The Santorini Review — Tampines / Pasir Ris · D18
HuatScore: 58/100 — Good
Is The Santorini a good buy?
HuatScore rates The Santorini 58/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~4.2% yield. Strongest card: Hot resale demand. Main watch-out: No anchor demand drivers. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2018
- Units: 597
- Developer: MCC Land
- Avg PSF: ~$1,332 psf
- Price from: S$0.69M
Live market data
- Resale transactions (12mo): 30
- Recent resale PSF: ~$1,480 psf
- Gross rental yield: 4.2%
What works in its favour
- Hot resale demand: Demand pulse 100/100 — 30 resales in the last 12 months. Units turn over fast; easy to find buyers when you exit.
- Real gross yield: 4.2%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- No anchor demand drivers: 17-min walk to Tampines West MRT (Exit A) and nearest primary (POI CHING SCHOOL [SAP]) is 1061m out. Resale buyer pool narrows fast — neither kiasu parents nor convenience commuters lock in here.
- District price gap is wide: New launch PSF is +27% above the 5–10 year resale median in Tampines / Pasir Ris. Market needs ~6 years of growth to match the entry price.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 523 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who The Santorini suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~4.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
30 resales in 12 months — always got buyer. Prices going backwards though — wait for a better entry.