ARC AT TAMPINES
UrbanLens Analysis
At $1,378 PSF, ARC AT TAMPINES prices 1% above the District 18 median. Compare that to PARKTOWN RESIDENCE at $2,363 PSF -- a 42% premium that buyers need to justify. The 15-minute walk to Tampines West MRT (1237m) is workable, though not the kind of proximity that commands a premium on its own.
The 19.9% two-year surge looks impressive, but momentum like this rarely sustains. Proceed with caution. 68 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE TAPESTRY has gained 3.8% over the same period.
With ~84 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
At 574 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARKTOWN RESIDENCE | $2,363 | — | 0.0% |
| AURELLE OF TAMPINES | $1,769 | — | 0.0% |
| TREASURE AT TAMPINES | $1,738 | 3.7% | +5.6% |
| THE TAPESTRY | $1,704 | 3.9% | +3.8% |
| MELVILLE PARK | $919 | 4.2% | +3.7% |
PSF Trend
Own a unit here?
Get an instant valuation based on real transaction data for your floor and unit size.