Aurelle of Tampines (EC)
Tampines North · Sim Lian Land & Sim Lian Development
The EC that set the Tampines North benchmark -- fully sold at average S$1,766 psf in 2025. Now a reference for pricing any later Tampines EC launch.
Location & neighbourhood
Where this sits on the Tampines North map.
Aurelle sits on Tampines Street 62 Parcel B in Tampines North, the newest HDB sub-precinct of Tampines. It is roughly a five-minute walk to the upcoming Tampines North Transport Hub -- the integrated mixed-use development anchoring ParkTown Residence, ParkTown Mall, a community club, and a hawker centre. Tampines North MRT on the Cross Island Line is slated for 2030, which is the key forward catalyst here.
The Tampines North pocket is a planned-from-scratch HDB extension with new school sites, parks, and the cycling spine connecting to mature Tampines Central. Character is suburban-planned: lower density, broader setbacks than mature Tampines, more landscape and water elements. Walkability is good inside the precinct; until the CRL opens, external MRT access relies on Tampines MRT (DTL/EWL) roughly 15 minutes by bus or bike.
MRT & transport
- • Tampines North MRT (CRL, 2030) -- ~5 min walk
- • Tampines MRT (DTL / EWL) -- ~15 min bus/bike
- • Expressways: TPE, PIE, KPE, SLE via TPE
- • To CBD: ~30 min MRT / 25 min ECP-KPE
The developer
Sim Lian -- the EC specialist with the land-bid record.
Aurelle is developed by Sim Lian Land and Sim Lian Development -- two arms of Sim Lian Group, a Singapore family business with deep roots in both HDB contracting and private residential, active since 1976. Sim Lian has historically been the disciplined EC buyer -- a record-setting bid on the Tampines Street 62 site at S$768 psf ppr in fact set a new EC land-rate benchmark, which Aurelle pricing then reflected. Their EC portfolio includes Treasure Crest, Wandervale, and a long string of mature-estate projects.
Build reputation on ECs is solid -- Sim Lian product is generally functional, efficient in layout, and light on architectural flourish. Don't expect CCR-level finishing; expect tight, practical stacks at EC price points. After-sales handover on past ECs has been within the normal Singapore bell curve. The fact that the project cleared fully within weeks -- with 90% sold on day one at S$1,766 psf avg -- says buyers were comfortable with the name.
Recent SG track record
- • Treasure Crest EC (Sengkang)
- • Wandervale EC (Choa Chu Kang)
- • Rivelle Tampines EC (launched 2026)
- • Multiple private condos in east & north
Unit mix & layouts
What's inside the 760 units.
Aurelle's mix is classic Sim Lian EC: no 1BR or 2BR at all -- only family-sized units. 3BR stacks start from ~840 sqft, 4BR from ~1,023 sqft, and 5BR from ~1,356 sqft. This is by design: ECs are EDMF (eligibility-driven marketable form) -- the buyer pool is SC/PR HDB upgrader households with dependents, and the income ceiling of S$16,000 effectively filters for family buyers. The mix matches the demand. Launch pricing in early 2025: 3BR from S$1.417m (S$1,687 psf), 4BR from S$1.689m (S$1,651 psf), 5BR from S$2.258m (S$1,665 psf). Final average at sell-out: S$1,766 psf.
EC eligibility: SC or SC+PR household, income ceiling S$16,000, must not own other private property, subject to 5-yr MOP, privatisation at 10 years. Verify CPF HDB Housing Grant eligibility via HDB portal.
Indicative pricing & PSF context
What the numbers actually say.
Launch PSF (historical)
Avg S$1,766 psf
90% sold on day one at S$1,766 psf average; fully sold within weeks. This was a new Tampines EC price benchmark driven by the record-setting S$768 psf ppr land rate. It set the floor for Rivelle Tampines (launched March 2026 at avg S$1,893 psf) and informs all subsequent Tampines EC pricing.
