Tampines North is quickly becoming one of the most exciting emerging residential estates in Singapore. The area is now home to several high-profile residential launches, including the highly anticipated Aurelle of Tampines.
But with more developments on the horizon, is Aurelle of Tampines a smart investment or just another project in an increasingly crowded market? Let us dig in!
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Why Tampines North is attracting EC projects
Tampines has long been one of the most sought-after residential areas in the East, thanks to its well-established amenities and connectivity. In recent years, the expansion of Tampines North under the URA Master Plan has turned the area into a hotbed for new residential developments; especially executive condominiums (ECs).
The introduction of the Cross Island Line (CRL) and the future Tampines North MRT station are key catalysts driving demand. Additionally, with 17,000 new BTO flats planned across various precincts in Tampines North, the estate is set to create a steady pipeline of future HDB upgraders — a key demographic for EC buyers.
Property values in Tampines have consistently appreciated over the years. According to our data, the average price of resale condos in Tampines increased by over 14% in the last 5 years. This upward trajectory makes Tampines North an attractive long-term investment destination.
Overview of Aurelle of Tampines
Developed by Sim Lian Group, Aurelle of Tampines is a 760-unit executive condominium located along Tampines Street 62 (Parcel B). The project sits on a 301,391 sqft plot of land and will feature 14 blocks of 14-storey buildings, with an expected TOP in 2029.
With a unit mix starting from 3-bedders and going up to spacious 5-bedroom units, the development caters primarily to families and upgraders.
| Unit type | Size (sqft) | No. of units | Proportion |
|---|---|---|---|
| 3 bedroom | 840 sqft | 164 | 65.8% |
| 3 bedroom premium | 872 sqft | 214 | |
| 3 bedroom premium + study | 926/947 sqft | 122 | |
| 4 bedroom | 1,023 sqft | 108 | 30.5% |
| 4 bedroom flexi | 1,195/1,1206 sqft | 40 | |
| 4 bedroom premium | 1,206 sqft | 84 | |
| 5 bedroom | 1,356 sqft | 28 | 3.7% |
Read more about this project here: Aurelle of Tampines launching on March 8; expected to breach S$1700 psf mark
Why Aurelle of Tampines could be a good investment
1. Proximity to Tampines North MRT (CRL)
Aurelle of Tampines is just a 5-minute walk from the upcoming Tampines North MRT station on the Cross Island Line — a rare feature for ECs. Once operational in 2030, this line will provide seamless connectivity to major interchanges like Pasir Ris, Ang Mo Kio, Bright Hill, and Clementi.
2. Demand for ECs in the East
The high demand for residential units in the eastern region further strengthens the price appreciation prospects for Aurelle of Tampines. In recent years, executive condominiums have become highly sought-after due to their affordability compared to private condominiums; and the option of privatisation and resale to foreign owners.
3. Efficient layouts and higher ceiling heights
As a post-harmonisation EC, Aurelle of Tampines offers more efficient layouts, with AC ledges excluded from the total unit size. The project also boasts 2.8m to 2.9m ceiling heights, higher than the average new launch.
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What might hold Aurelle of Tampines back?
1. Industrial character of the area (for now)
While Tampines North is set for major transformation, the area’s current surroundings are still largely industrial, with major amenities limited to the likes of IKEA and Tampines Mall. Buyers will need to take a long-term view of the estate’s future potential rather than its present-day conveniences.
2. Upcoming developments could increase competition
Tampines North is still in the early stages of development, with several future residential projects planned in the area. As more projects launch, buyers may face greater competition on the resale market in the years to come.
3. Proximity to Tampines Expressway (TPE)
Aurelle is located close to the TPE, which could raise noise and dust concerns. However, Aurelle’s blocks are arranged perpendicular to the expressway. This is a more considered layout which should block out noise and pollution. However, buyers should remain aware of the potential of disturbances.
Aurelle of Tampines: Price analysis and appreciation potential
The indicative launch prices at Aurelle of Tampines start from S$1,651 psf, with higher-floor units expected to breach the S$1,700 psf mark. This would be a rare milestone for executive condominiums.
Comparing other EC launches in the region, we see that there has been a steady upward trajectory in EC prices. For the purpose of this comparison, we looked at two ECs in Tampines, namely:
- Parc Central Residences in Pasir Ris, launched in 2021
- Tenet, launched in late 2022
| Development | Launch price (psf) | Current price (psf) | Price appreciation (%) |
|---|---|---|---|
| Tenet | S$1,375 | S$1,518 | +9.77% |
| Parc Central | S$1,174 | S$1,556 | +32.6% |
As we can see, both ECs have appreciated significantly, with Tenet reaching almost 10% appreciation in less than 3 years post launch. If past trends are any indication, Aurelle of Tampines could easily appreciate by 15-20% by the time it reaches MOP in 2034. So, if you’re looking for a long-term investment, this could be a good opportunity.
Our final take on Aurelle on Tampines
For those willing to take a long-term view, Aurelle of Tampines could be a good entry point into the upcoming Tampines North neighbourhood. The area is poised for commercial and economic growth in the coming years, and will make for a good long-term investment.
However, do note that in the interim years till the Tampines North MRT comes up, and the region becomes fully developed, transport facilities may be limited and residents would need to rely on private transport. You should also be aware of the noise from the expressway, and the limited amenities nearby.
If you’re willing to take the long bet though, Aurelle could be a compelling opportunity for the future.
Stay with us for future updates, so we can tell you more about the ECs set to launch in this region, and help you make better investment choices!
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