District 18 Property Market: Resale prices, tenure, supply and buyer and seller considerations

Not one market

District 18 takes in Tampines, Pasir Ris and Simei, all in URA's Outside Central Region. Tenure hardly varies here: 45 of the 46 developments that recorded a sale in the past five years are on 99-year leases. What varies is the year the lease began and whether the development is a private one or an executive condominium.

Of the 1,052 resales in the 12 months to September 2026, 461 were on Pasir Ris streets (Elias Road included), 428 on Tampines streets and 163 on Simei streets. Lease era and location overlap. All 217 resales of private homes with leases from 2015 were in three Tampines developments, and 85 of the 108 with leases before 2000 were on Simei streets.

The figures below are given for each group, never for the district as a whole.

Stock profile

Every one of the 40 developments with a resale had at least five in the 12 months, so each has some sale evidence of its own. Executive condominiums are 16 of the 46 developments and made 264 of the resales, or 25%. Four of them, all with leases from 2015, had no resale in the 12 months.

What sold each year

Resales have run between 826 and 1,213 a year. New sales went from 26 in 2024 to 1,871 in 2025.

Resale prices by tenure and lease era

Among private homes, those with leases from 2015 had the highest median price per square foot, $1,751, and the smallest homes, a median of 700 sq ft. Those with leases from 2000 to 2014 had a median of $1,469, and those with leases before 2000 a median of $1,023.

By median price the order is different. The private homes with the newest leases had the lowest, $1.22M, and they were also the smallest. Of the groups with more than one development, executive condominiums with leases from 2000 to 2014 had the highest, $1.62M, at a median size of 1,146 sq ft. The eight freehold resales were all in one development, Ris Grandeur, and had a median of $1.64M.

What each size cost: private homes

At 1,200 to 1,599 sq ft the medians were $1.50M for leases before 2000, $1.88M for leases from 2000 to 2014 and $2.47M for leases from 2015. The last figure rests on 24 resales in three developments, 21 of them in one.

Other cells are thin too. Of the 51 resales with leases before 2000 at 800 to 1,199 sq ft, 46 were in two developments, Melville Park and Eastpoint Green. The figure for leases from 2015 at 1,600 sq ft and over is from six resales.

What each size cost: executive condominiums

The executive condominiums with leases before 2000 are three developments, and their figure at 800 to 1,199 sq ft is from 14 resales in two of them.

Executive condominiums and private homes

Whether executive condominiums had a lower median than private homes of the same lease era differed by street.

On Tampines streets the executive condominiums had the higher median in both size bands, though the private side at 1,200 to 1,599 sq ft is eight resales. On Pasir Ris streets they had the lower one, by 16% and 12%. The comparison is of four executive condominiums against three private developments in Tampines, and five against eleven in Pasir Ris, so it describes those developments and not executive condominiums in general.

Where the resales are

Treasure at Tampines had 124 resales, 12% of the district's total. The five developments with the most resales made 31% of them and the top ten 50%.

Every sale on record for a development is on the Property Research page. The five with the most resales: Treasure at Tampines, D'Nest, The Tampines Trilliant, The Tapestry and Coco Palms.

Disclosure: James Wong has sold a home in Stratum, a private development on Elias Road. Its record: Stratum.

How much less an older lease sold for, and whether the gap is widening, is examined in District 18: older leases sold for 29% to 32% less by group, 5% to 35% by development.

What developers are selling

Developers sold 643 homes in the 12 months, in four developments. Rivelle Tampines, an executive condominium, made 556 of them at a median of $1,934 per square foot and $2.00M. Parktown Residence, a private development, made 73 at a median of $2,330 per square foot.

These are not like for like with resales: a new sale may be of a home that is not yet completed, and an executive condominium is sold by its developer only to buyers who meet HDB's conditions. For reference, the median resale price per square foot was $1,751 for private homes with leases from 2015 and $1,396 for executive condominiums with leases from 2000 to 2014.

What this page does not cover

Future Government Land Sales sites, en-bloc redevelopments and launches that have not yet recorded a sale are not listed here. The table shows only developments in which URA has recorded a developer's sale in the period.

MRT

Five MRT stations that are open have postal codes in District 18. Tampines is an interchange between the East-West and Downtown lines. Pasir Ris and Simei are on the East-West Line. Tampines West and Tampines East are on the Downtown Line.

LTA expects Phase 1 of the Cross Island Line to be completed by 2030, with an interchange at Pasir Ris, and its Punggol Extension, which also starts at Pasir Ris, by 2032. SLA's address list already carries one Cross Island Line station in the district that is not yet open, Pasir Ris East.

A station being in the district says nothing about how far it is from a given home. Check the walking route from the address itself.

Primary schools

MOE's school directory lists 17 primary schools with postal codes in District 18: Angsana Primary School, Casuarina Primary School, Changkat Primary School, Chongzheng Primary School, East Spring Primary School, Elias Park Primary School, Gongshang Primary School, Junyuan Primary School, Meridian Primary School, Park View Primary School, Pasir Ris Primary School, Poi Ching School, St. Hilda's Primary School, Tampines North Primary School, Tampines Primary School, White Sands Primary School and Yumin Primary School.

A postal district is not a school catchment. Check the home's own address against MOE's current Primary 1 registration rules before relying on a school.

• Decide which lease era you are buying in before comparing prices. At 1,200 to 1,599 sq ft, private homes had medians of $1.50M, $1.88M and $2.47M for leases before 2000, from 2000 to 2014 and from 2015.
• Compare the total price as well as the price per square foot. The private homes with the highest median price per square foot, those with leases from 2015, had the lowest median price, and they were also the smallest.
• Do not assume an executive condominium costs less than a private home on the same group of streets. On Tampines streets the executive condominiums with leases from 2000 to 2014 had the higher median price per square foot.
• For a 99-year home with an older lease, ask CPF Board and your bank early whether the remaining lease affects the CPF you may use and the loan you can get.

• Every development with a resale here had at least five in the 12 months, so buyers can see recent sales in your own development.
• A district-wide figure is unlikely to describe your home. The median price per square foot of the five groups with more than one development ranged from $1,023 to $1,751.
• New launches in the district are a reference buyers may have seen. Rivelle Tampines and Parktown Residence sold new units at medians of $1,934 and $2,330 per square foot in the same 12 months.