Executive condominium (EC) projects tend to excite buyers, and when the project is located in the popular Tampines town and near an upcoming mixed development, there is all the more reasons for it to be highly anticipated by the market.

That said EC project will be situated on the Tampines Street 95 government land sales site, which attracted 5 bids in a tender that closed on 24 October 2024. The top bid of $465 million - equivalent to a land rate of $768 psf per plot ratio - was submitted by subsidiaries of Sim Lian Group (Sim Lian Land and Sim Lian Development). This land bid is a record high GLS land rate for an EC plot at the time of writing.

It is unsurprising that the EC site tender drew healthy participation among developers, as the EC segment is likely to continue to be a bright spot in the near-term. With the prices of new mass market condo in the suburbs mostly crossing $2,000 psf, ECs which are more affordably priced will remain appealing to eligible buyers.

Compelling location attributes

In terms of location attributes, this site is quite attractive, being within walking distance to the Tampines West MRT station on the Downtown Line, and a stone's throw from an upcoming mixed-used development at Tampines Street 94, which will have a fairly substantial commercial component (estimated 10,500 sq m of commercial space). This could provide a range of retail and F&B offerings to the residents when it is completed.

It is also close to the SAFRA Clubhouse (Tampines) and the Tampines Round Market and Food Centre. Meanwhile, the malls in Tampines Central - Tampines Mall, Tampines One, and Century Square - as well as the Our Tampines Hub are just one MRT stop away. Our Tampines Hub is an integrated community and lifestyle hub comprising a range of amenities, including the Tampines Regional Library, and a hawker centre. In addition, big box retail offerings in Tampines North, namely IKEA, Courts Megastore, and Giant hypermart are also a short drive from the EC site.

New ECs here will also be attractive to those who work in the East, such as in the Tampines Regional Centre, the Changi Business Park, the commercial hub in Paya Lebar Central, and the Changi Airport. The ongoing transformation of Changi East will also bring more jobs closer to home and potentially boost leasing and housing demand in the area.

For a dose of nature and recreation activities, residents can head on to the Bedok Reservoir Park, which is about 700 metres from the upcoming EC project. Located on the Eastern Loop of the Park Connector Network, Bedok Reservoir Park is a destination for both land- and water-based activities - be in taking in views of the reservoir from the floating deck, jogging along trails, or renting a kayak and take to the waters.

Connectivity

Being within walking distance to the Tampines West MRT station, residents will enjoy direct access to the city via the Downtown Line, passing through Bencoolen, Fort Canning, Chinatown, Telok Ayer and into downtown Marina Bay, Suntec City and Bugis.

The Tampines interchange MRT station which connects to the East-West Line (EWL) is also one stop from Tampines West station. The EWL takes commuters to the central business district in about 30 minutes.

Rail connectivity is set to improve further when the Thomson-East Coast Line (TEL) becomes fully operational in 2026, with the opening of the Bedok South and Sungei Bedok MRT stations. As Sungei Bedok will be an interchange station with the Downtown Line, commuters will be able to transfer to the TEL which can take them to the East Coast Park beach, Gardens by the Bay, Shenton Way, Orchard Road, and up towards Woodlands.

Schools

The future EC project may be popular with home buyers, including young couples who wish to live near their parents who may be residing in Tampines, families with school-going children, and HDB upgraders currently living in Tampines or Bedok, for instance.

In particular, parents or parents-to-be will appreciate that there are schools at all levels nearby. They include Junyuan Primary and Secondary schools, St. Hilda's Primary and Secondary schools, Tampines Primary and Secondary schools, St. Anthony's Canossian Primary and Secondary schools, Springfield Secondary School, Temasek Polytechnic, ITE College East, as well as the Singapore University of Technology and Design.

About the developer

Sim Lian Group is an award-winning property developer with experience spanning over four decades in the Singapore property scene. The group has built an outstanding track record in residential development and expertise in construction. It has a broad portfolio of residential, commercial, industrial, retail and mixed-use developments. Some of its most recent projects include The Botany at Dairy Farm, Hillion Residences, Treasure at Tampines, Treasure Crest and Wandervale.