Tenet EC Review

Quick facts about Tenet EC

1. Tenet EC is 5-minutes away from Tampines North MRT station 

As we’ve established in Copen Grand’s review, ECs are traditionally not located near an MRT station. However, this isn’t the case for both Tenet EC and Copen Grand. 

Tenet EC will only be a 5-minute walk from the future Tampines North MRT station on the Cross-Island line (CRL). The station will be part of CRL Phase 1, which is expected to be completed in 2030. In this phase, residents can travel conveniently to places like Hougang, Serangoon North, Ang Mo Kio and more.

In September 2022, it was announced that the CRL Phase 2 would include stations like King Albert Park, Clementi and Jurong Lake District. This will significantly cut the travelling time from the east to the west. Furthermore, almost half of all stations on the CRL will be interchange stations, further boosting connectivity for residents of Tenet EC.  

One downside is that the Tenet is slated for completion in 2026. Hence, it’ll be slightly inconvenient for residents as there will still be four years before the CRL is complete. However, on the bright side, the completion of the CRL will coincide with Tenet completing its MOP status. This will boost its appreciation value for residents who are looking to sell their units in the resale market.  

2. One of two new ECs planned in the east

Tenet EC will be one of two new ECs that are planned for the east. 

The other EC site is Tampines St 62 (Parcel B), beside Tenet EC. It is currently under URA’s GLS Reserve List and is estimated to launch for sale to developers in December 2022. It can yield up to 700 units. 

This is in stark contrast to the west, where there will be five new potential ECs. This includes Copen Grand, Bukit Batok West Ave 8, Bukit Batok West Ave 5, Tengah Plantation Loop and Senja Close. 

3. Unit layouts can be reconfigured 

One key highlight of Tenet EC is that there’s flexibility for unit layouts to be reconfigured. This means you can hack down certain walls to combine bedrooms or have more space in the common areas, depending on your needs at any stage of life. 

If you look at the floor plan above, you can hack the walls that are not shaded and put them back up later on if you wish to. 

Yen Chong, Executive Vice President of Qingjian Realty (South Pacific) Group says, “When people buy ECs, they are usually upgraders or expanding their families later on. So they might not need many rooms and will actually hack down a wall to turn a room into a walk-in wardrobe or even a study area. We are very versatile. Buyers can combine two rooms or have a bigger living area and then later on, if they give birth to more kids and need a room, they can actually put the wall back up. So we give them that kind of flexibility. This has always been in the blood of Qingjian Realty as well.”

Tenet is Qingjian Realty’s 8th EC, after successful projects like The Visionaire, the first EC with smart home technology. But this time, it is also developing an EC with Santarli Realty and Heeton Holdings. 

Santarli Realty has a background in building construction and has worked on projects like Freesia Woods and Sant Ritz condominium. Heeton Holdings is renowned for quality developments in major cities like London and Bangkok. In Singapore, its portfolio includes High Park Residences and Park Colonial. 

“We think that Tenet will soar to greater heights to provide better living standards for potential homeowners. This is a three-party joint venture, so there are a lot of great ideas from different teams and suggestions to make the development a better place to live in. This includes features such as the 47 to 69m setback (from Tampines Expressway to the development), a 66m infinity pool, 200 sqm of kids’ play area with a kids’ play pool and playground, a pets’ play area and so on,” adds Yen Chong. 

Now that we have briefly touched on the highlights of Tenet EC, let’s review its unit layouts and floor plans. 

Review of showflat unit layouts and floor plans at Tenet EC

Tenet EC showflat: 3 Bedroom Premium + Study - Type C2b, 980 sq ft (91 sqm)

Total no. of units:

• 118 

Who is it suited for:

• Families with one or two children
• Couples planning for children in future 

The 3-bedders are the predominant unit types in Tenet, making up 59% of all units. There are five types of 3-bedroom units and the show unit, 3 Bedroom Premium + Study (C2b), is the largest 3-bedroom unit. 

Dining and living area

The unit opens up to the dining area, which is just outside the kitchen and adjacent to the corridor to the bedrooms.  

The built-in oven in the dining area replicates a “dry kitchen” concept. There are also built-in tall timber cabinets with laminated doors for storage. The oven is by the high-end appliance brand Bosch, which is a rare provision for an EC. While there’s a fridge in the showflat unit, do note that it won’t be provided. 

In line with the “dry kitchen” concept, the ID has placed a high bar table to show that you can entertain guests or enjoy some drinks and light snacks. 

