The Tapestry
TAMPINES STREET 86 · D18
Median PSF · 12m
S$1,756
Median price · 12m
S$1.15M
Latest sale
S$1.26M
Oct 2026
1-year change
+2.9%
Sales · 12m
50
286 all time
Gross yield
3.90%
169 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
- +15.3%
- Annualised
- +2.7%
- Transactions
- 281
- 1 year
- +2.9%
- 3 years p.a.
- +2.3%
- 5 years p.a.
- —
- Median size
- 603 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 | The Tapestry | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,756 | S$1,469 | +19.6% |
| Median price | S$1.15M | S$1.48M | -22.6% |
| Gross rental yield | 3.90% | 3.75% | +0.2 pts |
| 1-year price change | +2.9% | +1.9% | +1.0 pts |
This development trades about 20% above the D18 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,200
Contracts · 12m
169
Implied annual rent
S$38K
Gross yield
3.90%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 83 | S$2,800 |
| 2 bedroom | 72 | S$3,500 |
| 3 bedroom | 14 | S$5,050 |
Investment analysis
Investment score 46 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
46/100
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%99
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%76
Gross yield against every other development in its segment.
- Price momentumweight 18%42
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%21
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines West MRT at 1.4 km.
- Valuationweight 22%19
How its median price per square foot compares with its own district.
- Supply riskweight 10%11
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 MRT1.4 km
- Tampines MRT1.6 km
- Bedok Reservoir MRT1.9 km
Schools within 2 km
- Springfield Secondary Schoolsecondary (s1-s5)420 m
- Junyuan Secondary Schoolsecondary (s1-s5)510 m
- Poi Ching Schoolprimary830 m
- St. Hilda'S Primary Schoolprimary1.0 km
- St. Hilda'S Secondary Schoolsecondary (s1-s5)1.0 km
- Junyuan Primary Schoolprimary1.3 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | Condominium | S$1,755,000 | 990 sqft | S$1,772 | 01-05 | 89 yr 3 mo |
| Oct 2026 | Condominium | S$1,258,000 | 700 sqft | S$1,798 | 11-15 | 89 yr 3 mo |
| Oct 2026 | Condominium | S$1,081,000 | 603 sqft | S$1,793 | 06-10 | 89 yr 3 mo |
| Oct 2026 | Condominium | S$800,000 | 474 sqft | S$1,689 | 11-15 | 89 yr 3 mo |
| Oct 2026 | Condominium | S$760,000 | 441 sqft | S$1,722 | 11-15 | 89 yr 3 mo |
| Sep 2026 | Condominium | S$2,085,000 | 1,130 sqft | S$1,845 | 06-10 | 89 yr 4 mo |
| Sep 2026 | Condominium | S$2,068,000 | 1,130 sqft | S$1,830 | 06-10 | 89 yr 4 mo |
| Sep 2026 | Condominium | S$1,788,888 | 990 sqft | S$1,806 | 06-10 | 89 yr 4 mo |
| Sep 2026 | Condominium | S$1,228,888 | 700 sqft | S$1,756 | 01-05 | 89 yr 4 mo |
| Sep 2026 | Condominium | S$1,065,000 | 603 sqft | S$1,767 | 06-10 | 89 yr 4 mo |
| Sep 2026 | Condominium | S$1,028,000 | 603 sqft | S$1,705 | 06-10 | 89 yr 4 mo |
