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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With a cost of $1515psf ppr, and estimated construction/marketing cost of $500psf, the average breakeven price is about $2015psf.

Do you know that some of the 1 bedders are selling close to breakeven price (from $2087psf) at the initial launch stage?

Logically, do you think it will stay that way for long? If you're the developer, will you maintain breakeven price throughout the sale of the development?

If you would like more info on One Pearl Bank, just PM me. Even if you just want to kaypoh, I'm ok with that 😄
Just last month, there was a news article on a Singapore family buying a property for each of his 5 kids. He managed to do so by acting on the advice by our Executive Director Mr Kelvin Fong. Are you curious how they did it? Come find out!

Admission is free and dinner is provided. You may leave anytime during the session. RSVP with me if you would like to learn how to be successful like this family!
The iconic One Pearl Bank is going for only $2,087psf upwards! That's equivalent to the pricing for Woodleigh Residences, but you get a much more iconic condo in a much more central location. Cheque collection in progress now for next weekend launch balloting. Give me a ping if you would like to be one of the first to choose a good unit!
Tip of the day:
When you buy your next property for investment, you must ALWAYS have an exit strategy. Buying is easy! Cheap is good... but does it always mean that you will make money when you buy cheap?

Let me give you an example:
There are many investors who buy overseas properties to avoid ABSD. So let's say you are considering to invest in a condo in JB. You would probably be looking out for units directly sold by developers. Did the thought of buying a resale JB condo ever cross your mind?

Consider this, if it hasn't crossed your mind, how many Singaporeans do you think are considering JB resale condos? If you haven't thought through about this, your money might just get stuck there!

Before you commit to the purchase, ask yourself this question:
Is there an active market that will buy from you in future?

If you have something in mind and would like a 2nd opinion, feel free to check with me!
Last week, I've posted this question - in 2015, which will you buy?
A) A cheaper resale level 9 unit (The Quartz) right next to Buangkok MRT; or
B) A more costly new level 9 unit (Kingsford Waterbay) which is more than 10 mins walk from Buangkok

Time to reveal the answer now!
Undoubtedly, The Quartz was more value for money! It's right next to the MRT, and you can move in immediately! For investors, it also means immediate rental income. So it's a no brainer! Or so it seems...

But value for money doesn't always mean higher capital appreciation. In the context of an investor in the stock market, the share price of Stock A may be lower than Stock B, but it doesn't mean that Stock A's prices will rise faster than Stock B!

Would it be ok to discover something new?

Based on actual transactions at The Quartz, #12-10 was sold at $60k higher in 2018 than #09-10 in 2015.
At Kingsford Waterbay, #03-07 was sold at $255k higher in 2018 than #09-07 in 2015.

To put things in context, if you had bought #09-07 at Kingsford Waterbay in 2015, you could have sold it in 2018 and made a profit of at least $255k. You can use this profit to buy a resale HDB flat nearby and take only 50% mortgage!

Would it be ok to buy a condo and feel less stressed about it? Don't forget that due to the nature of progressive payments for Kingsford (or any other new launches), your monthly installments prior to TOP are very low (could be only a few hundred bucks in the first 2 years).

Is this unique to Kingsford Waterbay? Not really... We see similar patterns across Singapore (as shown in the charts below). I would like to make special mention for Coco Palms vs NV Residences because while Coco Palms is newer, the lease of its land started in 2008, which is the same time as NV Residences!

Why do you think prices behave this way? Are there cases where prices underperformed even when buyers bought at launch? I welcome comments below 😄

I usually ask my clients this question (and you might have already seen this from my previous sharing). If we can turn back time to 2015, and you had 2 properties to choose from, which one will you buy?

1) The Quartz
TOP 5 years ago
Right next to Buangkok MRT station
#09-10 @ $1.1m ($955psf)
Ready to move in immediately

2) Kingsford Waterbay
New launch under construction. TOP in 2018.
More than 10 mins walk to any MRT station. Nearest is Hougang or Buangkok.
#09-07 @ $1.111m ($1,110psf)
Must wait 3 years before you can stay or rent out

Leave your comment here, and I will reveal the 2018 prices for these projects in my next post!