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Home/District 18 - Pasir Ris, Tampines/THE TAPESTRY

THE TAPESTRY

District 18OCR99 yrs lease commencing from 2017PropertyGuru

Project Details

Address
TAMPINES STREET 86
Property Type
Condominium
Total Units
861
Est. TOP
2021
Developer
City Developments Limited
Tenure
99 yrs lease commencing from 2017
Price by Bedroom (median, 3yr)
1-Bed
$780,000
64 txns
2-Bed
$1,040,000
69 txns
3-Bed
$1,700,000
58 txns
4-Bed
$2,435,000
5 txns
5-Bed
$3,035,000
3 txns
Median PSF (3yr)
$1699
199 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 TAPESTRYOCR
    Apr 2026 · D18 · 1-Bed · 474 sqft · fl 01-05
    $810,000
    $1,710 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Apr 2026 · D18 · 3-Bed · 926 sqft · fl 01-05
    $1,630,000
    $1,761 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Apr 2026 · D18 · 3-Bed · 1,130 sqft · fl 06-10
    $2,030,000
    $1,796 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Mar 2026 · D18 · 1-Bed · 441 sqft · fl 11-15
    $750,000
    $1,699 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Mar 2026 · D18 · 2-Bed · 700 sqft · fl 06-10
    $1,210,000
    $1,729 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Feb 2026 · D18 · 2-Bed · 700 sqft · fl 01-05
    $1,240,000
    $1,772 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Feb 2026 · D18 · 3-Bed · 990 sqft · fl 06-10
    $1,791,888
    $1,809 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Jan 2026 · D18 · 2-Bed · 603 sqft · fl 11-15
    $1,070,000
    $1,775 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Jan 2026 · D18 · 2-Bed · 603 sqft · fl 11-15
    $1,065,000
    $1,767 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Jan 2026 · D18 · 3-Bed · 990 sqft · fl 11-15
    $1,750,000
    $1,767 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Jan 2026 · D18 · 1-Bed · 474 sqft · fl 06-10
    $818,000
    $1,727 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Jan 2026 · D18 · 1-Bed · 474 sqft · fl 11-15
    $816,000
    $1,723 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Jan 2026 · D18 · 2-Bed · 603 sqft · fl 11-15
    $1,078,000
    $1,788 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Dec 2025 · D18 · 5-Bed · 1,991 sqft · fl 11-15
    $3,300,000
    $1,657 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Dec 2025 · D18 · 2-Bed · 603 sqft · fl 11-15
    $1,056,000
    $1,752 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Dec 2025 · D18 · 1-Bed · 474 sqft · fl 11-15
    $800,000
    $1,689 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Dec 2025 · D18 · 1-Bed · 441 sqft · fl 01-05
    $760,000
    $1,722 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Nov 2025 · D18 · 2-Bed · 700 sqft · fl 06-10
    $1,220,000
    $1,744 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Nov 2025 · D18 · 3-Bed · 1,130 sqft · fl 06-10
    $1,970,000
    $1,743 psf
    — norm
    Resale
  • THE TAPESTRYOCR
    Nov 2025 · D18 · 1-Bed · 441 sqft · fl 01-05
    $770,000
    $1,745 psf
    — norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE TAPESTRY18OCR101-05474$810,000$1,710—Apr 2026Resale
THE TAPESTRY18OCR301-05926$1,630,000$1,761—Apr 2026Resale
THE TAPESTRY18OCR306-101,130$2,030,000$1,796—Apr 2026Resale
THE TAPESTRY18OCR111-15441$750,000$1,699—Mar 2026Resale
THE TAPESTRY18OCR206-10700$1,210,000$1,729—Mar 2026Resale
THE TAPESTRY18OCR201-05700$1,240,000$1,772—Feb 2026Resale
THE TAPESTRY18OCR306-10990$1,791,888$1,809—Feb 2026Resale
THE TAPESTRY18OCR211-15603$1,070,000$1,775—Jan 2026Resale
THE TAPESTRY18OCR211-15603$1,065,000$1,767—Jan 2026Resale
THE TAPESTRY18OCR311-15990$1,750,000$1,767—Jan 2026Resale
THE TAPESTRY18OCR106-10474$818,000$1,727—Jan 2026Resale
THE TAPESTRY18OCR111-15474$816,000$1,723—Jan 2026Resale
THE TAPESTRY18OCR211-15603$1,078,000$1,788—Jan 2026Resale
THE TAPESTRY18OCR511-151,991$3,300,000$1,657—Dec 2025Resale
THE TAPESTRY18OCR211-15603$1,056,000$1,752—Dec 2025Resale
THE TAPESTRY18OCR111-15474$800,000$1,689—Dec 2025Resale
THE TAPESTRY18OCR101-05441$760,000$1,722—Dec 2025Resale
THE TAPESTRY18OCR206-10700$1,220,000$1,744—Nov 2025Resale
THE TAPESTRY18OCR306-101,130$1,970,000$1,743—Nov 2025Resale
THE TAPESTRY18OCR101-05441$770,000$1,745—Nov 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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