By Winfred Quek, Associate Marketing Consultant · CEA R073319H · Crestbrick Pte Ltd (L31010886H) · Published 10 August 2026
Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.
Facts verified: 10 August 2026 · Figures are drawn from multiple secondary trackers that do not always agree with each other, reported as sourced below · Not a recommendation to buy any specific unit
Treasure at Tampines gets pitched to buyers two ways: a bargain hiding in plain sight, or a warning sign because of its sheer size. Neither framing survives contact with the transaction data. This review sets out what the numbers say, what they do not say, and who a development built at this scale genuinely suits.
What Treasure at Tampines actually is
Treasure at Tampines sits at 118 Tampines Street 11 in District 18, developed by Sim Lian on the former Tampines Court site, acquired en bloc in August 2018. It launched in March 2019 at an average of S$1,280 psf, moving to about S$1,350 psf once roughly 70 percent of the initial batch, 586 units, had sold. The development reached Temporary Occupation Permit on 31 December 2023, so it is a completed, lived in project today, not a paper launch.
The number that defines everything else about this development is its size. 2,203 units across 29 blocks of 12 storeys makes it the largest single condominium in Singapore by unit count, roughly 3 to 5 times a typical large OCR development, which usually runs 400 to 800 units. The site sits on approximately 650,000 to 700,000 square feet, sources differ on the precise figure, at a plot ratio of 2.8, laid out in 3 rows of blocks with the facility deck between them, and 2 main entrances off Tampines Street 11 and Tampines Lane.
The unit mix runs from 1 bedroom units of 463 to 484 sqft through to 5 bedroom units of 1,668 to 1,722 sqft, with the largest categories being 3 bedroom units at 818 to 947 sqft and 3 bedroom premium units at 1,012 to 1,087 sqft, per the developer's factsheet as reported across multiple listing portals. Developer materials describe 128 facilities including an approximately 24,000 sqft clubhouse, 11 swimming pools, a gym over 2,500 sqft, 8 dining pavilions, 12 BBQ pits, 2 playgrounds, a tennis court and a sports court. The facility count itself is developer marketing language, but the pool, gym and BBQ counts have been independently corroborated by a Stacked Homes site walkthrough.
Is it actually undervalued? What the price data shows
Trackers disagree slightly on the exact figures, but the pattern is consistent: launch around S$1,280 psf in 2019, roughly S$1,550 to S$1,650 psf around TOP in 2023, and roughly S$1,700 to S$1,800 psf on average today, with the highest individual transaction reported at S$2,024 psf in May 2026 and current asking prices spanning roughly S$1,549 to S$2,131 psf. Overall appreciation from launch is somewhere in the region of 30 to 40 percent depending on the snapshot used, not one precise figure.
The project has clearly appreciated. The real question is whether today's price is good value against comparable stock, where a simple undervalued story runs into trouble.
| Development | Tenure / TOP | Recent PSF (approx) |
|---|---|---|
| Treasure at Tampines | 99 year leasehold from 2018, TOP 2023 | Roughly S$1,700 to S$1,800 average, high transactions to around S$2,024 |
| The Tapestry (D18, Tampines Ave 10) | 99 year leasehold, TOP around 2023 | Roughly S$1,695 to S$1,710 average on a trailing basis |
| Pasir Ris 8 (D18, MRT and mall integrated) | 99 year leasehold, newer, still completing | Roughly S$1,900 to S$2,100 average resale |
| Pinery Residences (D18, new launch) | New launch, not yet TOP | Median S$2,548 at launch, 94 percent take up on 588 units |
| OCR wide median | Mixed, URA Q1 2026 data | Roughly S$1,650 median |
Figures compiled from multiple secondary property data trackers and one official URA aligned press release, see Sources and References below. Different trackers use different windows and do not always agree; treat as directional, not exact.
Against the broad OCR wide median of roughly S$1,650 psf, Treasure is trading above it. Against The Tapestry, its closest genuine comparable, same district, same tenure, a similar completion year, it is trading at a slight premium, not a discount. Its recent appreciation is respectable but not ahead of the pack: comparable OCR 99 year leasehold projects from the same era, tracked over the same 2023 to 2026 window, have shown similar or faster appreciation. Pasir Ris 8 has outpaced it, though that project has direct MRT and mall integration Treasure lacks, a legitimate reason for part of that gap, not proof either is mispriced.
