Tampines
MRT: EWL · DTL · CRL future (Tampines · Tampines East · Tampines West · Simei)
Character
The town in one paragraph.
Regional centre of the East. Tampines Hub (integrated complex). IKEA, Century Square, Tampines Mall.
The upgrade angle
If you're an upgrader in Tampines.
Strong upgrade corridor to D18 Tampines/Pasir Ris condos. Pinery Residences (2026) and Eden Tampines are the anchor launches.
The sequencing that matters
- MOP timing, have you cleared the 5-year minimum occupation period? If not, when will you?
- Sell-first vs buy-first, the single most expensive sequencing decision for HDB upgraders. Varies by ABSD exposure and financing.
- Cash proceeds vs CPF refund, running the CPF accrued interest math (see article) before you list.
- ABSD remission window, 6-month rule after completion of your new property, strictly enforced.
Schools within 1 km
Primary schools in the Tampines catchment.
Confirm exact distance from your block via the MOE School Finder before banking on a Phase 2C ballot these are the schools most parents target.
| Primary school | Sub-area | Profile |
|---|---|---|
| Poi Ching School | Tampines St 71 | Affiliated, popular |
| St Hilda's Primary | Tampines Ave 3 | Anglican, high demand |
| Junyuan Primary | Tampines St 91 | Newer, GEP centre |
| Angsana Primary | Tampines Ave 9 | Tampines North, growing |
| Tampines Primary | Tampines St 41 | Established, central |
MRT walking distance
Three MRT lines, four stations.
| Station | Line | Walk from town centre |
|---|---|---|
| Tampines | EWL · DTL interchange | ~1 min (Tampines Mall) |
| Tampines East | DTL | ~6-8 min from Tampines Ave 7 |
| Tampines West | DTL | ~7-10 min from Tampines St 32 |
| Tampines North (CRL, future) | CRL Phase 1 | Variable re-rates Tampines North on completion |
Tampines North gets a fresh narrative once CRL Phase 1 opens early movers benefit if the resale curve catches the connectivity premium.
Notable BTO & SBF projects
The Tampines North wave.
Tampines North has carried most of the recent BTO supply: Tampines GreenGlade, Tampines GreenGem, Tampines GreenJade, and Tampines GreenSpring. On the EC front, Aurelle of Tampines and the upcoming Parktown Residence integrated development at Tampines North are the structural reference points for the next 5-year resale curve. Tampines is a mature estate, so 1km school catchment and Tampines Hub access weigh heavier than for non-mature towns.
Related
Keep reading.
Thinking of upgrading from Tampines?
The Property Portfolio Analysis looks at your capital position, cashflow, progression path, and protection buffers, not the town's averages.