Citylife@tampines

160 filed transactions · District 18 · OCR

Median, per square foot

1,346 psf

Observed range

S$667 — S$1,794 psf160 filed transactions · 84% low to highS$1,776k median filed price

▲ 6.3% 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

Jul '24 · S$1,485kSep '26 · S$2,028k

The transactions behind those figures

20 of 160 · filed, nothing modelled

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

120 sqm · floor 06-10Executive Condominium · Resale · 2026-09

S$2,130,000$1649 psf

116 sqm · floor 01-05Executive Condominium · Resale · 2026-09

S$2,010,000$1610 psf

105 sqm · floor 06-10Executive Condominium · Resale · 2026-09

S$2,028,000$1794 psf

124 sqm · floor 01-05Executive Condominium · Resale · 2026-08

S$1,850,000$1386 psf

128 sqm · floor 11-15Executive Condominium · Resale · 2026-08

S$2,420,000$1756 psf

111 sqm · floor 06-10Executive Condominium · Resale · 2026-08

S$2,061,800$1726 psf

73 sqm · floor 11-15Executive Condominium · Resale · 2026-08

S$1,350,000$1718 psf

108 sqm · floor 01-05Executive Condominium · Resale · 2026-07

S$1,930,000$1660 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

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—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 18, not here.

District 18, typical project+2.5%

Middle of 6 projects in District 18 that clear the bar — half fall between -5.4% and +4.4%. 2 came out negative — high floors sold for less in 2 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.

Storeys	Median psf	Filed sales
01-05	S$1,290	1,905
06-10	S$1,408	1,703
11-15	S$1,449	944
16-20	S$1,221	43

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

416m

Primary schools within 1km

nearest 556m

Primary schools · straight-line distance

Angsana Primary SchoolBallot even within 1 km 2C 2025556m
Poi Ching SchoolBallot even within 1 km 2C 2025753m
Tampines North Primary SchoolEvery citizen got a place 2C 2025782m
Gongshang Primary SchoolBallot even within 1 km 2C 2025854m

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

Tampines416m
Tampines East1.5km
Tampines West1.6km

Also nearby

Hawker centreHawker Centre @ Our Tampines Hub722m
ParkSun Plaza PK213m
Preschools6 within 1kmnearest 290m
Other schoolsPasir Ris Secondary School991m

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

Distance from Citylife@tampinesStraight-line, not walking.

1project within 300m

$1,716–$1,824the middle half, per sq ft — all from one project

$1,778median of those sales

From 20 filed sales, at most the 20 most recent per project — 1 has sold more than is counted here.

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

Project	Away	Filed	Floor	Size	PSF
The Tampines Trilliant	176m	2026-09	11-15	81 sqm	$1,847
The Tampines Trilliant	176m	2026-09	11-15	121 sqm	$1,850
The Tampines Trilliant	176m	2026-08	06-10	105 sqm	$1,752
The Tampines Trilliant	176m	2026-08	01-05	93 sqm	$1,788
The Tampines Trilliant	176m	2026-08	06-10	81 sqm	$1,824
The Tampines Trilliant	176m	2026-08	11-15	197 sqm	$1,415
The Tampines Trilliant	176m	2026-08	11-15	93 sqm	$1,848
The Tampines Trilliant	176m	2026-07	11-15	197 sqm	$1,415
The Tampines Trilliant	176m	2026-07	11-15	121 sqm	$1,785
The Tampines Trilliant	176m	2026-07	11-15	81 sqm	$1,807
The Tampines Trilliant	176m	2026-07	11-15	183 sqm	$1,548
The Tampines Trilliant	176m	2026-06	06-10	105 sqm	$1,716

The 12 most recent of 20 at this radius. Storey bands as published; no feed carries a unit number.

The land under Citylife@tampines

HDB put this parcel out to tender and names Citylife@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.

Tender launched15 Mar 2012
Tender closed10 May 20126 bids received
Awarded14 May 2012Singxpress Property Development Pte Ltd, Creative Investments Pte Ltd and Kay Lim Realty Pte Ltd
Winning tenderS$233,525,655S$4,019 per sq m of gross floor area · S$373 per sq ft

Parcel: Tampines E11 Tampines Central 7 / Tampines Avenue 7 / Tampines Avenue 9
Site area: 20,751 sq m
Lease: 99 yrs
Plot ratio: 2.8
Gross floor area: 58,101 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.
#	Tenderer	Bid	Behind the winner
1	Singxpress Property Development Pte Ltd, Creative Investments Pte Ltd and Kay Lim Realty Pte Ltd	S$233,525,655	—
2	Maxdin Pte Ltd & BPK Development Pte Ltd & United Infrastructure Pte Ltd & LMG Realty Pte Ltd	S$230,700,000	S$2,825,655 · 1.2%
3	Sim Lian Land Pte Ltd	S$222,288,000	S$11,237,655 · 4.8%
4	EL Development Pte Ltd	S$220,100,000	S$13,425,655 · 5.7%
5	White Haven Properties Pte. Ltd.	S$220,000,000	S$13,525,655 · 5.8%
6	MCL Land Limited	S$215,500,000	S$18,025,655 · 7.7%

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 14 May 2012 · 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 “CityLife@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$1,776,000

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$1,776,000

Your figures · CPF interest estimated

Sale price	S$1,776,000
Redeems the loan	−S$180,000
Agent fee (2% + GST) and legal	−S$41,517
Refund to your CPFprincipal plus estimated accrued interest	−S$202,416
Cash to you	S$1,352,067

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

Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
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.

Name

Your floor or stack

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

What are you weighing up?

Rough timing

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