OCR - 5062 transactions in last 3 years
District 18 (Pasir Ris, Tampines) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.
Last transaction: 2026-04-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | PARKTOWN RESIDENCE | $2,353 | $2,459 | N/A | 637 | 1,193 |
| 2 | TREASURE AT TAMPINES | $1,718 | $1,909 | 3.7% | 621 | - |
| 3 | AURELLE OF TAMPINES | $1,767 | $1,844 | N/A | 543 | 760 |
| 4 | RIVELLE TAMPINES | $1,935 | $2,037 | N/A | 375 | 572 |
| 5 | THE TAPESTRY | $1,699 | $1,891 | 4.2% | 200 | - |
| 6 | MELVILLE PARK | $919 | $1,166 | 4.5% | 135 | - |
| 7 | THE TAMPINES TRILLIANT | $1,559 | $1,774 | N/A | 131 | - |
| 8 | D'NEST | $1,473 | $1,683 | 3.6% | 127 | - |
| 9 | COCO PALMS | $1,659 | $1,911 | 3.5% | 111 | - |
| 10 | THE ALPS RESIDENCES | $1,492 | $1,672 | 4.1% | 107 | - |
| 11 | THE PALETTE | $1,467 | $1,676 | 3.5% | 104 | - |
| 12 | RIPPLE BAY | $1,404 | $1,597 | 3.6% | 101 | - |
| 13 | Q BAY RESIDENCES | $1,463 | $1,657 | 3.6% | 100 | - |
| 14 | ARC AT TAMPINES | $1,348 | $1,534 | N/A | 93 | - |
| 15 | NV RESIDENCES | $1,301 | $1,499 | 3.7% | 93 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
8 tracked primary schools, including 1 elite-tier.