A Tampines Condo From $688k? Where To Find The Most Affordable Condos In Tampines In 2025
Tampines is a large area, with places like Tampines West, Tampines Central, the new Tampines North, etc. There are a lot of condos scattered around this area, with notably large price differences. That’s good news for those who must live within this regional hub of the east: because whilst properties near the hub are undeniably expensive, there are a lot of potentially cheaper options very nearby. Here’s where to find some of the cheapest as of 2025:
Most affordable condos in Tampines
Going by price per square foot (psf) and unit size, here are some of the lowest prices to date:
| Project | Completed | 1BR | 2BR | 3BR | 4BR | 5BR |
| ARC AT TAMPINES | 2014 | $1,363 | $1,338 | $1,317 | ||
| CITYLIFE@TAMPINES | 2016 | $1,616 | $1,452 | $1,414 | ||
| PARC CENTRAL RESIDENCES | 2024 | $1,575 | ||||
| PINEVALE | 1999 | $1,001 | $925 | |||
| Q BAY RESIDENCES | 2016 | $1,417 | $1,418 | $1,445 | $1,401 | $1,490 |
| THE ALPS RESIDENCES | 2019 | $1,572 | $1,463 | $1,467 | ||
| THE EDEN AT TAMPINES | 2003 | $1,195 | $1,134 | $1,158 | ||
| THE SANTORINI | 2017 | $1,422 | $1,395 | $1,396 | $1,367 | |
| THE TAMPINES TRILLIANT | 2015 | $1,517 | $1,578 | |||
| THE TAPESTRY | 2021 | $1,721 | $1,664 | $1,650 | $1,694 | $1,661 |
| THE TROPICA | 2000 | $1,076 | $1,277 | $1,338 | ||
| TREASURE AT TAMPINES | 2023 | $1,705 | $1,689 | $1,703 | $1,713 | $1,624 |
| WATERVIEW | 2014 | $1,369 | $1,463 | $1,506 |
Note: we’re going to exclude The Eden at Tampines, as it’s an EC.
Going by the average price per square foot for each unit type, the cheapest overall condos in Tampines are The Tropica and Pinevale. The Tropica is the cheapest for one-bedroom units ($1,076 psf), whilst Pinevale has the lowest price psf in all other size categories.
Unfortunately, price psf is not a very good point of comparison these days, especially since these are pre-GFA harmonisation condos, where the square footage can include things like air-con ledges. Plus, most buyers are more affected by the quantum (overall price), as this is what determines loan limits, stamp duties, and overall affordability.
So let’s examine the prices by quantum instead:
Lowest transactions by quantum
The following are the lowest transactions we found for various Tampines condos and unit sizes:
| LOWEST | ||||||
| Project | Completed | 1BR | 2BR | 3BR | 4BR | 5BR |
| ARC AT TAMPINES | 2014 | $1,000,000 | $1,188,000 | $1,880,000 | ||
| CITYLIFE@TAMPINES | 2016 | $1,240,000 | $1,600,000 | $1,750,000 | ||
| PARC CENTRAL RESIDENCES | 2024 | $1,448,000 | ||||
| PINEVALE | 1999 | $1,308,000 | $2,300,000 | |||
| Q BAY RESIDENCES | 2016 | $737,000 | $860,000 | $1,248,000 | $1,880,000 | $2,550,800 |
| THE ALPS RESIDENCES | 2019 | $698,000 | $943,000 | $1,310,000 | ||
| THE EDEN AT TAMPINES (EC) | 2003 | $1,028,800 | $1,200,000 | $1,600,000 | ||
| THE SANTORINI | 2017 | $688,000 | $1,000,000 | $1,433,000 | $1,760,000 | |
| THE TAMPINES TRILLIANT | 2015 | $1,308,888 | $1,868,000 | |||
| THE TAPESTRY | 2021 | $730,000 | $870,000 | $1,520,000 | $2,400,000 | $2,830,000 |
| THE TROPICA | 2000 | $1,050,000 | $1,460,000 | $2,031,000 | ||
| TREASURE AT TAMPINES | 2023 | $768,000 | $905,000 | $1,320,000 | $2,000,000 | $2,750,000 |
| WATERVIEW | 2014 | $1,038,000 | $1,600,000 | $1,750,000 |
Again, we’ll skip over Eden at Tampines, because it’s an EC and would naturally have lower prices. In terms of the cheapest by size, looking at the lowest transactions, the most affordable are:
- One-bedder – The Santorini ($688,000)
- Two-bedder – Q Bay Residences ($860,000)
- Three-bedder – The Alps Residences ($1,310,000)
- Four-bedder – The Santorini ($1,760,000)
- Five-bedder – Q Bay Residences ($2,550,800)
Overall, The Santorini and Q Bay Residences stand out as the most affordable options across multiple categories. If you’re looking for the lowest absolute price, The Santorini offers the cheapest entry point for one and four-bedroom units, while Q Bay Residences has the most competitively priced two and five-bedroom options.
