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ARC AT TAMPINES

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ARC AT TAMPINES

Details

Project: ARC AT TAMPINES
TOP year: 2014
Tenure: 99-year leasehold
Lease start: 2011
Land size: 20,601 sqm (221,747 sqft)
Plot ratio: 2.8
Developer: Hoi Hup Sunway Tampines Pte Ltd
Gross rental yield: ~3.6% · ~$1.38M (est.)
Storeys: 16
Market segment: OCR
Total units: 574
Blocks: 10
District: 18

Transactions

Showing 10 of 811

Beds

Period

Size–sqft


Jul 2026		2BR	$1,088,000	807	$1,348
Jun 2026		2BR	$1,138,888	796	$1,431
Jun 2026		2BR	$1,200,000	893	$1,344
Jun 2026		2BR	$1,075,000	807	$1,332
May 2026		4BR	$2,288,888	1,561	$1,466
Apr 2026		4BR	$1,780,000	1,292	$1,378
Apr 2026		3BR	$1,650,000	1,152	$1,432
Apr 2026		3BR	$1,358,000	958	$1,418
Apr 2026		3BR	$1,625,000	1,130	$1,438
Mar 2026		3BR	$1,520,000	1,044	$1,456

Price Action

Flat+1.4%Last 12 months$1,406 psf

Beds

PSF (S$)66 sales · Aug 2024 to Jul 2026

typical range, $1,334 to $1,42312 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of ARC AT TAMPINES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
2BR	94	16%	775-1,410 sqft	S$3,500/mo	~3.9%	22
3BR	368	64%	958-1,722 sqft	S$4,275/mo	~3.5%	36
4BR	112	20%	1,173-2,282 sqft	S$4,800/mo	~3.0%	6

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Santorini	209 m	Aug 2026		Resale	2BR	$1,100,000	743	$1,480
Q Bay Residences	67 m	Jul 2026		Resale	3BR	$1,880,000	1,120	$1,679
Q Bay Residences	67 m	Jul 2026		Resale	3BR	$1,858,000	1,162	$1,599
Q Bay Residences	67 m	Jul 2026		Resale	1BR	$775,000	517	$1,499
The Santorini	209 m	Jul 2026		Resale	2BR	$1,250,000	915	$1,366
The Santorini	209 m	Jul 2026		Resale	3BR	$1,850,000	1,120	$1,652
The Tropica	218 m	Jul 2026		Resale	4BR	$1,110,000	990	$1,121
The Tropica	218 m	Jul 2026		Resale	3BR	$1,573,888	1,227	$1,283
Waterview	299 m	Jul 2026		Resale	3BR	$1,820,000	1,141	$1,595
Waterview	299 m	Jun 2026		Resale	2BR	$1,175,000	786	$1,495
Waterview	299 m	Jun 2026		Resale	3BR	$2,010,000	1,184	$1,698
The Tropica	218 m	May 2026		Resale	2BR	$2,050,000	1,507	$1,360

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

ARC AT TAMPINES was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

162 realized resale exits at ARC AT TAMPINES.162 profitable, 0 at a loss.Median 4.47%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
3BR	89	12y 5m	$771	$1,319	S$497,900	4.43%
4BR	59	11y 10m	$729	$1,262	S$618,800	4.50%
5BR+	14	11y 1m	$672	$1,034	S$703,750	4.79%
Total	162	12y 2m	$743	$1,281	S$557,494	4.47%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Exit Risk

If you bought at ARC AT TAMPINES today: ~$1,406 psf.Resale median, last 12 months, 28 sales.

Where current owners entered (psf)

today ~$1,406

$635 p5median $774p95 $1,399

Your entry price$1,410 psf

95.4%

≈ top quartile for this project

of current owners entered below $1,406 psf — they could sell below your entry and still profit.

87.0%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

7 within 1 km

This property

$1,404

psf · 59 sales

Lowest

$1,296

psf

Average

$1,497

psf

Highest

$1,712

psf

Arc At Tampines sits 6% below the nearby average for the last 2 years of sales.


—	Arc At TampinesThis property	LH	2014	$1,404
67 m	Q Bay Residences	LH	2016	$1,496
209 m	The Santorini	LH	2017	$1,466
218 m	The Tropica	LH	2000	$1,296
299 m	Waterview	LH	2014	$1,495
337 m	The Tapestry	LH	2021	$1,712
559 m	The Alps Residences	LH	2019	$1,514
772 m	Parc Central Residences	LH	2023	—

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
St. Hilda'S Primary SchoolPhase 2C · 136 applied · 43 places	750 m	≤ 1 km	Balloted · ≤ 1 km	136	43
Your band is exactly the cut — priority, but contested.
Poi Ching SchoolPhase 2C · 212 applied · 99 places	1000 m	≤ 1 km	Balloted · ≤ 1 km	212	99
Within 1 km of block 21; blocks 11, 17 & 19 borderlineYour band is exactly the cut — priority, but contested.

7 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Junyuan Primary SchoolPhase 2C · 91 applied · 85 places	1.07 km	1–2 km	PR ballot only	91	85
Tampines Primary SchoolPhase 2C · 84 applied · 131 places	1.55 km	1–2 km	No ballot	84	131
Damai Primary School	1.69 km	1–2 km		—	—
Angsana Primary SchoolPhase 2C · 167 applied · 59 places	1.73 km	1–2 km	Balloted · ≤ 1 km	167	59
Did not reach this home's band.
Yu Neng Primary SchoolPhase 2C · 60 applied · 44 places	1.75 km	1–2 km	Balloted · ≤ 1 km	60	44
Did not reach this home's band.
Red Swastika SchoolPhase 2C · 93 applied · 41 places	1.85 km	1–2 km	Balloted · ≤ 1 km	93	41
Did not reach this home's band.
St. Anthony'S Canossian Primary SchoolPhase 2C · 33 applied · 164 places	2.05 km	2 km?	No ballot	33	164
block 23 borderline for the 2 km band

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for ARC AT TAMPINES

Beds

	01	02	03	04
16	#16-011,8734BR	#16-021,2273BR	#16-031,7013BR	#16-048072BR
15	#15-011,2924BR	#15-021,2273BR	#15-031,1523BR	#15-048072BR
14	#14-011,2924BR	#14-021,2273BR	#14-031,1523BR	#14-048072BR
13	#13-011,2924BR	#13-021,2273BR	#13-031,1523BR	#13-048072BR
12	#12-011,2924BR	#12-021,2273BR	#12-031,1523BR	#12-048072BR
11	#11-011,2924BR	#11-021,2273BR	#11-031,1523BR	#11-048072BR
10	#10-011,2924BR	#10-021,2273BR	#10-031,1523BR	#10-048072BR
09	#09-011,2924BR	#09-021,2273BR	#09-031,1523BR	#09-048072BR
08	#08-011,2924BR	#08-021,2273BR	#08-031,1523BR	#08-048072BR
07	#07-011,2924BR	#07-021,2273BR	#07-031,1523BR	#07-048072BR
06	#06-011,2924BR	#06-021,2273BR	#06-031,1523BR	#06-048072BR
05	#05-011,2924BR	#05-021,2273BR	#05-031,1523BR	#05-048072BR
04	#04-011,2924BR	#04-021,2273BR	#04-031,1523BR	#04-048072BR
03	#03-011,2924BR	#03-021,2273BR	#03-031,1523BR	#03-048072BR
02	#02-011,2924BR	#02-021,2273BR	#02-031,1523BR	#02-048072BR
01	#01-011,5824BR	#01-021,5393BR	#01-031,3023BR	#01-041,0012BR

2BR3BR4BR· tile shows strata sq ft