Treasure at Tampines

Treasure at Tampines is a mega condominium development within 10-mins walk to Simei MRT station. Comprising over 2,200 units, it will become one of the biggest condominiums in Singapore, and will occupy a sprawling site equivalent to 49 Olympic-sized swimming pools. Treasure at Tampines will be redeveloped from the former Tampines Court (a HUDC estate), which was sold en bloc for S$970m in Oct 2017 to Sim Lian.

Treasure at Tampines Location

Great Accessibility

Treasures at Tampines is easily accessible by the Pan Island Expresseway (PIE) and Tampines Expressway (TPE), which easily connects residents to other parts of Singapore by car.

Travelling by public transport is also a breeze with the MRT at Simei  Station (East West Line) and Tampines West (Dowtown Line) Station, which are both within walking distance. It only takes approximately 40mins for a train ride from Simei to the Central Business District.

Nearby Amenities

  • Eastpoint
    The nearest shopping mall is Eastpoint which houses popular shops such as Daiso and a 24-hour FairPrice supermarket. The rooftop water play area is also ideal place for parents to bring their energetic kids to have fun at. Catching your favourite movie at Golden Village over the weekend without having to dress up is also a perfect option.
  • Tampines Mall / Century Square / Tampines 1
    This trio of malls are the cornerstone of Tampines Central which fulfill all the neighbourhood shopping needs of the Tampines population. These malls offer similar shops as Eastpoint except for a few more upmarket shops such as Topshop, H&M and Sephora.
  • Tampines Hub
    You can find all sorts of sports and recreation options here such as a FIFA-endorsed professional football field, futsal courts, hockey courts, badminton courts, tennis courts, running track, swimming pools, children’s play pool, playgrounds, bouncy castles (they are free!), Laser Quest and a regional library. Tampines Hub regularly runs events and activities, and free movie screenings on a daily basis.
  • Changi General Hospital
    Changi General Hospital is only mins away. It would be very convenient for residents who require regular check ups at this hospital.

Nearby Schools

  • Within 1km
    Angsana Primary School
    Changkat Primary School
    Chongzheng Primary School
    Tampines Primary School
    Yumin Primary School
  • Within 2km
    East Spring Primary School
    Gongshang Primary School
    Poi Ching School
    Red Swastika School
    Saint Anthony’s Canossian Primary School
    Saint Hilda’s Primary School
    Tampines North Primary School
  • Tertiary Education
    Tampines Junior College (merging with Meridian Junior College
    Temasek Polytechnic
    ITE College East
    Singapore University of Technology and Design (SUTD)
    UWCSEA Tampines campus

Tampines Transformation

Looking ahead, District 18 is well-positioned to benefit from the growth of the aviation industry. Changi Airport currently employs some 77,000 persons and accounts for 3 per cent of the gross domestic product. With Terminal 4 in operation and Terminal 5 and Jewel Changi Airport in the pipeline, productivity in the aviation sector is projected to increase by 40 per cent with the creation of 8,000 new jobs, according to Second Minister for Transport Ng Chee Meng.

District 18 will also benefit from the upcoming Cross Island Line (CRL), a major MRT line with close to half of the stations interchanging with existing lines. When completed, the CRL will significantly shorten travelling time by enabling commuters better access to all parts of the rail network. The first phase of the CRL will connect Tampines North and Pasir Ris directly to stations such as Ang Mo Kio on the North-South Line, Hougang on the North-East Line, and Bright Hill on the Thomson-East Coast Line.

More details at

Treasure at Tampines Specifications

Project Name: Treasure at Tampines
Address: 1 Tampines Lane
Developer: Sim Lian Group Limited
District: 18
Tenure: 99 years from 29 Nov 2018
No. of blocks 29 blocks of 12 storeys
Total no of Units: 2,203
Facilities 128 facilities
Car Park: 1754 basement + 24 surface + 11 handicap
Site area: 60,283.84 sqm / 648,889 sqft
Expected TOP: 31 Dec 2023
Expected Legal Completion: 31 Dec 2026
Architect Design Link

Site Plan

Unique Features

  • Within walking distance to Simei MRT station
  • Huge land area – which means more common facilities for residents
  • Convenient access to daily necessities and easy access to large malls such as Tampines Mall, Tampines One, Century Square, Our Tampines Hub and East Point.
  • VERY LOW monthly maintenance
  • Wide range of F&B options nearby
  • Huge tenant pool due to proximity to business centres – e.g. Tampines Regional Centre and Changi Business Park
  • Excellent connections to the Pan Island Expressway (PIE)
  • Huge pool of future buyers (HDB upgraders in the vicinity + 8,000 new jobs created at Changi Airport)

Treasure at Tampines Floor Plans

Contact us to receive the full set of floor plans.