Resale & privatisation comparison
Aurelle is no longer on the launch market -- the near-term read is the 5-year MOP window (approx 2030-2031 TOP-dependent) and the 10-year privatisation window. Privatised ECs in Tampines (e.g. The Tampines Trilliant, The Terrasse nearby D19) have historically traded at 85-92% of comparable private 99-yr condo PSF post-privatisation. Model your exit yield on that basis.
Schools, amenities, connectivity
The catchment that matters.
Primary schools (within 1-2km)
- • Poi Ching School
- • Angsana Primary
- • Chongzheng Primary
Secondary & beyond
- • Pasir Ris Secondary
- • Tampines Secondary
- • Temasek Polytechnic · UWC South-East Asia
Malls, F&B, healthcare
- • Upcoming ParkTown Mall & hawker (on-site area)
- • Tampines Mall / Century Square / Tampines 1
- • Changi General Hospital · Our Tampines Hub
Investment thesis
Why someone would actually buy here.
EC entry math still works
EC PSF at S$1,766 avg vs comparable private new launches at S$2,100-2,400 psf in the same catchment delivers a roughly 15-25% entry discount. The standard EC-vs-private PSF spread at privatisation has historically closed -- that spread is the structural return.
Tampines North precinct catalyst
Tampines North Transport Hub, ParkTown integrated development, and the 2030 Cross Island Line station are three named catalysts arriving within the MOP window. Precinct maturation between 2027-2030 coincides with MOP exit -- that overlap matters.
CPF grant & MSR relief
EC buyers get CPF Housing Grants (up to S$30,000 family grant for SC couples under income bands) plus the less-stringent MSR 30% rule (not TDSR 55%). For stretched HDB upgraders, the EC financing envelope is more forgiving than the equivalent private condo.
Sold-out read-through
Fully sold in weeks at record PSF is evidence the EC buyer pool at this income band is real and deep. Demand validation matters -- Rivelle Tampines confirmed it again in March 2026 at S$1,893 psf average. Demand is not speculative.
Risks & what to stress-test
Where this could bite you.
5-year MOP lockup -- zero rental, zero exit
From TOP, you cannot rent out the whole unit and cannot sell during the 5-year MOP. Your capital is trapped with no yield, and you must owner-occupy. This is not negotiable -- it is a core EC rule. Model your cash flow accordingly.
10-year privatisation -- PR & foreigner demand delayed
Until the 10-year mark, only SC/PR buyers can purchase on resale. Foreigner demand -- which sets top-end PSF in many districts -- is unavailable until privatisation. Your buyer pool is structurally smaller for the first decade.
Tampines North supply wave
Aurelle + Rivelle + BTO releases around Tampines North will concentrate supply. When MOP hits in 2030, multiple same-precinct units will compete on the resale screen simultaneously. Plan a disciplined exit PSF, not a top-tick target.
CRL slippage risk
Tampines North MRT (CRL) is slated for 2030 but Singapore MRT programmes historically run 1-2 years late. If CRL slips, the pre-MOP connectivity story is weaker than pitched at launch. Real test comes when you're at TOP without MRT yet.
Winfred's take
The honest read.
My read: Aurelle of Tampines is now a historical reference point, not a live launch -- and that reference point is important. It cleared fully at S$1,766 psf, set a new EC land-rate benchmark via Sim Lian's S$768 psf ppr bid, and validated that Tampines North EC demand will absorb four-figure PSF. Rivelle then launched at a higher PSF and sold 92% on day one, confirming the trajectory. If you missed Aurelle, the honest question is: is a later EC in the same catchment at higher PSF still the right trade, or do you need to look at private 99-yr launches instead?
Who this suits: an HDB upgrader household with combined income within S$16k, no existing private ownership, who specifically wants Tampines North and can absorb the 5-year MOP lockup with a clear owner-occupy plan. Who it does not suit: any investor wanting rental from day one, any household already close to S$16k who may cross the ceiling before key collection (check eligibility dates carefully), and anyone who needs full private-market optionality -- an EC locks you into SC/PR buyer pool for ten years. Know the rules before you bid.
Related reading
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