This New Executive Condo Is Just 5-Minutes From Tampines North MRT: Is Aurelle Of Tampines Worth A Look?

Tampines North is certainly having its moment. Hot on the heels of Parktown Residence, the upcoming launch of Aurelle of Tampines signals yet another wave of interest in this fast-developing estate.

But while Parktown Residence enjoys the limelight of being a mega-integrated project, Aurelle of Tampines takes a different route as an Executive Condominium (EC)—only the second in the area after Tenet EC in 2022 (which is now fully sold). 

For those of you who are looking to live in an up-and-coming estate, here’s what you need to know about Aurelle of Tampines.

Overview of Aurelle of Tampines 

Aurelle of Tampines will be a 760-unit Executive Condominium (EC) spanning a land area of approximately 301,391 sq ft. The development will feature 14 blocks of 14-storey buildings, with an expected TOP in 2029—though this has yet to be confirmed. For reference, Parktown Residence is expected to TOP in 2030.

This project is helmed by Sim Lian Group, a developer behind notable projects such as Emerald of Katong, Botany at Dairy Farm, and the largest private condo development in Singapore to date—Treasure at Tampines (which is also in the same area). 

They’ve also had experience with executive condos in Tampines, having previously developed Tampines Trilliant. 

In terms of facilities, Aurelle of Tampines will include a tennis court, multiple pools (six main ones, based on the site plan), several kids-centric amenities (including a playground and kids’ pool), a rock climbing wall, three function rooms, outdoor dining areas, BBQ pits, and a gym—among other offerings. There is also a single tennis court, which is fairly typical for mass-market condos of this size today.

When compared to Tenet EC, Aurelle at Tampines offers a fairly similar set of facilities. While Tenet includes a 66m lap infinity pool (versus Aurelle’s 50m pool), both developments provide a comprehensive suite of amenities that cater to families and residents alike. Ultimately, the difference in pool length may come down more to marketing appeal than day-to-day practicality for most buyers.

One key consideration is that both projects are located near the Tampines Expressway (TPE), which could be a potential concern for buyers sensitive to noise and dust. However, the way each development has positioned its blocks makes a difference.

• Tenet EC arranged its blocks parallel to the TPE, allowing for more “unblocked views” of the surrounding skyline but also exposing more units directly to the highway.
• Aurelle of Tampines, on the other hand, appears to have taken a more considered approach, with blocks positioned perpendicular to the expressway to minimise direct exposure.

We’ve seen a similar approach recently in Clementi, where ELTA and Clavon handled expressway-facing units differently, so it’s an interesting point to compare with another new launch in the market today.

From the site plan, it looks like there will be four units per floor, with two lifts serving each floor. So, this would be quite a plus point in terms of liveability. 

That said, here’s a look at the unit mix:

Like most ECs, Aurelle of Tampines is designed with families in mind, as the unit mix starts from 3-bedders and goes up to the more spacious 5-bedders. This mirrors Tenet EC, which offers a similar range and proportion of unit types.

However, there’s an important distinction between the two: Aurelle of Tampines is a post-harmonisation project, whereas Tenet was launched before the harmonisation rule changes. This means that at Aurelle, AC ledges are no longer included in the total unit size, which could affect how buyers perceive overall space efficiency.

Another key difference is in entry unit sizes. Tenet’s smallest unit is a 3-bedroom + study, starting at 947 sq ft, while Aurelle offers a more straightforward 3-bedroom layout from 840 sq ft. The final $PSF pricing has yet to be announced, but if both projects end up with similar per-square-foot pricing, their overall quantum could be comparable—potentially giving buyers a second chance to enter the neighbourhood at a palatable price point. Of course, layout efficiency will be another major factor, and it’ll be worth analysing Aurelle’s floor plans once they’re released.

Lastly, one feature to point out at Aurelle is its ceiling heights, which range between 2.8m and 2.9m (slightly higher than today’s average new launch standards).

A Common Concern: Tampines North’s Industrial Character Remains—for now

While Tampines North is set for major transformation, it’s fair to say that, for now, the area still carries a distinctly industrial character. 