Unit Mix


Unit Types

No. of Units Typical

Unit Size (sqm)

Typical Unit Size (sqft) % of

Unit Type


Monthly MF

A1 1-Bedroom 187 43 463  



$150 – $165

A2S 1-Bedroom +Study 44 45 484


121 54 581  



$180 – $198

B2 121 55 592
B3 23 57 614

2-Bedroom Premium

84 61 657  



$180 – $198

B5P 44 63 678
B6P 32 63 678

2-Bedroom + Study

229 63 678  



$180 – $198

B8S 84 63 678


54 76 818  



$180 – $198

C2 11 80 861
C3 33 78 840
C4 22 79 850
C5 22 82 883
C6 264 85 915
C7 11 88 947

3-Bedroom Premium

55 94 1,012  


$180- $198


$210 – $231

C9P 249 96 1,033
C10P 40 101 1,087


132 115 1,238  



$210 – $231

D2 22 115 1,238
D3 22 118 1,270

4-Bedroom Premium

11 119 1,281  



$210 – $231

D5P 11 125 1,345
D6P 11 127 1,367
D7P 4 118 1,270
D8P 62 123 1,324
D9P 88 124 1,335
E1 5-Bedroom Premium 2 155 1,668  



$240 – $264

E2 5-Bedroom Premium 11 157 1,690
E3 5-Bedroom Premium 33 159 1,711
E4 5-Bedroom Premium 64 160 1,722

Treasure at Tampines Official Pricing

1 Bedroom: 463 sqft from $5XXK
2 Bedroom: 581 sqft from $7XXK
3 Bedroom: 818 sqft from $9XXK
4 Bedroom: 1,238 sqft from $1.4XXM
5 Bedroom: 1,668 sqft from $1.8XXM

The launch price is about $1,3xx psf, only slightly higher than the expected price (~$1,100psf) of Punggol ECs which will be launched in 2019!

Register now to obtain first hand updates on the pricing based on your choice units!

About the Developer

Sim Lian Group is recognised as an established property development and construction company with a broad portfolio of residential, commercial, industrial, retail and mixed-use developments, built on the foundations of prime location, quality workmanship and  efficient space planning.  The Group is ranked amongst the Top 100 Brands in Singapore for five consecutive years from 2009 to 2013 by independent brand strategy and valuation consultancy, Brand Finance.  Sim Lian Group is also recognised as a top ten developer in Singapore by BCI Asia in 2015 and 2016, and was listed on the Mainboard of the Singapore Exchange since the year 2,000. Projects which have been developed by Sim Lian include Treasure Crest, Wandervale, Hillion Residences, The Lincoln Residences and The Tampines Trilliant.

Register Interest Now

Treasure at Tampines will open to public for sales preview on 16 Mar 2019.

REGISTER NOW for an appointment to view our sales gallery and enjoy VIP pricing direct from the Developer! No agent commission required!

Registration Form
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Massive Project!
  • Price
  • Location
  • Range of common facilities


Treasures at Tampines has about 1.5x the number of units of the last mega project (High Park Residences), which by itself was a huge development! You can expect that there will be a huge range of common facilities available, which is only possible for large scale condos. Based on the cost of enbloc acquisition of Tampines Court, Treasures at Tampines is expected to launch at a very affordable pricing in the range of 1,200-1,300psf.


Property News and Updates

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"Neu" kid on the block performs well on launch day. It is a freehold condo at Novena priced at around $2700psf. To put things in context, these are the indicative prices of brand new freehold condos around CCR:
Bukit Timah $2700psf
Newton $2900psf
River Valley $3300psf
Orchard $3500psf

If you had the money, which area will you choose?

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Here's a refresh on the top selling projects. Top 3 are now Stirling, Treasure at Tampines and Parc Esta. Last month's top 3 were Avenue South (which launched last month), Treasure and Parc Esta. Treasure and Parc Esta remain buyers' top choices. Why? For Treasure, it's mainly due to its low entry price despite its proximity to Simei MRT station. Whereas for Parc Esta, it's really value for money due to its location within RCR and a stone's throw from Eunos MRT station.

