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Home/District 18 - Pasir Ris, Tampines/THE ALPS RESIDENCES

THE ALPS RESIDENCES

District 18OCR99 yrs lease commencing from 2015PropertyGuru

Project Details

Address
TAMPINES STREET 86
Property Type
Condominium
Total Units
626
Est. TOP
2019
Developer
MCC Land (Tampines) Pte Ltd
Tenure
99 yrs lease commencing from 2015
Price by Bedroom (median, 3yr)
1-Bed*
$745,000
27 txns
2-Bed*
$1,026,000
40 txns
3-Bed*
$1,450,000
39 txns
4-Bed*
$2,230,000
2 txns
5-Bed*
$2,488,000
3 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$1495
111 transactions
Lease too short to normalize meaningfully (under 40yr remaining).

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).

Investment Signals

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PSF Trend

Transaction prices per square foot

More projects in District 18 - Pasir Ris, Tampines ->
Last 3 years
  • THE ALPS RESIDENCESOCR
    May 2026 · D18 · 2-Bed* · 700 sqft · fl 06-10
    $1,082,000
    $1,546 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    May 2026 · D18 · 1-Bed* · 506 sqft · fl 01-05
    $765,000
    $1,512 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Apr 2026 · D18 · 1-Bed* · 506 sqft · fl 01-05
    $760,000
    $1,502 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Apr 2026 · D18 · 2-Bed* · 689 sqft · fl 11-15
    $1,025,000
    $1,488 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Apr 2026 · D18 · 2-Bed* · 689 sqft · fl 01-05
    $1,000,000
    $1,452 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Apr 2026 · D18 · 1-Bed* · 463 sqft · fl 01-05
    $725,000
    $1,566 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Apr 2026 · D18 · 1-Bed* · 506 sqft · fl 06-10
    $810,000
    $1,601 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Apr 2026 · D18 · 3-Bed* · 936 sqft · fl 01-05
    $1,410,000
    $1,506 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Apr 2026 · D18 · 1-Bed* · 506 sqft · fl 01-05
    $740,000
    $1,463 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Mar 2026 · D18 · 4-Bed* · 1,410 sqft · fl 01-05
    $2,230,000
    $1,581 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Mar 2026 · D18 · 2-Bed* · 700 sqft · fl 06-10
    $1,068,000
    $1,526 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Mar 2026 · D18 · 2-Bed* · 700 sqft · fl 01-05
    $1,052,800
    $1,505 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Feb 2026 · D18 · 2-Bed* · 700 sqft · fl 01-05
    $1,040,000
    $1,486 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Jan 2026 · D18 · 5-Bed* · 1,668 sqft · fl 11-15
    $2,488,000
    $1,491 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Jan 2026 · D18 · 1-Bed* · 495 sqft · fl 11-15
    $802,888
    $1,622 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Jan 2026 · D18 · 2-Bed* · 689 sqft · fl 06-10
    $996,000
    $1,446 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Jan 2026 · D18 · 2-Bed* · 689 sqft · fl 06-10
    $999,000
    $1,450 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Jan 2026 · D18 · 3-Bed* · 936 sqft · fl 01-05
    $1,360,000
    $1,452 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Jan 2026 · D18 · 3-Bed* · 1,087 sqft · fl 11-15
    $1,733,000
    $1,594 psf
    — norm
    Resale
  • THE ALPS RESIDENCESOCR
    Dec 2025 · D18 · 1-Bed* · 506 sqft · fl 01-05
    $765,000
    $1,512 psf
    — norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE ALPS RESIDENCES18OCR2*06-10700$1,082,000$1,546—May 2026Resale
THE ALPS RESIDENCES18OCR1*01-05506$765,000$1,512—May 2026Resale
THE ALPS RESIDENCES18OCR1*01-05506$760,000$1,502—Apr 2026Resale
THE ALPS RESIDENCES18OCR2*11-15689$1,025,000$1,488—Apr 2026Resale
THE ALPS RESIDENCES18OCR2*01-05689$1,000,000$1,452—Apr 2026Resale
THE ALPS RESIDENCES18OCR1*01-05463$725,000$1,566—Apr 2026Resale
THE ALPS RESIDENCES18OCR1*06-10506$810,000$1,601—Apr 2026Resale
THE ALPS RESIDENCES18OCR3*01-05936$1,410,000$1,506—Apr 2026Resale
THE ALPS RESIDENCES18OCR1*01-05506$740,000$1,463—Apr 2026Resale
THE ALPS RESIDENCES18OCR4*01-051,410$2,230,000$1,581—Mar 2026Resale
THE ALPS RESIDENCES18OCR2*06-10700$1,068,000$1,526—Mar 2026Resale
THE ALPS RESIDENCES18OCR2*01-05700$1,052,800$1,505—Mar 2026Resale
THE ALPS RESIDENCES18OCR2*01-05700$1,040,000$1,486—Feb 2026Resale
THE ALPS RESIDENCES18OCR5*11-151,668$2,488,000$1,491—Jan 2026Resale
THE ALPS RESIDENCES18OCR1*11-15495$802,888$1,622—Jan 2026Resale
THE ALPS RESIDENCES18OCR2*06-10689$996,000$1,446—Jan 2026Resale
THE ALPS RESIDENCES18OCR2*06-10689$999,000$1,450—Jan 2026Resale
THE ALPS RESIDENCES18OCR3*01-05936$1,360,000$1,452—Jan 2026Resale
THE ALPS RESIDENCES18OCR3*11-151,087$1,733,000$1,594—Jan 2026Resale
THE ALPS RESIDENCES18OCR1*01-05506$765,000$1,512—Dec 2025Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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