But of course, you can also choose to have a conventional dining table instead. The space can accommodate up to a six-seater table. However, if you want more space, you can opt for a four-seater table or an extendable table. 

It’s refreshing to see a “dry kitchen” concept in a 3-bedroom unit, as it is usually only seen in 4 and 5-bedroom units. 

This layout is similar to Copen Grand’s 3-bedroom Premium floor plan, and it’s great to see ECs stepping up to provide more premium offerings. 

Kitchen 

The kitchen is L-shaped, and it’s pretty spacious for two to three people to be in the kitchen at the same time. There’s ample storage space in the upper and lower timber cabinets, and the developers have gone with classic earthy tones to portray a calm vibe with an emphasis on nature. The kitchen countertop and backsplash are made from durable and low-maintenance quartz.  

All units have a gas hob and integrated cooker hood by Bosch. As Tenet’s unit mix caters to larger families who tend to cook more often, it makes sense for the units to have a gas hob instead of an induction hob. 

The kitchen in all units is naturally ventilated as there’s a window. So you won’t have to worry about the lingering smell after preparing your meal. 

We love these thoughtful compartments and pull-out shelves in the cabinets to maximise storage and keep your items less cluttered. 

All of Tenet’s 3-bedroom units come with a yard, and household shelter but only the C2a and C2b unit types have a WC. Like in most ECs, do note that a washer-dryer is not included in the list of provisions. 

Living area and balcony

The living area can accommodate a four-seater sofa yet still have room for a storage shelf at the side. The “sofa-to-TV” distance is substantial even with a coffee table. 

It is quite a versatile space too as the ID has chosen to place the dining table here. If this is a concept you fancy, this could be an extension of the dining area and an additional space to have your meals. However, doing so would mean less room for those in the sofa area to watch TV. 

Alternatively, if you don’t need to accommodate many people, you can free up the dining area by not placing any table there. 

Like most 3-bedroom units, the balcony feels like an extension of the living space. It can accommodate a seating area for two. 

Study area

A key highlight of Tenet’s units is this study area that you’ll find along the corridor to the bedrooms. Out of the 10 layouts at Tenet EC, eight of them come with a study area. Only the 4 Bedroom Deluxe units (Types D1 and D2) don’t have them. The study area in some layouts even comes with a window. 

This layout is efficient for buyers who just need a study or work-from-home area but can do without a proper room. Alternatively, if you don’t need a study area, you can also install a cabinet for storage space. 

However, this layout might not be suitable for buyers planning to double up a study room as an additional bedroom. You’ll also need to consider that it might get quite disruptive for the person in the study area when other family members move in and out of their bedrooms. 

Master bedroom 

The master bedroom and bathroom have a combined size of 181 sq ft (16.8 sqm) which is pretty decent for a 3-bedroom unit. There are full-length windows and it’s able to accommodate a king-sized bed with adequate walkway space around it. There’s also enough room for small side tables.  

The master bedroom comes with a built-in timber wardrobe and sliding doors. The doors have a laminate finish which looks elegant and easy to clean and durable too. 

The wardrobes come with adjustable shelves for flexibility and an accessories drawer where you can store small items like belts and jewellery. This is useful since you won’t be able to fit a dressing table in the bedroom. 

The master bathroom has fixtures from renowned brands such as Hansgrohe and Roca. A plus point here is a rain shower, something you don’t often see in an EC. There’s also a quartz countertop and a mirror cabinet where you can store your bathroom essentials. 

Like the kitchen, all bathrooms are naturally ventilated as there’s a window. 

Common bedrooms

The common bedrooms are around 95 sq ft (8.8-8.9 sqm), slightly larger than average. 

As the Quick Facts section mentioned above, you can hack the bedroom walls, so the space is flexible. In this show unit, the ID has combined the master bedroom with one bedroom and turned the latter into a nursery. This is a suitable arrangement for couples who are just starting a family.

The good news is that this layout is reconfigurable to cater to future needs. If your child grows up and you want a separate bedroom, you can put the wall back up. 

Alternatively, you can also turn the room into a walk-in wardrobe, an entertainment space and more. 

All bedrooms (except Bedroom 4 in the D1 and D2 unit types) can fit a queen-sized bed. However, you can also place a single bed, and a study table like the ID has done with the show unit. 

A bonus point is that all bedrooms in the 3 Bedroom show unit have full-length windows, so there’s plenty of natural light. 

