Aurelle of Tampines EC stands out as a new development that addresses the needs of families seeking modern layouts, good amenities, and long-term growth potential.
Aurelle of Tampines EC, a 99-year leasehold executive condominium by Sim Lian Group in District 18. I will share my personal observations, focusing on the key details that a prospective buyer or investor would value.
Overview & Fact Sheet
Aurelle of Tampines EC combines Sim Lian Group’s construction background with the growing appeal of Tampines North. The project features 760 units spread across 14 blocks, each planned for functional living. Residents can expect convenient connections to Tampines North MRT and future infrastructure upgrades.
| Category | Details |
|---|---|
| Project Name | Aurelle of Tampines 晶莹轩 |
| Developer | Sim Lian JV (Northbank) Pte. Ltd. (Sim Lian Group) |
| Address | 41–67 Tampines Street 62, Singapore |
| District | D18 (Tampines/Pasir Ris) |
| Total Units | 760 |
| Unit Types | 3BR, 3BR Premium, 3BR + Study, 4BR Compact, 4BR Flexi, 4BR Premium, 5BR |
| Tenure | 99-year leasehold (from 8 January 2024) |
| Site Area | 28,000.20 sqm (~301,392 sqft) |
| Expected TOP | 31 December 2028 |
| Key Facilities | 50m lap pool, gym, tennis court, landscaped gardens, sky lounge |
| Architect | M.A.N Architects LLP |
| Main Contractor | Sim Lian Construction Co. (Pte.) Ltd. |
I have noticed from earlier Sim Lian projects that the developer prioritizes practical layouts and timely delivery. Aurelle of Tampines aims to continue this trend, with a focus on modern facilities and green building methods.
Floor Plan Analysis
Overview of Unit Layouts
The development features seven distinct unit types, ranging from 3-bedroom to 5-bedroom layouts. These layouts integrate features that support family life, including open kitchens, dedicated study areas, and multi-purpose rooms.
- 3-Bedroom Units (840–947 sqft): Standard, Premium, and +Study choices, appealing to young families or couples who prefer a compact space.
- 4-Bedroom Units (1,023–1,206 sqft): Compact, Flexi, and Premium variations, giving households extra living space.
- 5-Bedroom Units (1,356 sqft): Larger floor area that can support multi-generational living or future expansion.
From my perspective, these layouts showcase ways to maximize limited floor area. Many families today value open living rooms and flexible study corners. Aurelle of Tampines addresses these needs by introducing layouts that fit various lifestyles.
Unit Distribution
| Unit Type | Units Available | Total Units |
|---|---|---|
| 3-Bedroom | 164 | 164 |
| 3-Bedroom Premium | 214 | 214 |
| 3-Bedroom + Study | 122 | 122 |
| 4-Bedroom Compact | 108 | 108 |
| 4-Bedroom Flexi | 40 | 40 |
| 4-Bedroom Premium | 84 | 84 |
| 5-Bedroom | 28 | 28 |
Data as of February 2025.
I see that the biggest allocation goes to 3-bedroom layouts, which signals a strong focus on nuclear families. The presence of 4-bedroom and 5-bedroom units caters to buyers with larger families or those who want added space.
Pricing
Indicative Price Range
- Estimated Price Range: $1,500–$1,600 per sqft.
- Sample Pricing (approximate):
- 3-Bedroom (840 sqft): ~$1.26M–$1.34M
- 5-Bedroom (1,356 sqft): ~$2.03M
Prices may change based on floor level, orientation, and any premium views. Launch pricing is expected in Q1 2025.
Personal Take on Value
I have noticed that new ECs often launch at competitive rates compared to private condos in the area. Based on my experience, this has allowed buyers to secure good entry points for future appreciation. Aurelle’s indicative range seems aligned with rising land prices and ongoing development in Tampines North.
Site Plan Analysis
Aurelle of Tampines EC occupies an irregular-shaped plot of about 28,000.2 sqm, bordered by Tampines Street 62 on the south and the Tampines Expressway (TPE) on the northeast. The development hosts 14 blocks, each standing 14 storeys tall, oriented north-south to improve ventilation and allow more natural light.
Adjacent Areas
- Northeast: TPE, which may create traffic noise for some higher-floor units but offers open views.
- South: A new HDB precinct and Tenet EC (completed in 2023).
- South-West: The temporary Tampines North Bus Interchange, scheduled to relocate to a Parktown mixed-use development after 2025.