But we can’t always assume we’ll get the lowest prices, so let’s look at the cheapest by average price:
| AVERAGE | ||||||
| Project | Completed | 1BR | 2BR | 3BR | 4BR | 5BR |
| ARC AT TAMPINES | 2014 | $1,095,667 | $1,426,098 | $1,963,176 | ||
| CITYLIFE@TAMPINES | 2016 | $1,270,000 | $1,703,818 | $1,986,326 | ||
| PARC CENTRAL RESIDENCES | 2024 | $1,690,000 | ||||
| PINEVALE | 1999 | $1,338,500 | $2,300,000 | |||
| Q BAY RESIDENCES | 2016 | $782,389 | $1,158,906 | $1,600,800 | $2,018,127 | $2,550,800 |
| THE ALPS RESIDENCES | 2019 | $742,815 | $1,019,500 | $1,478,444 | ||
| THE EDEN AT TAMPINES | 2003 | $1,028,800 | $1,430,321 | $1,644,000 | ||
| THE SANTORINI | 2017 | $732,545 | $1,126,875 | $1,548,736 | $1,820,000 | |
| THE TAMPINES TRILLIANT | 2015 | $1,565,352 | $2,056,000 | |||
| THE TAPESTRY | 2021 | $782,329 | $1,055,824 | $1,705,513 | $2,493,472 | $2,932,500 |
| THE TROPICA | 2000 | $1,065,000 | $1,555,750 | $2,031,000 | ||
| TREASURE AT TAMPINES | 2023 | $798,181 | $1,092,078 | $1,626,930 | $2,195,441 | $2,785,000 |
| WATERVIEW | 2014 | $1,188,455 | $1,682,583 | $1,954,722 |
Going by average prices and excluding the EC, the list is mostly unchanged:
- One-bedder – The Santorini ($732,545)
- Two-bedder – The Alps Residences ($1,019,500)
- Three-bedder – The Alps Residences ($1,478,444)
- Four-bedder – The Santorini ($1,820,000)
- Five-bedder – Q Bay Residences ($2,550,800, the same transaction as above)
What do our three condos have in common?
It would appear the most affordable condo options in Tampines are in the Tampines West area, roughly at the boundary line between Tampines and Bedok Reservoir. The lower price point is likely due to lower accessibility:
There’s no MRT station that’s really close, so residents of The Santorini, The Alps, and Q Bay will mostly need to use the bus. There are several services in this area, like 291, that provide a direct connection to Tampines interchange. This is a major hub with a cluster of malls and offices, as well as Tampines MRT (EWL, DTL).
(Tampines West is actually a closer MRT station, but practically speaking, the shopping, dining, and entertainment are mostly at Tampines Hub, so most residents will probably just take the bus there directly).
In terms of Primary schools, Poi Ching is within the one-kilometre enrolment range. For St. Hilda’s Primary, however, some blocks may be just outside this range, so check the address on One Map to be sure.