Tenet EC Showflat: 4 Bedroom Premium + Study - Type D3, 1367 sq ft (127 sqm)

Total no. of units:

• 60

Who is it suited for:

• Families with two or three children
• Multi-generational families 

The 4-bedders make up 34% of the units in Tenet. There are three types of 4-bedroom units and the show unit, 4 Bedroom Premium + Study (D3), is the largest 4-bedroom unit. 

The living and dining areas have a combined size of 413 sq ft (38.4 sqm), which is impressive. This is the size we usually see in luxury condominiums, so having this much space in an EC is a bonus.

Dining area

Like the 3-bedroom show unit, the dining area resembles a “dry kitchen” concept. There’s a built-in oven by Bosch, but the 4-bedder has more storage cabinets than the 3-bedder.

The dining area can accommodate a six-seater table or up to an eight-seater. One thing to consider is getting a suitably sized table to fit into the space between the kitchen’s entrance and the walkway corridor to the bedroom. If you get a table that’s too large, it will disrupt the entrance to the kitchen. 

Kitchen

The kitchen and yard are slightly smaller than the 3-bedroom show unit. We would have expected a larger kitchen for a bigger unit, but this might have been a trade-off for having a huge living/dining area. 

However, it’s not a significant concern as the kitchen can still fit about three people. 

The Bosch integrated cooker hood and gas hob are right beside the window, so it’s perfect for ventilation after cooking. 

While the washer-dryer won’t be provided, there’s a dedicated area by the window. If you need an idea of how to maximise the space, the ID has installed some shelves. The WC is just beside it, and a shower set is provided.

The household shelter can double up as a storage space and/ or an ironing room since it’s just in front of the washer-dryer area. 

Living area and balcony

When you step into the living area, you can immediately feel how spacious it is. It’s designed for gatherings with family and friends. 

It’s impressive that the living room can fit two sofas facing each other with a sizeable coffee table. If you don’t plan to have a TV, this could be an arrangement you’d want to consider.

However, most households would install a TV console, and you can place it against the wall adjacent to the entrance to the unit. If you do this, you’d likely face the sofa towards the TV. 

You might consider getting an L-shaped or three/four-seater sofa together with side couches. 

With ample space in the living area, there’s a lot of room for flexibility, depending on your needs and preferences. 

If you wish to keep the “dry kitchen” space free, you can have both the living and dining areas side by side, as suggested in the floor plan below. 

Alternatively, you might also want to place a kitchen island or bar counter in the “dry kitchen” area.

By doing so, you’d still be able to fit a six to eight-seater dining table, but this would mean you have less space in the living area. 

We love that the balcony spans the entire living room length and even extends to one of the bedrooms (more on that later). 

The balcony is 187 sq ft (17.4 sqm), one of the largest we’ve seen. To put things into perspective, this is even larger than the master bedroom in the 3-bedroom show unit.

With this much space, you can consider placing another table here for alfresco dining if you wish to. You can also turn it into an exercise area or a home garden. 

Only the type D3 4-bedroom units have a huge balcony. The balcony in the D1 and D2 4-bedroom units is similar to the 3-bedroom units. 

Study area 

The study area is beside the shared bathroom, along the common corridor to the bedrooms. Compared to the study area in the 3-bedroom show unit, this one has a full-length window. Besides making the study area seem more spacious, the window also helps brighten the corridor. 

Master bedroom

The master bedroom and bathroom have a combined size of 218.5 sq ft (20.3 sqm), slightly larger than average. 

You can easily fit a king-sized bed and side tables yet still have ample room around the bed. If you wish to have a dressing table, there’s also sufficient space in front of the bed. However, you’d have to be mindful of the size of your dressing table so you’d still have enough walkway space. 

We like the generous space in front of the wardrobe and master bathroom as it gives off a “walk-in wardrobe” vibe. 

Unlike the 3-bedder, the wardrobe in the 4-bedroom show unit master bedroom has swing doors instead of sliding doors. One advantage of having swing doors is that you can see a complete view of your wardrobe when it’s open. You can also add things like hooks or mirrors on the inside of the doors. 

Other provisions are accessories storage spaces and adjustable shelves, which add to your convenience. 

The master bathroom feels a little more luxurious than the one in the 3-bedroom show unit. It’s fitted with marble character porcelain tiles, so it looks more elegant. 

The mirror cabinet is also double-panelled, so there’s more storage space, making the bathroom roomier. 

Other provisions similar to the 3-bedder are the quartz vanity countertop, rain shower and a window for natural ventilation. 

Common bedrooms 

In the 4-bedroom show unit, the ID has hacked the walls and combined two common bedrooms to highlight how it could be a kids’ bedroom and playroom. If you have young kids, this might be a design that’s suitable for you. 

