CONDODistrict 18

THE ALPS RESIDENCES

Name: THE ALPS RESIDENCES
Address: SG

Details

Project: THE ALPS RESIDENCES
TOP year: 2019
Tenure: 99
Lease start: 2015
Total units: 626
Land size: 15,661 sqm (168,575 sqft)
Plot ratio: 2.8
Developer: MCC Land (Tampines) Pte Ltd
Gross rental yield: ~4.0% · ~$1.03M (est.)
Storeys: 15
Market segment: OCR
District: 18

Nearby Schools

POI CHING SCHOOLSAP740 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Upcoming MRT

1.9 km from Tampines North (CRL Phase 1), opening 2030 · ~24 min walk

Unit Catalogue for THE ALPS RESIDENCES

Total units	626
Blocks	9
Size range	441–2,486 sqft

Bedrooms	Units	Share
1-bedroom	182	29%
2-bedroom	238	38%
3-bedroom	178	28%
4-bedroom	26	4%
5-bedroom	2	0%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
1 BR	~4.3%	~$765K	77
2 BR	~3.9%	~$1.04M	71
3 BR	~3.3%	~$1.62M	23
4 BR	~3.3%· low sample (3 sales)	~$2.19M	6

Relevant market insights

En-bloc likelihood

Very low likelihood

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

THE ALPS RESIDENCES 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.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 526 of 626 units at THE ALPS RESIDENCES. 79% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 0% have been held over 10 years.

79%

Free to sell now

415 of 526 tracked · past SSD

100%

Sitting on a gain

236 of 236 resales sold above cost

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 704 total recorded transactions.


Jun 2026	2BR	$998,000	688	$1,451
Jun 2026	3BR	$1,850,000	1,087	$1,702
May 2026	2BR	$1,082,000	699	$1,548
May 2026	1BR	$765,000	505	$1,515
Apr 2026	2BR	$1,000,000	688	$1,453
Apr 2026	1BR	$725,000	462	$1,569
Apr 2026	1BR	$810,000	505	$1,604
Apr 2026	2BR	$1,025,000	688	$1,490
Apr 2026	1BR	$760,000	505	$1,505
Apr 2026	3BR	$1,410,000	936	$1,506

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Tapestry	232 m	Jun 2026	Resale	2BR	$1,210,000	807	$1,499
The Tapestry	232 m	Jun 2026	Resale	3BR	$1,820,000	990	$1,838
The Tapestry	232 m	May 2026	Resale	3BR	$1,700,000	925	$1,838
Parc Central Residences	220 m	Jul 2024	New Sale	3BR	$1,448,000	936	$1,547
Parc Central Residences	220 m	May 2024	New Sale	4BR	$1,932,000	1,205	$1,603
Parc Central Residences	220 m	Mar 2024	New Sale	3BR	$1,394,000	925	$1,507

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 THE ALPS RESIDENCES

Beds

	01	02	03	04
10			#10-036892BR	#10-041,0663BR
09	#09-017002BR	#09-027002BR	#09-036892BR	#09-041,0663BR
08	#08-017002BR	#08-027002BR	#08-036892BR	#08-041,0663BR
07	#07-017002BR	#07-027002BR	#07-036892BR	#07-041,0663BR
06	#06-017002BR	#06-027002BR	#06-036892BR	#06-041,0663BR
05	#05-017002BR	#05-027002BR	#05-036892BR	#05-041,0663BR
04	#04-017002BR	#04-027002BR	#04-036892BR	#04-041,0663BR
03	#03-017002BR	#03-027002BR	#03-036892BR	#03-041,0663BR
02	#02-017002BR	#02-027002BR	#02-036892BR	#02-041,0663BR
01	#01-017002BR			#01-041,0663BR

1BR2BR3BR4BR5BR· tile shows strata sq ft

Profit & Loss

haio estimate

207 realized resale exits at THE ALPS RESIDENCES over the 5y window — 207 profitable, 0 at a loss, averaging 4.21%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	55	7y 1m	4.17%
2BR	82	7y 1m	3.90%
3BR	61	7y 0m	4.58%
4BR	5	6y 10m	5.06%
5BR+	4	7y 1m	4.17%
Total	207	7y 1m	4.21%

Loss Distribution

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

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of THE ALPS RESIDENCES. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at THE ALPS RESIDENCES today at ~$1,515 psf (the recent resale median — last 12 months, 41 sales)…

91.1%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=526 traced current owners, 99.8% unit-exact

haio+

the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at THE ALPS RESIDENCES, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.05M, the median of recent sale transactions at THE ALPS RESIDENCES) — drag to explore what else that budget buys across Singapore.

Nearby Condos

8 within 1 km

Lowest

$1,089

psf

Average

$1,422

psf

Highest

$1,713

psf

This propertyNearby condo


220 m	Parc Central Residences	LH	2023	—
232 m	The Tapestry	LH	2021	$1,713
376 m	The Santorini	LH	2017	$1,466
559 m	Arc At Tampines	LH	2014	$1,399
563 m	Q Bay Residences	LH	2016	$1,495
577 m	Pinevale	LH	1999	$1,089
776 m	The Tropica	LH	2000	$1,298
808 m	Waterview	LH	2014	$1,496

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Poi Ching School≤ 1 km645 m
St. Hilda'S Primary SchoolWithin 1 km of block 105 only≤ 1 km1000 m
Junyuan Primary School1–2 km1.3 km
Angsana Primary School1–2 km1.36 km
Tampines Primary School1–2 km1.67 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see .

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.