Key Facilities & Amenities
| Category | Facilities |
|---|---|
| Recreational | 50m lap pool, tennis court, children’s playground, BBQ pits, sky lounge |
| Community | Landscaped gardens, function rooms, EV charging lots (7 spaces) |
| Transport | 4-minute walk to Tampines North MRT (Cross Island Line, target completion by 2030) |
| Future | Parktown integrated hub with MRT, bus interchange, hawker center, community club |
Connectivity & Accessibility
- Public Transport: A short 4-minute walk to Tampines North MRT. Nearby Tampines North Bus Interchange will shift to Parktown for upgraded facilities.
- Road Access: Direct routes from Tampines Street 62 lead to TPE, PIE, and ECP, enabling faster commutes.
- Pedestrian Links: Park connectors link Aurelle to Tampines Eco Green and Tampines Boulevard Park, supporting an active lifestyle.
Design Considerations
- Noise Mitigation: Upper floors facing TPE may experience traffic noise; lower floors gain protection from landscaping buffers.
- PPVC Construction: Prefabricated elements for bedrooms and bathrooms can boost build quality and lower on-site disturbance.
- Density Management: 760 units spread across 14 blocks occupy about 30% of the site, with basement parking that maximizes open spaces.
Strategic Advantages
- Growth Potential: Aurelle forms part of Tampines North’s ongoing upgrades under the URA Master Plan.
- Family Focus: Four primary schools (Angsana, Elias Park, Poi Ching, St. Hilda’s) lie within 2 km.
- Sustainability: EV charging lots and 190 bicycle spaces support eco-conscious commuting.
Aurelle of Tampines EC applies thoughtful site planning to balance city convenience with a comfortable living space. This balance of future infrastructure, family-oriented facilities, and sustainable practices makes Aurelle a strong option for both owner-occupiers and investors.
Location and Facilities
Aurelle of Tampines is a 6-minute walk from the upcoming Tampines North MRT (Cross Island Line), which is slated for completion around 2029 or 2030. The site plan includes a 50m infinity pool, tennis court, sky lounge, children’s play areas, and EV charging stations.
- Green Elements: Biophilic landscaping and energy-saving systems.
- Proximity to Main Roads: Near Tampines Expressway (TPE) and Pan Island Expressway (PIE) for direct access to other parts of Singapore.
About the Developer
Sim Lian Group, formed in 1976, is a known developer in Singapore with a portfolio that spans residential and commercial. Their projects include:
- Residential: Treasure at Tampines, Hillion Residences
- Commercial: Sim Lian Building, Grantral Mall
Sim Lian Group has earned recognition for their standard of construction. Buyers who followed their earlier launches often comment on quality finishes and timely project handovers. In my view, the group’s experience makes Aurelle of Tampines more trustworthy for those who prefer a stable developer.
Connectivity & Accessibility
MRT Stations
- Tampines North MRT (Cross Island Line): About a 4-minute walk.
- Tampines MRT (East-West and Downtown Lines): About 1.5 km away, reachable by bus or a 25-minute walk.
- Simei MRT (East-West Line): 10-minute drive.
Bus Services
- Tampines North Bus Interchange: 3-minute walk, linked to routes leading to Changi Business Park, Pasir Ris, and other destinations.
Expressways
- TPE, PIE, ECP: Quick access to the CBD, Changi Airport, and other hubs.
Connectivity is a big factor in property decisions. Based on my experience, units close to MRT stations can show stronger price growth and better rental demand. The short walk to the new Tampines North MRT station is a major plus.
Nearby Educational Institutions
Primary Schools (within 2 km)
| School | Distance |
|---|---|
| Angsana Primary School | <1 km |
| Elias Park Primary School | <1 km |
| Poi Ching School | ~1.48 km |
| St. Hilda’s Primary School | ~1.72 km |
Secondary Schools & Junior Colleges
- Pasir Ris Secondary School (1.93 km)
- Meridian Secondary School (1.56 km)
- Tampines Meridian Junior College (1.24 km)
Childcare & Preschools
- E-Bridge Pre-School Tampines North
- PCF Sparkletots Preschool within 1–2 km
Parents with school-age children will find the range of schools convenient. I have seen that families place a high priority on school proximity when deciding on an EC, and Aurelle positions itself well for those concerns.