The benefit of having reconfigurable layouts is that you can put the walls back up once your children grow up and need their bedrooms. 

One of the common bedrooms is also adjoined to the balcony. 

As demonstrated in one of the bedrooms, all the common bedrooms in the 4-bedroom show unit can fit a queen-sized bed. 

While two common bedrooms come with full-length windows, the last one only has half-length windows due to the AC ledge. 

One thing to note is that the three common bedrooms will share one bathroom. Hence, it may be inconvenient for more prominent families in the morning when most of your family members are getting ready to get to work or school. 

The shared bathroom has almost similar provisions to the master bathroom, but it has less storage space behind the mirror cabinets, and it’s not equipped with a rain shower.

Stack Analysis and Facilities Review of Tenet EC

Tenet EC has 44 stacks across 11 blocks of 15 storeys each. The development is bordered by the Tampines St 62 (Parcel B) EC site and a proposed place of worship (based on the URA Masterplan). Other developments around Tenet EC are the Tampines GreenDew, Tampines GreenFoliage and Tampines GreenVines BTO projects. 

Views from the stacks

Outward-facing stacks

Stacks 27, 28, 31, 32, 35, 36, 39, 40, 43 and 44 are the outward-facing stacks overlooking Tampines St 62 and the Tampines GreenDew BTO. These are the 3 Bedroom Premium + Study unit types, C1b, C2b and C3. Tampines St 62 is not a busy road so that the traffic noise will be minimal. 

Stacks 1, 2, 5, 6, 9, 10, 13, 14, 17, 18, 21 and 22 are the outward-facing stacks overlooking the Tampines Expressway (TPE). These are the 3 Bedroom + Study unit types C1a and C2a. 

Buyers looking at these stacks might be concerned about the traffic noise from the expressway but the developers have mitigated this with several special considerations. 

Firstly, there is a considerable setback from the expressway to the blocks, ranging from 47m to 69m. The developers have intentionally placed all the more “vibrant” activity areas like the infinity pool, BBQ pits, kids’ playground, and entertainment room. This separates the activity areas from the more tranquil ones. 

Another initiative is that all the units facing TPE don’t have a balcony, so residents can keep their windows closed. Moreover, these units come with casement windows with a tighter seal to help keep out the noise from the expressway. 

Although these initiatives won’t completely block out the noise from the expressway, they will help lessen the impact. 

Inward-facing stacks

The site plan below shows the inward-facing stacks. The distance between the stacks ranges from 28m to 30m, which is quite substantial. 

Most stacks facing inward are the 4 and 5-bedroom units except for stacks 3, 7 and 24 to 26 which are the 3 Bedroom + Study units. 

One thing to consider is that those stacks facing the Family Pool might have to deal with some noise.

Sun direction analysis

Tenet EC’s blocks are northeast and southwest facing; hence, most stacks can avoid direct afternoon sun for most of the year. 

The stacks overlooking Tampines St 62 might get some direct afternoon sun when it comes from the southwest direction from September to March.

However, the Tampines GreenDew BTO has 15 storeys, the same height as Tenet EC. Hence, it’s most likely that it will block the afternoon sun.

Facilities at Tenet EC

Tenet EC Site Plan

Tenet’s developers have put a lot of thought into the development’s facilities and landscapes. The facilities are divided into several areas, catering to different residents and activities. For instance, Rest & Recreation is for the pool and relaxation facilities, while Fast & Furious is for sporting facilities. Other zones are self-explanatory, like Family & Friends, Play & Learn and Mind & Body. 

What we like is that each zone is colour-coded, so as you’re visiting the showflat or browsing the site plan, you’ll be able to see where each facility is located. This is a practical idea which helps make things easier for buyers. 

The main highlight is the floating infinity pool, which is unique for an EC. Located on top of the multi-storey carpark, the infinity pool and the junior infinity pool have a total length of 66 metres. As the pool is on the 5th storey, you’ll get to enjoy a vantage point as you have your swim. 

The infinity pool has a depth of 1.2m, and the junior infinity has a depth of 0.8m. We’d imagine the infinity pool to be popular with all target demographics, especially families. 

You’ll find the Kiddy Play Pool beside the infinity pool, which has a water playground.

In addition, there’s also a Jungle Playground, so there’s a wet and dry area for kids to play. The total kids’ play area, including the jungle playground, is 200 sqm (2153 sq ft). It’s quite rare for developments to provide such a size for a kids’ area, so this will attract those with young children. 

