft | S$1,701 | 11-15 | 85 yr 7 mo |
| Jun 2025 | Executive Condominium | S$2,022,800 | 1,442 sqft | S$1,402 | 01-05 | 85 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,960,000 | 1,442 sqft | S$1,359 | 01-05 | 85 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,338,000 | 786 sqft | S$1,703 | 11-15 | 85 yr 7 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 Tampines Trilliant
S$1,756
+3.9%48 sales3.0% yield
Pinevale
S$1,201
+9.9%5 sales3.6% yield
Aurelle Of Tampines
S$1,937
+9.6%9 sales
Parktown Residence
S$2,331
-1.4%72 sales
Tenet
S$1,787
+21.3%5 sales
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
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.