| Sep 2026 | Condominium | S$810,000 | 474 sqft | S$1,710 | 11-15 | 89 yr 4 mo |
| Aug 2026 | Condominium | S$2,850,000 | 1,615 sqft | S$1,765 | 11-15 | 89 yr 5 mo |
| Aug 2026 | Condominium | S$1,750,000 | 990 sqft | S$1,767 | 01-05 | 89 yr 5 mo |
| Aug 2026 | Condominium | S$1,715,000 | 926 sqft | S$1,853 | 11-15 | 89 yr 5 mo |
| Aug 2026 | Condominium | S$1,250,000 | 700 sqft | S$1,787 | 01-05 | 89 yr 5 mo |
| Aug 2026 | Condominium | S$1,036,000 | 603 sqft | S$1,719 | 01-05 | 89 yr 5 mo |
| Aug 2026 | Condominium | S$800,000 | 474 sqft | S$1,689 | 11-15 | 89 yr 5 mo |
| Aug 2026 | Condominium | S$780,000 | 474 sqft | S$1,647 | 06-10 | 89 yr 5 mo |
| Aug 2026 | Condominium | S$755,000 | 474 sqft | S$1,594 | 01-05 | 89 yr 5 mo |
| Aug 2026 | Condominium | S$735,000 | 441 sqft | S$1,665 | 11-15 | 89 yr 5 mo |
| Jul 2026 | Condominium | S$2,000,000 | 1,130 sqft | S$1,770 | 01-05 | 89 yr 6 mo |
| Jul 2026 | Condominium | S$1,082,000 | 603 sqft | S$1,795 | 11-15 | 89 yr 6 mo |
| Jun 2026 | Condominium | S$2,280,000 | 1,345 sqft | S$1,695 | 11-15 | 89 yr 7 mo |
| Jun 2026 | Condominium | S$1,820,000 | 990 sqft | S$1,838 | 11-15 | 89 yr 7 mo |
| Jun 2026 | Condominium | S$1,800,000 | 990 sqft | S$1,818 | 11-15 | 89 yr 7 mo |
| Jun 2026 | Condominium | S$1,210,000 | 807 sqft | S$1,499 | 11-15 | 89 yr 7 mo |
| Jun 2026 | Condominium | S$1,055,000 | 603 sqft | S$1,750 | 11-15 | 89 yr 7 mo |
| May 2026 | Condominium | S$1,700,000 | 926 sqft | S$1,836 | 11-15 | 89 yr 8 mo |
| May 2026 | Condominium | S$1,030,000 | 603 sqft | S$1,709 | 01-05 | 89 yr 8 mo |
| Apr 2026 | Condominium | S$2,030,000 | 1,130 sqft | S$1,796 | 06-10 | 89 yr 9 mo |
| Apr 2026 | Condominium | S$1,630,000 | 926 sqft | S$1,761 | 01-05 | 89 yr 9 mo |
| Apr 2026 | Condominium | S$810,000 | 474 sqft | S$1,710 | 01-05 | 89 yr 9 mo |
| Mar 2026 | Condominium | S$1,210,000 | 700 sqft | S$1,729 | 06-10 | 89 yr 10 mo |
| Mar 2026 | Condominium | S$750,000 | 441 sqft | S$1,699 | 11-15 | 89 yr 10 mo |
| Feb 2026 | Condominium | S$1,791,888 | 990 sqft | S$1,809 | 06-10 | 89 yr 11 mo |
| Feb 2026 | Condominium | S$1,240,000 | 700 sqft | S$1,772 | 01-05 | 89 yr 11 mo |
| Jan 2026 | Condominium | S$1,750,000 | 990 sqft | S$1,767 | 11-15 | 90 yrs |
| Jan 2026 | Condominium | S$1,078,000 | 603 sqft | S$1,788 | 11-15 | 90 yrs |
| Jan 2026 | Condominium | S$1,070,000 | 603 sqft | S$1,775 | 11-15 | 90 yrs |
Showing the 40 most recent of 286 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
The Santorini
S$1,506
+3.1%33 sales4.0% yield
Q Bay Residences
S$1,548
+3.8%27 sales3.7% yield
The Alps Residences
S$1,512
-0.2%41 sales4.0% yield
Arc At Tampines
S$1,407
-0.4%27 sales3.6% yield
Pinevale
S$1,201
+9.8%5 sales3.6% yield
The Tropica
S$1,349
+4.0%9 sales3.7% yield
Waterview
S$1,562
+4.5%16 sales3.6% yield
Citylife@Tampines
S$1,695
+7.7%33 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.