Another remarkable facility is a cantilevered clubhouse which overlooks the infinity pool and provides something different to buyers. It reminds us of a clubhouse in a luxury hotel or a condo in the CCR. So, it’s a bonus to have it in an EC, and we like how it’s tastefully done. 

Artist’s impression of Tenet’s cantilevered clubhouse 

The clubhouse houses the entertainment room that residents can book for gatherings and is equipped with a full kitchen. This means you can prepare meals or book a private chef. 

Other rooms include a karaoke studio, piano, and music room. The piano room is only reserved for residents to play the piano (yes, it’s provided as well), and the music room is for you to practise your musical instruments.

These are thoughtful additions to the development as you don’t have to disrupt your neighbours by playing musical instruments at home. 

Other than the infinity pool, there are several other pools for different purposes. The 50m Grand Pool is more for avid swimmers who want to practise their laps. We’d expect this area to be quieter as there are already dedicated pool zones for kids and families. 

The Family Pool is another area where families can hang out. As there’s already a kids’ pool, this area might be targeted at families with older children instead. But we’d still expect some noise from this area if you’re living in a stack facing the Family Pool. 

Other family-friendly facilities include multi-purpose rooms, a private dining room, several dining pavilions and BBQ pits. 

There are three courts for residents who enjoy sports and recreational activities: a tennis court, a sports court and a multi-purpose court. 

While it’s common to see a tennis court in mid-sized developments, Tenet brings it up by having two other courts. While the sports and multi-purpose courts are not as massive as the tennis court, it’s great to see more spaces dedicated to recreational activities. 

For residents who need some focus time, there’s also a Library in the development, which functions as a “work-from-home” space. Most new launches post-Covid have catered to hybrid work arrangements by providing such areas. But what’s interesting is that Tenet has called it a “library” instead of a working pod which feels more inclusive to a broader group of residents. 

Overall, Tenet EC has an extensive list of facilities catering to different residents, from families to couples and working adults. 

Tenet EC Location Review

Tenet EC will be part of developments in Tampines North, a new sub-district in Tampines. Currently, the area has already been populated by several HDB BTO projects like Tampines Greendew, Tampines Greencourt, Tampines Greenweave and Tampines Greenview. 

More BTO projects are also expected to be built in the area, with 17,000 HDB flats and 4,000 private residential units. 

Besides Tenet EC and the Tampines St 62 (Parcel B) site, another private development in the neighbourhood is a mixed-use GLS site along Tampines Ave 11. It can potentially yield 1,190 residential units and 150,695 sq ft (14,000 sqm) of commercial space. 

Artist's Impression of Tampines North district (Image source: HDB)

Tampines North is divided into five zones - Boulevard District, Park East District, Park West District, Green Walk District and Tampines North Hub. The upcoming mixed-use development will be in Tampines North Hub and have commercial facilities and a bus interchange. As it’s a sizeable area, there’ll also be a shopping mall linked to Tampines North MRT station. 

The mixed-use development in Tampines North Hub will be completed later than Tenet EC, so one downside is that residents will have to wait a few years before they can enjoy the amenities. 

Residents will also have to deal with construction from the EC at Tampines St 62 (Parcel B). But what’s great is that the BTO projects near Tenet like Tampines GreenVines, Tampines GreenFoliage and Tampines GreenDew will already be completed by then. Hence, the area will be more lively. 

Amenities in Tampines town 

Before the mixed-use development is completed, residents will have to walk around 10-12 minutes to get to the nearest coffee shop at Tampines Greenweave Blk 610. The nearest supermarkets are Prime Supermarket and Sheng Siong Supermarket, which are about a 10-15 minutes’ walk away. 

Tenet EC’s immediate location might not be in the centre of everything, but the best part about living in Tampines is the abundance of amenities.

For instance, Tenet EC is only a 5-minute drive to the Tampines Retail Park, which consists of IKEA Tampines, Giant Hypermarket and Courts Megastore. This is useful for residents who need to get furniture and appliances for their homes or do grocery shopping. 

Tenet EC will also be a 6-minute drive to Tampines Central, where you’ll find several shopping malls, Tampines 1, Tampines Mall, Century Square and Our Tampines Hub. These malls are well-established in the east and have various F&B options and retail stores. The HDB flats around Tampines Central also have a wide selection of sundry shops, hairdressers, beauty shops, and tuition centres. 

For residents who prefer shopping for daily groceries at a wet market, the nearest is Blk 504, Tampines Central 1. In terms of hawker food, they can head to the hawker centre at Our Tampines Hub. 

