The Tapestry

The Tapestry, comprising about 816 units will rise as a mega condo, located along Tampines Avenue 10, near Bedok Reservoir. It will be developed by CDL, a renown developer who is known to build quality homes. The Tapestry condo is expected to launch in 1Q2018.


The Tapestry Location

Tampines is a mature estate, highly sought after by many upgraders and investors and is a top pick among workers. Why is this so? The east is a major employment hub outside of the CBD, with more than 1 million sq m of existing commercial space. The main employment clusters include Tampines Regional Centre, Changi Airport and Changi Business Park. The strategic location holds high upside potential as Tampines continues to develop further as a Regional Centre, which furthers job creation in the vicinity. Upcoming commercial developments include: T-Space, Wafer Park, High Tech Park etc.

the tapestry condo location

The Tapestry is conveniently located near a plethora of shopping, F&B and entertainment options such as the following:

  1. Mega Retail Mart which includes Ikea, Courts and Giant Hypermarket (free parking available)
  2. Tampines Mall, Tampines One and Century Square (currently under renovation)
  3. Tampines Hub – Singapore’s first-ever integrated community and lifestyle hub that brings together multiple agencies to offer a comprehensive and diverse range of services, programmes and facilities.

The Tapestry will also be accessible from many academic institutions such as the following:

  1. Temasek Polytechnic
  2. Springfield Secondary School
  3. Junyuan Secondary School
  4. St Hilda’s Primary and Secondary School
  5. United World College

The Tapestry Specifications

Project Name: The Tapestry
Address: Tampines Ave 10
Developer: Bellevue Properties Pte. Ltd. (subsidiary of CDL)
District: 18
Tenure: 99 years leasehold
Total no of Units: est 861 units in 15-storey blocks
Site area:  233,676 sqft
TOP: 31 Oct 2021

Site Plan

Unique Features

  • Huge condo development with many facilities, including a childcare centre
  • Located in Tampines, a region which has been under-priced and holds huge pricing upside potential
  • Near numerous F&B, entertainment and shopping options, including Ikea, Giant and Tampines Hub
  • Less than 30 minutes drive to the Central Business District (CBD) and Orchard Shopping Belt
  • Connected by major expressways like Pan Island Expressway (PIE) and Tampines Expressway (TPE)
  • Developed by reputable developer – CDL

Floor Plans

The Tapestry Official Pricing

The Tapestry Condo URA bid

CDL has bidded for the land at S$565.42 per sq ft per plot ratio, which is 5.7 per cent above the second-highest bid from Kingsford Development. At this bid, the Tapestry is expected to launch at a price from S$1,150psf.

The latest statistics point to Tampines’ median prices languishing at a 37 per cent discount from the whole island’s. Furthermore, compared with Jurong, an upcoming regional centre, prices are 29 per cent lower. From an investment viewpoint, private properties in Tampines may enjoy more headroom for future capital appreciation.

Register now to receive first hand updates once the official pricing for the Tapestry has been released.

About the Developer

City Developments Limited (CDL) is listed developer in Singapore that has a global presence located in 26 countries. As a leading developer in Singapore, CDL has developed a wide variety of properties which include service residences, residential properties, offices hotels, integrated developments and shopping mall. CDL continues to be a premier developer for residential properties in Singapore and has one of the largest land banks till date. CDL’s track record for residential properties include Coco Palms, The BrownstoneForest Woods, and Gramercy Park.

Register Interest Now

The Tapestry is expected to launch in 1Q2018. REGISTER NOW to enjoy VVIP pricing direct from the Developer! No agent commission!

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Nearby Condominiums: Alps Residences, Qbay Residences, The Jovell

The Tapestry Review
  • Value for money


The Tapestry is the latest condo to be launched along Tampines Avenue 10 after QBay, Santorini and The Alps. Based on today’s market, the Tapestry is expected to offer great value for money given the expected quality of a CDL development, and the condo’s location.


Property News and Updates

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I've had interesting conversations with a few prospective buyers recently, and a common topic came up. It goes along the lines of "this condo is really cheap, so it's a very good buy!".

Yes, that is a natural instinct. Don't we all want to maximise the value of what we get for our money? So is that the right thing to do? Well that depends. Let's use an analogy.