Did you know Parc Esta is a 99-year leasehold condo priced higher than many of its freehold neighbours in its vicinity? Yet, it is more than 50% sold after it was launched for a year shortly after the cooling measures were announced. In terms of psf, it is also around twice that of my mum's place which is nearby. Why are so many buyers still buying Parc Esta instead? Is it irrational? We can have coffee and I'll explain to you about what's going on in the buyers' minds, and whether properties like Parc Esta or those like my mum's place had faster capital appreciation in the past.

Yes, and that will be launching this weekend. Brought to you by top notch developer Hong Leong, Midwood's land was purchased at $1,067psf at a highly contested government land sale bidding. After adding in construction and financing costs, the breakeven price works out to be around $1,567psf, and that's approximately the price level that this development will launch at.

Can Hong Leong afford to keep prices at breakeven level throughout the sales cycle? Well, they could try, but if they do so, no bank will finance their construction cost. You see, banks will only finance developers if they commit to a certain profit margin. Also, very often, banks will only disburse the loan after a certain amount of units have been sold to achieve a certain loan-to-value ratio. Similarly, when you buy a property, you will need to fork out cash/cpf for at least the first 25%.

What does that mean for buyers? I can say it's a foregone conclusion that it will be a matter of time before Hong Leong increases its price after launch. So early entrants can enjoy a margin of safety. Which option do you think is riskier - buying a resale condo where many neighbours bought cheaper than you or buying Midwood at cost price, where Hong Leong will highly unlikely cut prices?

Here are the indicative prices:

👉1BR from $750K
👉1+S from $876K
👉2BR from $1.01m
👉2+S from $1.23m
👉3BR from $1.42m
👉4BR from $1.99m

If you would like more info on Midwood, and how to choose units that have better track record of making more profits (eg. floor level and facing), send me a text today!

If you love the convenience of living right above a shopping mall and MRT station, this condo might be the one for you. Imagine this - you don't have to brave the rain or sun when commuting to and from work everyday! Ran out of milk? Just take lift down and it's only a 5-min errand. Here are the highlights:

✅Integrated One-Stop Community Hub: Community Club, Retail Shopping Malls, Dining Cafes, Restaurants & Childcare Centre
✅640 Units of 1+study - 4 bedrooms types
🚸Within 1-2km to Prestigious schools eg. Nan Chiau Primary/High, Punggol Primary, Holy Innocents’ Primary
🏘Jointly developed by top notch developers - CapitaLand & CDL

📆Preview date: 25th Oct
📆Ballot date: 2nd Nov

How to participate in the balloting? Just send us a text!

Well, that really depends on who you ask. Ask any man on the street, I bet 99% will say it's expensive. A Rolex watch is expensive too right? But it's probably selling at market price because that is what buyers are willing to pay.

I took a trip down memory lane over the past 10 years and try to recall a time when I felt property prices were cheap at that point in time. I failed miserably to identify such a period. The only time they look cheap is when you look back several years later.

Now the important question is this - how can you tell if the current Singapore property prices are above fundamentals? Let me break it down for you here!

One simple way to establish affordability is to benchmark against property prices in other countries. Not on an absolute basis, but based on the price/income ratio, where income is based on the average income earned by a resident in that country. In Singapore, UBS estimates that it takes 12 years of a highly skilled person's income to own a 60sqm apartment near the city. Sounds about right. A 60sqm condo in Bukit Timah can be purchased at around $1.44m (approx $2200psf), and that's around 12 years of monthly income of $10k.

How do we compare with other major cities?
HK - 21 years
Paris - 15 years
London - 14 years
Singapore - 12 years
Tokyo and NY - 11 years

So according to UBS, Singapore properties have one of the lowest bubble risk amongst the cities analysed by them.

Do you feel that Singapore properties are overpriced? You have the full discretion to form your own opinion. As always, my job is to give you facts and figures to help you make a logical decision instead of an emotional one. If you would like to see the full UBS report, just drop me a text!
I once brought a buyer to view this magnificent house. I can say the house itself is a collector's item. It feels like living in a museum, and is tastefully decorated and truly unforgettable. Comes with a swimming pool at the basement that feels like a roman bath. If you have spare change for $16.8m, it's definitely a good buy. Credit cards not accepted 😄 enjoy the video
What Can $16,800,000 get you on District 10 in Singapore?
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