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 channelnewsasia.com

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

Estimated

Monthly MF

A1 1-Bedroom 187 43 463  

10%

 

$150 – $165

A2S 1-Bedroom +Study 44 45 484
B1  

2-Bedroom

121 54 581  

12%

 

$180 – $198

B2 121 55 592
B3 23 57 614
B4P  

2-Bedroom Premium

84 61 657  

7%

 

$180 – $198

B5P 44 63 678
B6P 32 63 678
B7S  

2-Bedroom + Study

229 63 678  

14%

 

$180 – $198

B8S 84 63 678
C1  

3-Bedroom

54 76 818  

19%

 

$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
C8P  

3-Bedroom Premium

55 94 1,012  

16%

$180- $198

 

$210 – $231

C9P 249 96 1,033
C10P 40 101 1,087
D1  

4-Bedroom

132 115 1,238  

8%

 

$210 – $231

D2 22 115 1,238
D3 22 118 1,270
D4P  

4-Bedroom Premium

11 119 1,281  

8%

 

$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  

5%

 

$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
4.7

Summary

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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William Chen • Powerhaus
William Chen • Powerhaus
TRIPLE LAUNCH WEEKEND!
VAN HOLLAND VS LEEDON GREEN VS THE AVENIR

We are barely into the new year and developers decided to launch all 3 projects for preview at the same time!

Most people would have expected property prices to moderate by now, but it only gets higher! Sounds familiar? Didn't we all expect prices to drop after North Korea bombarded Yeonpyeong, after the Eurozone debt crisis, after Grexit, after Brexit, after the US-China trade war? But prices have climbed 50% on average since the Yeonpyeong incident back in 2010.

So here we are in 2020 and the prices of these 3 new projects continue to set the benchmark:

1) Van Holland (FH next to Holland Village MRT) - ave $3000psf
2) Leedon Green (FH within 7mins walk to Farrer Road MRT) - ave $2,700psf
3) The Avenir (FH within 3mins walk to Great World MRT) - ave $3,200psf

If I have $2m to spare, which one will you buy? I will buy The Avenir for sure! Not only because it offers better value for money in terms of the price/location consideration, its layout is beautifully done! Come see all 3 projects for yourself with me!
William Chen • Powerhaus
William Chen • Powerhaus
UPCOMING LUXURY CONDOS IN HOLLAND AND RIVER VALLEY

2 new long awaited projects are opening for public preview this weekend. Here's a quick introduction for you:

1. LEEDON GREEN
This is the rebirth of Tulip Garden, which is right beside D'Leedon and mins walk from Farrer MRT station. With 638 units at a GCB enclave, Leedon Green is one of the biggest new launch in the vicinity. It's freehold, yet expected to launch cheaper than One Holland Village! It is definitely a magnet for diehard freehold fans who cannot bring themselves to buy the likes of D'Leedon. The developer is a JV between MCL Land and Yanlord. If One Holland Village can sell 30% of its units on its first weekend of launch, how do you think Leedon Green will fare?

2. AVENIR
This is a little more upmarket at River Valley, where we find another condo reborn from the former Pacific Mansion. Avenir, another freehold condo with 376 units, is 3mins walk from the future Great World MRT station which is just 1 stop away from Orchard. It is also around 10mins walk to the current Somerset MRT. I love Martin Modern's layout. From 3.2m ceiling height and very spacious living rooms, we can easily spot how GuocoLand has incorporated the brilliance of Martin Modern into Avenir. The developer is a JV between GuocoLand and Hong Leong. Oh, and can you believe the kitchens come with air conditioning too?

Official prices for both condos will be released closer to this weekend. If you would like to find out more or have a look at the showflat, let me know. Early bird discounts are available for units booked on launch date.
William Chen • Powerhaus
William Chen • Powerhaus
99Y HDB vs CONDO - DO THEY DEPRECIATE THE SAME WAY?

If HDB prices can depreciate to zero, shouldn't condo be the same? Shouldn't a 99Y lease HDB and a 99Y lease condo both depreciate at 1%pa?

We know that based on real world behaviour, this doesnt happen. But why? To answer that, we gotta have a better understanding of the concept of depreciation. Let's use a Singapore registered car as an example where its useful life is 10 years. Simply, if you bought the car at $100k, its depreciation should be $10k per annum right? Actually, that's incorrect as we have not taken into account its residual value at the end of its useful life. At the end of 10 years when COE expires, if the car still has scrap value of $20k the annual depreciation is only be $8k per annum.

Now back to the topic of real estate. Private leasehold properties tend to get sold en bloc before the end of the 99 years. In the last enbloc cycle, most of those which went enbloc were around their 40th year mark. And the owners were rewarded handsomely above market value. This would fall under the definition of "residual value". Though it's impossible to quantify the residual value at the time of purchasing a property, this gets factored into the depreciation one way or another. With a high residual value, inflation can easily overtake the rate of depreciation and therefore, nominal prices can still rise.