If you compare the top range Oppo mobile phone against the likes of Samsung and Apple, Oppo will definitely be the cheapest and offer the best value for money. If you are going to use the Oppo phone until the end of its useful life, I would say Oppo is likely the best option for you. But if you intend to upgrade to a new phone 1-2 years later, which phone do you think has better resale/trade in value?

Translated into property talk, cheap may not necessarily mean higher capital appreciation. In fact, the inverse may be true. Why do I say that? Well think about it - if this property is cheap, could it have enjoyed high capital appreciation over the past few years? Unlikely. That's why it looks cheap now. If you are buying for capital appreciation, the golden question would be this - is there any foreseeable catalyst that will change this phenomenon? Will it remain cheap after you buy it?

Let me give you a personal example. My mum stays in a freehold condo near Telok Kurau. Last transacted price was only $872psf. Cheap right? In 2012, it was transacted at $856psf, which was also considered cheap at that point in time when Bedok Residences (99 years leasehold) launched at record high price of $1350psf. So if a buyer bought my mum's place thinking that it's a good buy because it is cheap and freehold, he/she would have gotten very good value for money in terms of huge floor space for a given budget. Conversely, the buyer who bought Bedok Residences at an price of $1350psf (seen as insane at that point in time) can sell it today at around $1550psf and enjoy $200psf of profits.

Ultimately, which one is more important to you? Capital gains or value for money? What if you have bought Bedok Residences in 2012, sold it today and bought my mum's place? Wouldn't it be nice to have your cake and eat it - to sit on $200k profit and eventually getting your value for money? 😄

Unlike many other free seminars, you won't be pressured into buying something during this event, and there will not be any salesperson pestering you - AS LONG AS you are my invite 😆

1. When is the best time to Enter or Exit the Market?
2. How do you identify the most profitable unit within a project?
3. How does a project near to a future MRT fare?

Date: 22 Nov 2019 (Friday)
Time: 730pm-930pm
Location: Serangoon

Drop me a PM if these topics are interesting to you. As I only have limited seats allocated for me, it will be available on first come first served basis. Dinner will be provided!

I have a unit for sale at Parkland Residences (DBSS). When I first stepped into the unit, it looked pretty functional. The couple had a 1+ year old, so naturally, the house was set up for the baby's requirements.

Unfortunately, it didn't look as eye-catching as the other units for sale in the same block. So I decided to makeover the house for the seller. 1st pic is the original condition, and without any digital touch ups. 2nd and 3rd photos are post makeover with professionally taken photos. Of course, so that we do not disappoint prospective buyers, we will need to dress up the unit again prior to each viewing. This is additional work, but important to get the sale done.

Are you more likely to click on this listing when you see the touched up photos compared to the original one?

On sale is a newly MOP 4 room DBSS at Upper Serangoon at $645k

Some time back, a good friend of mine told me that despite the looming HDB oversupply and slow increase in number of Singapore Citizens, prices of "well-located" HDB flats are not expected to drop. Instinctively, I felt that there could be some bias, because he owns a centrally located HDB, and obviously, everyone feels that their own property can make money. But who am I to make a sweeping assumption that prices will definitely drop across the board?

So I decided to put this assumption to the test using actual numbers, and compared the price movements of HDB flats in 3 different areas. To control the variables as much as possible, I shortlisted HDB flats below 15 years old and compared the prices of units within the same floor range over time.

Conclusion? My friend is partly right! Have a look at my analysis in the link below.
Here's a refresh of the top selling projects in Oct 19!

Top 3 are now Parc Esta, Treasure at Tampines and Neu at Novena. For a few consecutive months, Parc Esta and Treasure at Tampines have retained the top 3 spots. Neu at Novena, which launched in Oct displaced Stirling from the top 3 will likely be a one-off event.

Parc Esta remains a top choice and it is now 66% within 1 year of launch despite housing 1400 units. At an average price of $1,600psf with Paya Lebar transformation at its doorstep, it suddenly looks cheap compared to Sengkang Grand Residences which sold 30% of all units on launch day despite an eye-opening price of $1,700psf!

Treasure at Tampines is also a hot favourite because of its low entry price of around $1300psf despite its walking distance to Simei MRT station.

Which project do you think will enjoy greater capital appreciation?
“The bulls are back…global recession concerns vanish and ‘Fear of Missing Out’ prompts wave of optimism and jump in exposure to equities,” BofA writes.