Aurelle of Tampines.
The brief
Aurelle of Tampines is Sim Lian's return to the Tampines corridor - 760 units across fourteen 14-storey blocks in the emerging Tampines North precinct, five minutes from the future Cross Island Line interchange. An Executive Condominium, which means entry prices well below equivalent private launches at this location. The project sold 90% on launch day and fully closed in April 2025.
Pricing. PSF at $1,651 - $1,789 at launch - EC pricing with a private condominium finish specification. 3-bedrooms opened from $1.417M (840 sqft), 4-bedrooms from $1.689M, 5-bedrooms from $2.258M. The project is now sold out; EC MOP applies from TOP.
Location context. Tampines North MRT (Cross Island Line, CR6) is planned five minutes away and opens circa 2030. The adjacent Parktown Residence integrated development - Parktown Mall, hawker centre, bus interchange, and community club - is directly next to the site and handles day-to-day needs in the interim. Poi Ching and St Hilda's Primary are within the estate.
Three things to know.
EC economics
EC pricing with a private condominium finish specification. Entry from $1.417M for a 3-bedroom (840 sqft) - at launch, that was $300-$500 psf cheaper than comparable leasehold private condos in the Tampines corridor. The 5-year MOP is the cost; the new town location is the long-term story.
Cross Island Line in 2030
Tampines North MRT (Cross Island Line, CR6) is a five-minute walk and opens circa 2030. The CRL connects Jurong Lake District to Changi Business Park - every major employment node on a single line. The adjacent Parktown Residence integrated development handles day-to-day needs in the interim.
Fully sold
90% sold on launch day 8 March 2025; fully closed at second-timer balloting in April 2025, within one hour of opening. No resale availability until MOP in approximately 2031. EC rules apply - first 5 years restricted, privatisation after 10 years from TOP.
Fit & trade-offs
Who this is for.
Resale access to Sim Lian's first new EC of 2025, 760 units across fourteen blocks in Tampines North, EC psf at $1,651 to $1,789 sitting roughly $700 below adjoining private launch Parktown Residence, five-minute walk to the future Cross Island Line interchange at Tampines North MRT (CR6)
Primary-market selection that closed within one hour of second-timer balloting in April 2025, private-condo flexibility free of EC MOP and citizenship rules, immediate Cross Island Line access ahead of the circa 2030 station opening
- ·Buyers tracking EC resale availability post-MOP around 2031 in the Tampines North precinct
- ·Buyers prioritising Cross Island Line catchment access via Tampines North MRT (CR6) opening circa 2030
- ·Buyers seeking EC entry quantum below adjacent private launches like Parktown Residence on the same street
- ·Buyers needing immediate occupation given EC MOP and TOP timing constraints
- ·Buyers requiring private condo tenure without EC eligibility or restriction rules
- ·Buyers wanting an established neighbourhood rather than a new town under build-out
Unit mix
760 units. 6 typologies.
| Type | Size (sqft) |
|---|---|
| 3-Bedroom | 840 |
| 3-Bedroom Premium | 840 |
| 3-Bedroom + Study | 904 |
| 4-Bedroom | 1023 |
| 4-Bedroom Premium | 1109 |
| 5-Bedroom | 1356 |
Across launch: $1,651 - $1,789 psf. Per-variant pricing on application.
Floor plans
6 typologies.
Block + stack layout. 760 units across 6 typologies.
Living here
On site, around.
- 50m lap poolpool
- Family poolpool
- Children's poolpool
- Tennis courtrecreation
- Gymnasiumwellness
- Yoga deckwellness
- Sky loungesocial
- Function roomssocial
- BBQ pavilionssocial
- Children's playgroundrecreation
- Angsana Primary Schoolprimary
- Elias Park Primary Schoolprimary
- Tampines North Primary Schoolprimary
- Casuarina Primary Schoolprimary
- Gongshang Primary Schoolprimary
- Meridian Primary Schoolprimary
- Park View Primary Schoolprimary
- Poi Ching Primary Schoolprimary
- Tampines Primary Schoolprimary
- White Sands Primary Schoolprimary
- Yumin Primary Schoolprimary
- St. Hilda's Secondary Schoolsecondary
- Dunman Secondary Schoolsecondary
- Changkat Changi Secondary Schoolsecondary
- Ngee Ann Secondary Schoolsecondary
- Tampines Meridian Junior CollegeJC
Location
41 Tampines Street 62, Singapore.
Comparables
Other launches in context.