For even more shopping and F&B options, Tenet’s residents can also take advantage of its proximity to Pasir Ris Central. It’s a 6-minute drive to White Sands and the Pasir Ris 8 Mall, an integrated development that will be ready in 2026. 

Connectivity around Tenet EC

Besides walking to the Tampines North MRT on the CRL, residents can also take a short bus ride (around 10-minutes) to Tampines MRT station, which is connected to the Downtown and East-West lines. As more housing projects will be ready in the next few years, we’d also expect more bus services in the area. 

For drivers, what’s great is that Tenet EC is just a short 3-minute drive to the Tampines Expressway (TPE), which connects residents to the northern part of Singapore. TPE is also well-connected to other major expressways like Pan-Island Expressway (PIE), Kallang-Paya Lebar Expressway (KPE) and the Central Expressway (CTE). 

It will take about 21 minutes to drive to the CBD, 22 minutes to Orchard and less than 10 minutes to drive to Changi Airport. 

Schools near Tenet EC

For residents participating in the primary school balloting exercise, there are three schools within a 1km radius of Tenet EC. These are Angsana Primary, Tampines North Primary and Elias Park Primary. 

Popular schools within a 2km radius include Poi Ching School, St. Hilda’s Primary, and Gongshang Primary, to name a few. St. Hilda’s is under the gifted education programme (GEP), while Poi Ching School is a Special Assistance Plan (SAP) school. 

In terms of secondary and tertiary education, Tenet EC is near to several schools like Dunman Secondary, Ngee Ann Secondary, Hai Sing Catholic, Tampines-Meridian Junior College, Temasek Polytechnic and United World College.

Furthermore, there will be three more schools near Tenet EC, according to the URA Masterplan. However, it’s not confirmed if these will be primary or secondary schools. 

Nature parks and outdoor spots near Tenet EC

Tenet EC’s residents will benefit from having several neighbourhood parks within a short distance. One of the developments in Tampines North will be a 7.5-ha linear park called Boulevard Park. There will also be a Quarry Park which will feature a quarry pond. 

Image source: NParks

These green spaces will also be connected to the existing Tampines Eco Green and Sunplaza Park. The former is a rustic park with many natural habitats like an open grassland, freshwater wetlands and plenty of biodiversities. 

Image source: LTA

There are also plans to increase the number of cycling paths in Tampines to 30km, including a future cycling bridge to Pasir Ris. The proposed bridge will be near Tenet EC. 

For more green spaces, Pasir Ris Park and Bedok Reservoir Park are also within a 10-minute drive from Tenet EC. 

Hence, there are plenty of options for Tenet EC’s residents to enjoy the outdoors close to home. 

Overall, Tenet EC’s location in Tampines North is great for buyers who want to live in a relatively peaceful neighbourhood. It’s located away from the hustle and bustle of Tampines Central, but the abundance of amenities is only a short drive away. 

However, once the mixed-use development at Tampines Ave 11 is completed, residents will be a short walk away from plenty of retail and F&B options, making it convenient. The only trade-off is that Tenet EC’s residents will have to wait a few years before the mixed-use development is completed.

Price Analysis and Comparison

Tenet EC's indicative prices

Indicative prices for Tenet EC start from S$1.098 million for their 3 Bedroom Deluxe + Study units (S$1,230 psf), from S$1.268 million for 3 Bedroom Premium + Study units (S$1,294 psf), from S$1.438 million for 4 Bedroom Deluxe units (S$1,310 psf) and from S$2.078 million for 5 Bedroom Premium + Study units (S$1,331 psf).

Official prices will only be released on 30 November to 1 December 2022, so we'll only know the average psf price then. But based on the new launch ECs this year, Tenet EC's average price psf is expected to go over S$1,300. Let's look at the prices of new launch ECs and ECs in the region as a benchmark for comparison. 

Average prices of new launch ECs in the whole of Singapore

Based on this data, the general trend is that the newer EC launches have higher average prices than previous projects. 

However, one interesting point here is that average prices for Piermont Grand in Punggol have surpassed Parc Canberra and Ola even though it was launched earlier. 

That’s because it had five transactions in 2022 with an average price of S$1,315 psf, which was higher than in previous years. This is 14% higher than the average of S$1,150 psf in 2021, which had 139 transactions. 

Most EC launches were in the north and northeast areas except for Copen Grand in Tengah and Parc Central Residences, also in Tampines. 

It’s most likely that Tenet EC will follow the upward price trend of ECs and potentially match Copen Grand’s average psf prices or go higher. This is due to GLS land prices and a low supply of new ECs. 

