Treasure at Tampines Review — Tampines · D18
HuatScore: 86/100 — Solid Choice!
Is Treasure at Tampines a good buy?
HuatScore rates Treasure at Tampines 86/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: 5 new launches competing in D18 · Tampines / Pasir Ris. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2023
- Units: 2,203
- Developer: Sim Lian Group
- Avg PSF: ~$1,775 psf
- Price from: S$0.8M
Live market data
- Resale transactions (12mo): 119
- Recent resale PSF: ~$1,780 psf
- PSF vs district resale benchmark: -21%
- Gross rental yield: 3.6%
What works in its favour
- Both anchors locked in: 709m to CHANGKAT PRIMARY SCHOOL and 706m (~9-min walk) to Simei MRT (Exit A). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Sensible price gap: PSF sits 21% below the local resale benchmark — you are buying under the established market rather than ahead of it.
- Healthy transaction liquidity: 119 resale transactions in the past 12 months — wide exit pool, easier to price-discover.
- Hot resale demand: Demand pulse 90/100 — 5.4% annual turnover (119 resales/12mo). Units turn over fast; easy to find buyers when you exit.
What to watch out for
- 5 new launches competing in D18 · Tampines / Pasir Ris: 5 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Treasure at Tampines suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
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
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Top 2% of D18 by resale volume. Buyers always got. 5 launches in the same district — exit kena squeeze.