Arc at Tampines

159 filed transactions · District 18 · OCR

Median, per square foot
1,292 psf
Observed range
S$794 — S$1,467 psf159 filed transactions · 52% low to highS$1,358k median filed price
▲ 4.8% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

Aug '24 · S$1,412kSep '26 · S$1,500k

The transactions behind those figures

20 of 159 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

99 sqm · floor 06-10Executive Condominium · Resale · 2026-09
S$1,500,000$1408 psf
75 sqm · floor 06-10Executive Condominium · Resale · 2026-07
S$1,088,000$1348 psf
75 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,075,000$1332 psf
83 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,200,000$1343 psf
74 sqm · floor 06-10Executive Condominium · Resale · 2026-06
S$1,138,888$1430 psf
145 sqm · floor 11-15Executive Condominium · Resale · 2026-05
S$2,288,888$1467 psf
120 sqm · floor 06-10Executive Condominium · Resale · 2026-04
S$1,780,000$1378 psf
105 sqm · floor 01-05Executive Condominium · Resale · 2026-04
S$1,625,000$1438 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project-13.9%

Floors 16+ against floors 1–5, Arc at Tampines only. Median S$1,024 psf up top from 10 sales, S$1,189 psf low down from 50.

District 18, typical project+16.5%

Middle of 2 projects in District 18 that clear the bar — half fall between -13.9% and +16.5%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 18, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,3951,169
06-10S$1,4311,241
11-15S$1,463889
16-20S$1,34724

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Tampines West
1.3km
Primary schools within 1km
0
nearest 1.0km — outside the band
Primary schools · straight-line distance
7 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations
  • Tampines West1.3km
  • Bedok Reservoir1.6km
  • Tampines1.7km
Also nearby
  • Hawker centreHawker Centre @ Our Tampines Hub1.4km
  • ParkBedok Reservoir PK465m
  • Preschools6 within 1kmnearest 215m
  • Other schoolsSpringfield Secondary School282m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

4projects within 300m
$1,360–$1,570the middle half, per sq ft
$1,494median of those sales

From 80 filed sales, at most the 20 most recent per project — 4 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
Q Bay Residences67m2026-0906-1048 sqm$1,512
Waterview299m2026-0911-15105 sqm$1,672
Waterview299m2026-0901-05110 sqm$1,598
Q Bay Residences67m2026-0806-1049 sqm$1,407
The Santorini209m2026-0811-1569 sqm$1,481
Waterview299m2026-0801-05110 sqm$1,537
Q Bay Residences67m2026-0711-15104 sqm$1,617
Q Bay Residences67m2026-0701-0574 sqm$1,444
Q Bay Residences67m2026-0711-15131 sqm$1,652
Q Bay Residences67m2026-0706-1048 sqm$1,500
Q Bay Residences67m2026-0706-10104 sqm$1,679
Q Bay Residences67m2026-0706-10108 sqm$1,598
Q Bay Residences67m2026-0601-0596 sqm$1,568
Q Bay Residences67m2026-0606-1077 sqm$1,448
Q Bay Residences67m2026-0601-05129 sqm$1,570
Q Bay Residences67m2026-0511-15104 sqm$1,653

The 16 most recent of 80 at this radius. Storey bands as published; no feed carries a unit number.

The land under Arc at Tampines

HDB put this parcel out to tender and names Arc at Tampines as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.

  1. Tender launched6 Oct 2010
  2. Tender closed23 Nov 20106 bids received
  3. Awarded25 Nov 2010Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd and SC Wong Holdings Pte Ltd
  4. Winning tenderS$187,590,000S$3,252 per sq m of gross floor area · S$302 per sq ft
Parcel
Tampines E9 Tampines Avenue 8
Site area
20,600 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
57,680 sq m
Sold as
EC
Every bid — all 6, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd & SC Wong Holdings Pte LtdS$187,590,000—
2Opal Star Pte Ltd & Lum Chang Building Contractors Pte LtdS$172,800,000S$14,790,000 · 7.9%
3Grand Isle Holdings Pte. Ltd.S$161,500,000S$26,090,000 · 13.9%
4EL Development Pte LtdS$148,200,000S$39,390,000 · 21.0%
5NTUC Choice Homes Co-operative LimitedS$147,900,000S$39,690,000 · 21.2%
6Sim Lian Land Pte LtdS$141,682,000S$45,908,000 · 24.5%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 25 Nov 2010 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Arc @Tampines”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$1,358,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,358,000

Your figures · CPF interest estimated
Sale priceS$1,358,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$32,404
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$943,180
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

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Rough timing
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