The one place Treasure looks cheap is against Pinery Residences, a brand new 2026 launch nearby at a median of S$2,548 psf. That comparison is misleading alone: a new launch almost always carries a premium over a completed project with years of wear, the ordinary new sale versus resale gap, not a signal the older project is underpriced. A blanket undervalued claim does not hold up against the data available.
Where the real value actually is
Two things in the data are genuinely worth a buyer's attention, and neither is a pricing discount.
The first is the exit record. Reporting sourced to EdgeProp via Yahoo Finance syndication puts the count at 273 profitable resale and sub sale transactions since launch, zero unprofitable, with profits ranging from S$58,000 to S$981,000 and first owner appreciation averaging S$288 psf. That is a genuinely strong, verifiable liquidity and track record statistic, and it says something real about demand since 2019. It does not say every seller got their asking price on the first try, or how many listings had to cut price before transacting, so treat it as evidence of a healthy floor, not a guarantee of a smooth exit at any price you pick.
The second is running cost. Maintenance fees are reported at roughly S$150 to S$264 a month depending on unit type, against a typical Singapore condo range of around S$250 to S$350. That is a meaningful difference over years of ownership. The caveat is that this traces to secondary agent and listing commentary, not a verified MCST budget, so confirm the current figure with the managing agent before treating it as fact.
Both are running cost and liquidity observations, not return claims, and neither is a promise about what any specific unit will do. For the mechanics of what condo maintenance funds and why fees vary this much, see my condo maintenance fee guide.
The entry price case for a 3 bedroom in the east
The most defensible argument for Treasure at Tampines is not a value argument, it is an entry point argument. Reviewers, including Stacked Homes in its site walkthrough, describe it as one of the few places left in the D18 and OCR East corridor where a genuine 3 bedroom unit can still transact below S$1.7M. The full comparison table behind that specific claim was paywalled and could not be independently verified, so treat it directionally, but it lines up with the pricing data above: Treasure sits meaningfully below Pasir Ris 8 and well below a brand new launch like Pinery Residences on a psf basis, with an asking range starting from roughly S$1,549 psf.
For a buyer whose constraint is fitting a family into 3 bedrooms in the east without new launch pricing, that is a real, usable fact, a statement about entry price relative to unit size, not that the project is mispriced by the market.
The honest risks of buying into a development this size
Exit liquidity and price competition inside the same project. At 2,203 units, a seller competes against hundreds of near identical stack, floor and size combinations inside their own development, listed at the same time by other owners with the same idea. The 273 profitable sellers statistic shows nobody has lost money on exit since launch, but not how competitive that exit was, or how many owners had to shave their asking price to move ahead of a near identical unit two floors down.
The walk to MRT, and a shuttle that will not run forever. Sourced distances to Simei MRT range from roughly 600 to 650 metres, about a 7 to 10 minute walk including a covered linkway over the PIE, and none of the sources describe a short walk to Tampines MRT itself. Residents have had access to a complimentary shuttle to Tampines MRT and Changi Airport, reported as a 1 year perk, which by definition is temporary. Plan around the walk to Simei and public bus options once any free shuttle lapses, not around it continuing indefinitely.
A sub 1 to 1 car park ratio. Roughly 1,752 to 1,754 basement lots plus 24 open air lots against 2,203 units, a genuine friction point for a multi car household, worth checking at a viewing.
New supply landing in the same town right now. Pinery Residences, roughly 587 to 588 units with a reported 94 percent take up at launch, and Rivelle Executive Condominium, 572 units near Tampines West MRT, are both in the market in the same window, giving buyers fresh alternatives and pressuring how Treasure needs to be priced to compete. The Cross Island Line's Tampines North station, expected around 2030, serves a different, more northern precinct, and should not be assumed a transport upgrade here without a confirmed walking distance, which has not been established.
For the general relationship between rail distance and pricing, which is the mechanism behind several of the risks above, see my guide to MRT distance and property value.
How to read the site plan before you pick a unit
Winfred gets asked which stacks to buy and avoid at Treasure at Tampines more than any other question about this project. The honest answer is that reliable, independently verifiable stack level data for this development, which stacks face the pool versus the road, sit near the bin centre, carpark ramps or a substation, or are closest to the linkway toward Simei MRT, could not be confirmed from a primary source. Rather than repeat an unverified stack number as fact, here are the principles to apply against the actual, current site plan and a physical viewing.
- Afternoon west sun. West and west southwest facing units take the harshest sun roughly 2pm to 6pm, a hotter unit and higher cooling cost. Ask for the actual compass orientation of the stack, not just its block number.