Amenities & Lifestyle Options
Shopping & Dining
- Tampines Mall, Century Square, Tampines 1: ~10-minute drive.
- Tampines Round Market & Food Centre: Traditional hawker fare.
- IKEA Tampines, Courts Megastore: ~5-minute drive for furniture and electronics.
Recreation & Green Spaces
- Tampines Eco Green: ~5-minute walk.
- Tampines Boulevard Park: Connects to Pasir Ris Park via park connectors.
Community Facilities
- Tampines Hub: Sports complex, library, and cinema.
- Integrated Transport Hub (2029): Enhanced bus-train connection, retail, and community clubs.
Healthcare
- Polyclinics & Clinics: Available within the proposed mixed-use developments in Tampines North.
I often visit Tampines for its variety of malls and food options. The new integrated amenities in Tampines North can widen these choices even further. This helps Aurelle feel well-connected to daily needs.
Investment Potential & Market Analysis
Aurelle of Tampines offers opportunities for investors and families who want to enjoy a future-ready location. The EC status of Aurelle suggests an attractive price point at launch, plus the potential to convert to private status after 10 years. This can open up more resale and rental prospects.
Appreciation Analysis
Tampines ECs have shown promising growth over the past decade. Historical data indicates that new ECs can match or exceed the price appreciation of many private condos.
| Development | Launch Year | Approx Growth (Bar) | Price Appreciation |
|---|---|---|---|
| CityLife @ Tampines | 2013 | [■■■■■■■■] | +84.92% |
| The Tampines Trilliant | 2012 | [■■■■■■■■■■■] | +104.27% |
| Arc At Tampines | 2011 | [■■■■■■■■■] | +87.23% |
Average 10-year performance:
- ECs in Tampines: +56.04%
- Private condos in Tampines: +50.53%
Aurelle’s projected launch pricing of $1,500–$1,600 psf aligns with land costs in Tampines. In my view, these figures point to further upside, especially once surrounding developments and MRT lines are completed.
MOAT Analysis
Aurelle’s advantages support its long-term appeal:
| Factor | Details |
|---|---|
| Location | 4-minute walk to Tampines North MRT (operational around 2029–2030). |
| URA Development Plans | Major additions in Tampines Regional Centre, more green spaces, new retail. |
| Developer Reputation | Sim Lian Group known for functional layouts and on-time project completion. |
| Limited EC Supply | Few upcoming ECs in Tampines, contributing to higher interest in new units. |
My site visits suggest that ECs near future MRT stations often experience above-average price growth. The focus on green features also appeals to younger buyers.
Rent Price Analysis
Rental demand for EC units in Tampines often grows after the 5-year Minimum Occupation Period (MOP). Past ECs in the area saw yields of 4.2%–4.78%, buoyed by:
- Nearby schools such as United World College (East Campus) and local institutions.
- Proximity to Changi Business Park and other employment clusters.
- Connectivity to the future Cross Island Line, which can expand the tenant pool.
I have also known people who rented in Tampines due to easy access to the airport and business hubs. This can enhance the long-term leasing prospects for Aurelle.
Personal Thoughts
I visited several EC projects in Tampines over the years, and I observed how the area kept improving. Buyers often appreciate the synergy of top schools, good bus routes, and MRT lines. If you prefer a strong mid-tier location with future growth plans, Aurelle of Tampines could be a promising candidate.
During site visits around Tampines North, I noticed that the area has a balanced mix of nature parks, malls, and dining spots. Once Tampines North MRT and the new transport hub open, residents will likely enjoy shorter commutes and a livelier streetscape. These developments can encourage price growth and everyday convenience.
Conclusion
Aurelle of Tampines EC is a new launch by Sim Lian Group that addresses the core needs of modern households. Buyers can look forward to connectivity, green landscaping, well-planned layouts, and a developer with a strong record. Pricing is expected to remain attractive compared to private condos, making Aurelle an option for families seeking a strategic entry into District 18.
Key Points:
- Good proximity to Tampines North MRT.
- Varied layout choices for different family sizes.
- Potential for future appreciation due to URA-led upgrades and steady demand in Tampines.
- Trusted developer background with earlier successful ECs.
- Possible road noise from the TPE, though careful selection of units can reduce this impact.
I rate Aurelle of Tampines 4.5 out of 5 for its location, practicality, and growth potential. It delivers a blend of convenience and future-proof planning that can appeal to both homeowners and investors.