Prices of recent EC GLS sites 

Let’s look at the land prices of Tenet EC and other new ECs. 

• North Gaia - S$576 psf per plot ratio (Nov 2020, project launched in March 2022), average price = S$1,298 psf (125% price difference) 
• Copen Grand - S$603 psf per plot ratio (June 2021, project launched in Oct 2022), average price = S$1,339 psf (122% price difference) 
• Tenet EC - S$659 psf per plot ratio (July 2021)
• Bukit Batok West Ave 8 EC - S$662 psf per plot ratio (March 2022)
• Bukit Batok West Ave 5 EC - S$626 psf per plot ratio (September 2022)

Copen Grand was the first EC to break the S$600 mark for price psf per plot ratio in a land sale and its average price during launch was S$1,339 psf. As Tenet EC’s land price was higher than Copen Grand, it’s expected that its average prices during launch will be around the same or higher too. 

Low supply of new ECs and pent-up demand

Except for Copen Grand and North Gaia (both launched this year), all the other new launch ECs are fully sold. 

Based on data from URA Realis in October 2022, there were about 585 unsold EC units. 

Total number of unsold EC units in October 2022. Note: This was before Tenet EC was launched and Parc Canberra was fully sold. (Image source: URA)

During its launch in October 2022, Copen Grand sold 73% of its units, which signals a strong demand for new ECs.

Even then, both ECs launched earlier this year are not in the east. Hence, buyers interested in an EC in the east have an even lower supply. Their only options will be Tenet EC and the Tampines St 62 (Parcel B) site. 

We expect both projects to be highly popular as Tampines is a mature estate with plenty of amenities, and they are the only upcoming ECs in the east. Based on the rising bids of GLS tenders, it’s most likely that Tampines St 62 (Parcel B) will command an even higher price than Tenet EC. 

ECs in the east which have TOP-ed for 5 to 10 years 

Based on the table above, Citylife @ Tampines and The Tampines Triliant have the highest average psf prices among all the ECs that have TOP-ed from 5 to 10 years. This means that these ECs are in the period between MOP and privatisation. 

The other ECs mostly have an average price of S$1,0xx psf except for Watercolours, the only EC below S$1,000 psf. 

Citylife @ Tampines and The Tampines Trilliant might be commanding a higher price as it’s the only two ECs within a short walk to an MRT station, Tampines.

As you can see from this graph, Citylife @ Tampines and The Tampines Trilliant have higher appreciation than Arc At Tampines, which is further away from Tampines MRT station. 

Average prices of resale ECs, new launch condos and private resale condos in surrounding districts in the past year 

If you’re looking for a home in Tampines, Pasir Ris, Changi and Bedok, you might also be wondering what the average prices are like for resale ECs, new launch condos and private resale condos. 

In the graphs below, we’ve compiled the average psf prices for resale ECs, new launch condos and private resale condos in Districts 16, 17 and 18. 

Average prices of resale ECs in D18 over the past year

ECs in the east are only in Tampines and Pasir Ris, both of which are in D18. Over the past year, the average psf prices of resale ECs in the area are around S$1,046. This includes resale ECs that have already reached their 10-year mark and are privatised. 

Average prices of new launch private condos in D16, D17 and D18 in the past year 

For new launch private condos, the average psf prices over the past year are around S$1,600 for D17 (Changi area) and S$1,662 for D18 (Tampines/Pasir Ris). As for D16 (Bedok), the average psf prices are S$2,112 as it’s from the sales of Sky Eden@Bedok alone, which launched in September 2022. 

Average prices of resale private condos in D16, D17 and D18 in the past year 

For resale private condos, the average prices are S$1,392 in D16, S$1,146 in D17 and S$1,250 in D18. 

With the exception of average prices in D16 which are just slightly higher with recent new launch ECs, the average prices in D17 and D18 are lower. 

Hence, some buyers might also want to consider getting a resale private condo. However, buying a new EC vs private resale condos have its pros and cons, and you’ll need to decide which property type suits you best. The financing options are also different, so it’s something that you need to take into consideration as well. 

Appreciation value analysis

1. First-mover advantage

Residents of Tenet EC will get to enjoy a first-mover advantage since it is the first of two ECs that will be built in Tampines North. As bids for GLS sales continue to rise, the EC at Tampines St 62 (Parcel B) will be priced higher than Tenet. 