What about HDBs? Question is - can a private developer buy a HDB block and redevelop it? In the past, some HUDCs have privatised and subsequently sold enbloc to developers. A prominent example is Eunosville which eventually became Parc Esta, and the prior owners walked away millions richer. But this is a very rare example because the owners of Eunosville have to agree to pay a huge sum to the government to buy over the carpark space and other common areas before they could privatise. Not many residents are willing or able to fork out this huge sum, but the residents of Eunosville eventually did so and it paid off handsomely!

Judging by the total number of HDB flats in Singapore and the number of them that eventually privatised and went enbloc, the chances of reaping the benefits of former Eunosville owners are virtually zero. At best, HDB owners have a 4-5% chance of VERS or SERS, which just means you get compensated at market price and get priority to book a new BTO in a nearby location.

That explains why when we compare HDB prices vs condo prices over the past 20 years, condo prices (even those with 99 years) rose much faster. Do you think this trend will continue?
William Chen • Powerhaus
William Chen • Powerhaus
Sometimes, real estate analysts have vested interest and may make biased projections about property price outlook.

When a non-real estate player like Fitch makes a forecast, I guess it is more believable 😄
William Chen • Powerhaus
William Chen • Powerhaus
ONE-TIME LEASE TOP UP FOR AGEING HDB FLATS?

There's growing awareness about HDB lease decay and how that will impact property prices. This is especially so after Lawrence Wong mentioned that HDB prices will depreciate to zero eventually.

Recently, there were suggestions to implement a one-time lease top up of ageing HDBs back to 99 years to tackle the lease decay issue. It's a radical idea, and let's take an IMAGINARY journey if this were to be implemented:

--------------------------------

Tommy recently paid $600k for a 10 year old 5-room flat in Hougang. Overnight, HDB announced that the 40-year-old flat next door's lease is topped up back to 99 years! His "newer" flat immediately lost value because his neighbour's flat instantly became more desirable than his. He was also unhappy that his neighbour paid less to buy an older flat and was rewarded for it by automatically qualifying for the one-time lease top up. Tommy rants on social media, and he's not alone. He gathers his friends to meet the MPs and demand that the remaining lease of his flat gets topped up to 139 years to be fair. After all, if his neighbour can enjoy additional 50 years for nothing, why shouldn't he?

As elections approach, HDB is forced to concede to such demands, and decides to automatically add 50 years lease across all HDB flats in Singapore. Consequently, it created an expectation that the remaining leases of all HDB flats will continue in perpetuity. HDB flat owners start adjusting their asking prices as if they are selling freehold properties. Resale HDB flats become increasingly out of reach for 1st time property buyers, and it becomes harder for retirees to cash out by downgrading to a smaller and older HDB flat.

--------------------------------

Do you think the government will allow this to happen? 🤔

https://www.propertyguru.com.sg/property-management-news/2019/12/185088/mnd-to-consider-suggestions-to-tackle-hdb-lease-decay
William Chen • Powerhaus
William Chen • Powerhaus
STIRLING VS AVENUE SOUTH

I have a few clients who compare these 2 projects and are undecided which is a better buy. In terms of pricing, both are rather similar priced around $1900-$2000psf. Both are quite near to town and are located towards the west side of Singapore. Both are high rise projects with about 1000 units, and even the exterior design is quite similar. While Stirling is nearer to an MRT station, Stirling is nearer to town as the crow flies, and rides on the Greater Southern Waterfront Transformation. Stirling's developer is Logan, whereas Avenue South's developer is a more established one - UOL.

The above-mentioned factors are what most buyers will consider. Given the various trade offs, there is no obvious winner unless one feels very strongly about staying near MRT station, or believes strongly in the future transformation at the Greater Southern Waterfront.

But one very important consideration that many buyers miss out on is this ===> TIME! What do I mean?

These will be my typical questions to buyers considering between these 2 properties:
1) Let's say you are buying this unit for investment. When are you intending to cash out?
2) If you're buying this for own stay, do you foresee any life events that require you to move out to another place within the next 6-7 years? e.g. get married, have more children, etc?

Why are these questions important? Let me illustrate this with an example. I have a single buyer in his late 20s who would like to buy a 1 bedroom unit for own stay. So quite likely, he will get married and settle down within the next 5 years or so. If he has kids, he will definitely need to upgrade within the next 10 years. Here is the golden question => if he intends to buy Avenue South for capital appreciation, will he get to enjoy it within the next 10 years before he needs to move elsewhere? If Keppel port will be moving to Tuas only in 2027, can he wait for this area to be redeveloped before realising the profits from his investment? If not for the current publicity around Avenue South, will he consider buying a property in that area?

Buying is easy. Selling may not be. I can help you think ahead to avoid buyer remorse in the years ahead! 😄