Track record
Sim Lian Land Pte Ltd priors.
Risks & catalysts
What could move.
- ·EC resale market is constrained by MOP and citizenship rules, secondary-market liquidity is structurally thinner than private condo resale
- ·Cross Island Line phase-1 timeline of circa 2030 is the long-dated catalyst, slippage erodes the Tampines North commute thesis
- ·99-year leasehold decay applies from lease start, with TOP nominally 2028-Q4, the EC-to-private status flip falls in approximately 2038
- ·Tampines North precinct is still under build-out, surrounding amenity delivery depends on Parktown Residence integrated development completion
- ·Tampines North MRT (CR6, Cross Island Line) is a five-minute walk and opens circa 2030, anchoring the long-hold commute thesis
- ·Parktown Residence integrated development directly adjoining handles mall, hawker centre, bus interchange, and community club for day-to-day needs
- ·EC privatisation rule converts the project to private-condo status ten years from TOP, broadening the resale buyer pool from approximately 2038
- ·Sim Lian's record-setting Emerald of Katong weekend in November 2024 underwrote the developer-execution premium that priced Aurelle to clear in April 2025
FAQ
What buyers ask.
Q01Is Aurelle of Tampines still available from the developer?
Status is 'sold' in the launch book. 90% of 760 units transacted on launch day 8 March 2025, and the balance closed within one hour of opening at second-timer balloting in April 2025. New units are not available, and EC resale is restricted until the project's Minimum Occupation Period (MOP) ends approximately 5 years after TOP, which puts MOP exit around 2033 to 2034 on the current TOP nominal of 2028-Q4.
Q02How does Aurelle of Tampines relate to Parktown Residence on the same street?
Both projects sit in the Tampines North precinct on Tampines Street 62, both anchor to the future Tampines North MRT (CR6) on the Cross Island Line, and both launched in the first quarter of 2025. Aurelle of Tampines is the EC parcel by Sim Lian at 760 units launched 8 March 2025 at $1,651 to $1,789 psf. Parktown Residence is the directly adjoining private integrated development by UOL, SingLand, and CapitaLand at 1,193 units launched 22 February 2025 at an average $2,360 psf. Same precinct, same MRT, EC versus private spread of roughly $700 psf at launch.
Q03When does the EC privatisation rule apply at Aurelle of Tampines?
Executive Condominiums in Singapore are privatised ten years after TOP. With TOP nominally 2028-Q4, Aurelle of Tampines is on track to convert to full private-condo status around 2038. From that point, ownership and resale rules align with private condos, including foreign-buyer eligibility, which historically broadens the resale buyer pool and supports a one-step pricing rerate against the prior MOP-restricted band.
Q04What is the resale path for Aurelle of Tampines after MOP?
EC resale opens after the 5-year Minimum Occupation Period from TOP. From years 5 to 10 post-TOP, resale is restricted to Singapore Citizens and Singapore Permanent Residents. From year 10 post-TOP, the project privatises and resale opens to all buyer categories including foreigners. On Aurelle's nominal TOP of 2028-Q4, that puts the partial-resale window opening around 2033 to 2034 and full privatisation around 2038.
Q05Why did Aurelle of Tampines clear within hours despite the EC restrictions?
Three factors. First, EC pricing of $1,651 to $1,789 psf sat roughly $700 below the directly adjoining private launch Parktown Residence at $2,360 psf average from three weeks earlier, which left a visible EC versus private discount on the same street. Second, the project anchors to the Cross Island Line interchange at Tampines North MRT (CR6) opening circa 2030, with Parktown Residence's integrated mall, hawker centre, and bus interchange handling daily needs in the interim. Third, Sim Lian's prior Tampines launch Treasure at Tampines (2019, 2,203 units) and prior EC Wandervale (2017, 534 units) gave the consortium an established Tampines and EC track record that converted directly into launch-weekend demand.
Register