Furthermore, the developments in Tampines North are still ongoing. The main development is the Tampines North MRT station on the CRL which will be completed in 2030, four years after Tenet EC is completed. This would mean that by the time Tenet EC reaches MOP, its average prices would increase significantly. 

This is also bolstered by the fact that there is an upcoming integrated and mixed-use development linked to Tampines North MRT. Hence, Tenet EC’s residents can enjoy the convenience of having a mall with retail and F&B outlets within walking distance. 

For comparison, let’s look at the Punggol ECs within walking distance of the MRT station. Prive was the first EC to be built in Punggol, and during its launch in 2010, there were very few amenities in the neighbourhood. Waterbay, Twin Waterfalls and Ecopolitan launched a few years later. 

Even though all four ECs are within walking distance of Punggol MRT station, Prive has had the highest appreciation, with average prices increasing by 68.71% since its launch. 

2. Proximity to an MRT station would boost Tenet EC’s value

Being within walking distance to an MRT station is always an essential factor for homebuyers as it’s convenient, and they don’t have to go through the hassle of making additional transfers. 

In addition, being near an MRT station also increases the likelihood of being near more retail and F&B options which adds to the convenience of residents. As many ECs are traditionally not located within walking distance to MRT stations, this makes Tenet EC attractive for home seekers, thereby boosting its appreciation value. 

ECs that are around 300 metres to 750 metres from an MRT station (within 10 minutes of walking)

• Prive - 750m from Punggol MRT
• Esparina Residences - 350m from Buangkok MRT
• The Brownstone - 300m from Canberra MRT
• The Tampines Trilliant - 600m from Tampines MRT
• The Rainforest - 600m from Choa Chu Kang MRT

ECs which are more than 1km from an MRT station 

• The Terrace - 1.9km from Punggol MRT (note: it is also 350m from Kadaloor LRT)
• Austville Residences - 1.2km from Buangkok MRT (note: it is also 350m from Kangkar LRT)
• Arc At Tampines - 1.4km from Tampines MRT
• The Canopy - 2.1km from Yishun MRT

The two graphs above show the price appreciation of ECs 300 metres to 750 metres from an MRT station vs the price appreciation of ECs more than 1km from an MRT station. 

Hence, projects near an MRT station in the first graph have appreciated more than projects further from the MRT station in the second graph. One thing to note is that although The Terrace and Austville Residences are around 350m from an LRT station, they haven’t appreciated as much as projects nearer to the MRT station in the same estate (Prive and Esparina Residences). 

3. Nearby developments under the URA Masterplan 

Under the URA Masterplan, several developments in Singapore's east and northeast region will benefit Tenet EC’s residents. 

The nearest is the redevelopment of Paya Lebar Airbase, which will be transformed into a sustainable town in the 2030s. Less than a 10-minute drive from Tenet EC, the future town at the site of Paya Lebar Airbase will be five times the size of Toa Payoh. It will also have a commercial and industrial hub, creating thousands of jobs. Find out more about Paya Lebar Airbase in our video:

The upcoming Punggol Digital District is a 15-minute drive from Tenet EC and is conveniently accessible via the TPE. The 50-ha business park district is expected to add 28,000 jobs in the key growth industries of the digital economy. 

Furthermore, the Changi region is seeing new developments like the Changi Business Park, Changi East Industrial Zone, Changi Aviation Park and the development of Changi Airport Terminal 5. 

These upcoming developments will contribute to the price appreciation of properties in the east, including Tenet EC, as it will attract buyers working in these industries. In addition, Tenet EC will be well-connected to these areas via the Cross-Island line.

Summary

As the last new launch EC in 2022 and the only one in the east, Tenet will be a highly anticipated launch. Based on its first weekend preview, it was reported that there were over 5,000 visitors. Its proximity to the future Tampines North MRT station and plenty of malls and amenities in Tampines Central make it attractive to potential buyers.  

Apart from that, Tampines North is also undergoing development. An integrated development comprising a mall and a bus interchange will add more retail and F&B outlets to the neighbourhood. There will also be more parks and green spaces in the vicinity.

Furthermore, the development itself is excellent for different types of families. Buyers will have the freedom to reconfigure their unit layout, depending on which stage of life they are in.  

Tenet EC’s wide range of facilities is also something to shout about. It has dedicated spaces to suit different demographics and activities. There are also standout facilities, such as an infinity pool and a cantilevered clubhouse.  

All these will make Tenet EC an exciting development, and future residents can look forward to a substantial increase in appreciation value. 

Tenet EC is now open for previews. Click on the “Enquire Now” button to get the latest project updates and book a showflat viewing.