While the amenities aren’t equal to Tampines Hub, the nearby HDB enclave has a decent range of amenities, including a supermarket, coffee shops, and other heartland amenities.
The proximity of Tampines Quarry and Bedok Reservoir means there’s a lot of green space here, and it’s a very stark contrast with the more urban, built-up Tampines Hub. So despite it being officially in Tampines, it’s got a different vibe – and will appeal to a very different demographic – than those who like bustling and crowded areas like Tampines Hub.
Location aside, there are a few interesting quirks to these three condos:
1. The Santorini
The Santorini is a leasehold, 597-unit project built in 2017.
The fact that Santorini has one-bedroom units (some of which are only 463 sq.ft.) is a bit of a head-scratcher to us, since this is not what we’d consider a rental area. Anyone looking for high rental yields, large tenant pools, etc., should really be looking closer to Tampines Hub.
Nonetheless, Santorini is a good family condo: the four-bedder units range from 1,152 to 1,421 sq.ft., which is spacious for the quantum (see above) in the 2025 market. For extended family living, there are dual-key options here, in two, three, and four-bedroom sizes.
Two-bedroom dual-key units are rather rare by the way; and we’re not sure if many families will consider these big enough for intergenerational living. But it does help if you need a dual-key with a lower quantum.
2. The Alps Residences
The Alps Residences is a leasehold, 626-unit project built in 2019.
Again we see a puzzling angle toward tenants by MCC Land (who also developed The Santorini above), with two-bedroom units making up around a third of the units here, and some one-bedrooms that are below 500 sq.ft. We also notice some of the 2+1 units have one bathroom: this is generally more for tenants than owner-occupiers, as the latter tend to want at least two bathrooms. Why did they think this area would have a big tenant pool?
Anyway, note that the two-bedroom units, which go up to 700 sq.ft., are passable for small families; and three-bedroom units range from 936 to 1,087 sq.ft. (with three bathrooms). The price points, which are barely above $1 million for two-bedrooms and under $1.5 million for three-bedrooms, make this a good “upgrading target” for HDB dwellers nearby.
3. Q Bay Residences
Q Bay Residences is a leasehold, 630-unit project built in 2016.
Sizes here seem more in line with the general area, being more spacious. Even the one-bedroom units at Q Bay can reach up to 667 sq.ft., which nowadays we may even consider a two-bedroom unit. The actual two-bedroom units, which can still reach below $900,000 (see above), are from 796 sq.ft. and up, which makes them passable as family-sized units. Also take note of 2+1 layouts here, which go up to 829 sq.ft.
One of Q Bay’s claims to fame is having seven swimming pools, which is admittedly impressive for a mid-sized, 630-unit condo. It might boil down to the 368,000 sq.ft. footprint, which allows for more generous unit sizes and facilities.
If you’re looking for an affordable way to live in Tampines, or want more updates on the most affordable condos in different parts of Singapore, follow us on Stacked. We’ll also update you with reviews of new and resale condos alike. If you’d like to get in touch for a more in-depth consultation, you can do so here.
On the puzzling point of the perceived lack of tenant pool that Stacked Homes highlighted for the 3 condos, do look at the data and you will get your answer. As far as Tampines is concerned, aside from Treasure at Tampines, The Tapestry and The Alps Residences have the highest rental volume and highest average psf per month. It could be the international school and semiconductor industries nearby. With the exception of Arc at Tampines, every condo along that belt has their private shuttle bus service. There is also a new bus service 298X under LTA’s bus connectivity enhancement programme which picks up residents along that belt and bypasses all other stops to Tampines MRT. Cross a street to the HDB side along Tampines Ave 8 and you have more options like bus service 69 to Tampines MRT in 4 or 5 stops.
For the exclusion of The Eden in the analysis because it is an EC, there are many more ECs in that list like Arc at Tampines, Pinevale, Citylife@Tampines, and The Tampines Trilliant. Shouldn’t they be excluded as well?