Sitting on the fringe of the Tampines Expressway (TPE), its surroundings are currently more functional than vibrant, with major amenities limited to the IKEA, Giant Hypermarket, and COURTS cluster. That said, this landscape is expected to shift with the arrival of Parktown Residences and its integrated mall, which is slated to be completed around the same time as Aurelle of Tampines.

It’s important to set expectations—this isn’t the bustling Tampines Central that many people associate with the estate. 

Buyers considering Aurelle will need to take a longer-term view, focusing on the area’s growth potential rather than its present-day conveniences. That being said, Tampines Central is just a short drive or bus ride away, which could be a fair trade-off for those who prefer not to live in the thick of the action.

A plus point for Aurelle of Tampines is its proximity to Tampines North MRT station (CRL), which will be just a five-minute walk away once operational in 2030. This will provide residents with direct connectivity to key interchanges like:

• Pasir Ris (EWL, CRL)
• Ang Mo Kio (NSL, CRL)
• Bright Hill (CRL, TEL)
• Clementi (EWL, CRL)

However, until the station is up and running, public transport options here remain somewhat limited—something potential buyers should keep in mind. And while it’s close to the MRT Station, it should be noted that the CRL does not have direct access to the CBD – this means that commuters need to be prepared to transfer train lines (which might not be the most convenient). 

Overview of the Site 

Sim Lian Group acquired the Tampines Street 62 (Parcel B) site in 2023 for $543.28 million ($721 psf ppr). 

For context, Tenet EC—launched in 2022—was secured in 2021 at $603 psf ppr, while Parktown Residence was transacted in 2023 at $805 psf ppr. However, as an integrated project, Parktown Residence is expected to have significantly higher construction costs, which will naturally be reflected in its pricing.

For further comparison, the highest land rate for an EC site to date is $768 psf ppr for a plot in Tampines West (near Temasek Polytechnic)—which was also acquired by Sim Lian. Given that the same developer is behind both sites, this is probably a good thing for buyers as you likely won’t see a price cannibalisation here. 

Another point to note is that Aurelle of Tampines and Parktown Residence won’t be the last new launches in the area. 

The plot adjacent to Parktown Residence—currently occupied by the interim bus interchange—is earmarked for a future residential development. While it remains unclear whether this will be an HDB or private condo, one thing is certain: Tampines North still has room for growth, which could present long-term opportunities for buyers looking to enter the neighbourhood early.

Beyond individual projects, the broader Tampines North Master Plan is worth considering. Inspired by the Tempinis tree leaves, the estate is being designed with a strong focus on greenery and sustainability. 

A key feature is the planned 7.5-hectare linear park, which will serve as a green spine through the neighbourhood—aligning with Singapore’s push towards car-lite, pedestrian-friendly communities.

Tampines North is shaping up to be an HDB-heavy district, which could benefit EC demand in the long run. A total of 17,000 new BTO units are planned across the Park West, Green Walk, Park East, and Boulevard districts—providing a steady pipeline of potential upgraders in the coming years.

However, one potential drawback is the utility-zoned site right next to Aurelle. While some buyers may not mind it, others might see it as a downside—so it’s worth factoring into your decision.

So, is Aurelle of Tampines worth a closer look? 

That said, Tampines North is still in its early stages. Amenities are currently limited, and residents will need to travel to neighbouring estates for most conveniences—at least until Parktown Residence and its integrated mall are up and running. 

But even then, given the sheer volume of new homes in the area, it’s fair to expect heavy footfall once Parktown’s commercial offerings open.

But for EC buyers, this kind of trade-off is nothing new. The draw of an EC has always been its affordability compared to private condos, with buyers banking on the long-term transformation of an emerging estate. As we’ve seen in previous EC launches, those who get in early often benefit from first-mover advantages, especially once the estate matures and resale demand kicks in post-MOP.

In many ways, Aurelle finds itself in direct competition with Tenet EC, which launched in late 2022 and has since been fully sold. 

While their facilities and unit offerings are largely similar, Aurelle has the advantage of having most blocks oriented away from the expressway, unlike Tenet, which had a notable portion of units facing the TPE. 

Additionally, Aurelle is a post-GFA harmonisation project, so we can expect efficient layouts (or at least, that’s what we hope to see when the layouts are confirmed and released). If you’d like to get in touch for a more in-depth consultation, you can do so here.