- Road and expressway noise. The development sits adjacent to the Tampines Expressway with a slip road connection, and Tampines Street 11 has been described as congested at peak hours. Perimeter blocks facing the expressway or main road should carry more traffic noise than blocks facing inward.
- Facility facing versus perimeter facing. With 11 pools between the 3 rows of blocks, interior facing stacks generally look onto pools and greenery, desirable but with noise and reduced privacy at low floors, while perimeter facing stacks look onto the road, carpark or neighbouring estate.
- Fixed infrastructure to check directly. Bin centres, carpark ramps, substations, and the tennis and sports courts are standard items to avoid at low floor or facing directly. Request the actual approved site plan and identify these locations yourself.
- Distance to the entrance that matters to you. With 2 main entrances, blocks nearer whichever connects to the linkway toward Simei MRT have a shorter real world walk than the average suggests. Confirm which blocks on the actual site plan.
Confirm all of the above against the current site plan and an actual viewing before you commit to a stack. Published stack level data for this development could not be verified for this review, so no specific stack numbers are given here.
Who this development actually suits
Pulling the threads together, Treasure at Tampines suits a buyer who wants a genuine 3 bedroom or larger unit in the east without new launch pricing, who is buying to live in rather than flip quickly, who is comfortable with a car or a longer walk and bus connection, and who values a facility rich development with lower reported running cost over the sharpest possible resale liquidity.
It is a poor fit for a buyer whose priority is the shortest possible walk to an MRT station without a car, who needs maximum resale liquidity because they may exit on a short timeline, a multi car household needing parking certainty, or anyone drawn in by an undervalued pitch the data does not support. Weigh it too against the fresh alternatives arriving in the same town, since comparing Treasure only to itself misses part of the picture.
None of this is a recommendation to buy, or to avoid, any specific unit. It is a summary of what the available data shows, so your decision rests on the real trade offs rather than either the bargain pitch or the overcrowded warning, both of which oversimplify a project this large.
Frequently asked questions
Is Treasure at Tampines undervalued?
Not on the pricing data available. Recent PSF sits above the OCR wide median and at a slight premium to The Tapestry, its closest comparable. It only looks cheap next to a brand new 2026 launch nearby, the normal new sale versus resale gap. The more defensible case is its low reported maintenance fees and its record of profitable exits, not a discount to fair value.
How many units does Treasure at Tampines have and why does that matter?
2,203 units across 29 blocks, the largest single condominium in Singapore by unit count. That cuts both ways: it keeps fees low per household, but a seller also competes against a structurally larger pool of near identical stacks inside the same development, a real factor in resale liquidity on exit.
How far is Treasure at Tampines from an MRT station?
Roughly 600 to 650 metres, about a 7 to 10 minute walk including a covered linkway over the PIE. It is not within short walking distance of Tampines MRT itself. A complimentary shuttle to Tampines MRT and Changi Airport has been reported as a 1 year perk, not a permanent transport solution.
What were the stack numbers to buy or avoid at Treasure at Tampines?
This review names none, because reliable, independently verified stack level data for this development could not be confirmed from a primary source. Apply the site plan principles in this review, then confirm any specific stack against the current approved site plan and a physical viewing before deciding.
Are Treasure at Tampines maintenance fees really low?
They are reported as low for the facility count, roughly S$150 to S$264 a month depending on unit type against a typical range of S$250 to S$350 elsewhere. That traces to secondary agent and listing commentary rather than a verified MCST budget, so confirm the current figure with the managing agent before relying on it.
Considering buying, selling or renting out a unit at Treasure at Tampines?
Whether it fits your plan depends on your budget, timeline and what you are optimising for, entry price, running cost or resale liquidity. I am happy to walk through the actual numbers and the current site plan with you.
Winfred Quek is Associate Marketing Consultant at Crestbrick Pte Ltd, advising Singapore upgraders, investors and families. CEA R073319H. The information on this page is general and does not constitute financial, investment or mortgage advice, and this article is not a recommendation to buy, sell or hold any specific unit at Treasure at Tampines or any other development. Pricing, transaction counts and maintenance fee figures are drawn from multiple secondary trackers that do not always agree with each other and are reported as sourced; several figures could not be independently verified against a primary MCST or URA record and are flagged as such. Verify all current pricing, availability and fees with the relevant parties before making any purchasing decision.