How Purchase Timing Affects Returns In Mega Developments: A Case Study Of Treasure At Tampines
In this Stacked Pro breakdown:
- We studied over 30 resale transactions at Treasure at Tampines to uncover if early buyers actually profited more
- See how a mere 6–12 month difference in purchase timing impacted returns — sometimes up to 150% more profit
- Learn why later buyers occasionally outperformed, and how resale timing plays a crucial role in your investment outcome
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As the largest condo development currently existing in Singapore (2,203 units), Treasure at Tampines is the very embodiment of a mega-development. With room for a wider range of facilities and lower costs (both in quantum and for maintenance), it’s emblematic of why many Singaporeans prefer bigger projects today. There’s also one more added advantage: due to its vast size and longer period of developer sales, Treasure provides an excellent study of whether it’s best to buy earlier or later for a new launch. Here’s what we found out:
A rundown on Treasure at Tampines
Treasure at Tampines is a 99-year leasehold condo in Tampines (District 18). It’s the largest condo project in Singapore to date, by unit count: there are 2,203 units here. Treasure was launched in March 2019 and was completed in 2023. The average annualised return has been 5.5 per cent, with the typical holding period being 3.8 years (this is a bit shorter than our other case studies, as Treasure is very new).
Let’s start by looking at the 1-bedders, which face the direction of the PIE
| Sold on | Address | Size | Bedrooms | Sale PSF | Profit/loss | Purchase PSF | Purchase date | Days | Years | Annualised (%) |
| 23 Jul 2024 | 49 Tampines Lane #07-169 | 484 | 1 | 1,641 | 155,000 | 1,321 | 23 Mar 2019 | 1,949 | 5.3 | 4.1 |
| 28 Jun 2024 | 49 Tampines Lane #04-169 | 484 | 1 | 1,602 | 145,000 | 1,303 | 11 May 2019 | 1,875 | 5.1 | 4.1 |
| 21 Aug 2023 | 49 Tampines Lane #05-169 | 484 | 1 | 1,610 | 145,000 | 1,311 | 1 Jun 2019 | 1,542 | 4.2 | 5 |
| 29 Sep 2023 | 49 Tampines Lane #02-169 | 484 | 1 | 1,631 | 167,000 | 1,286 | 24 Jun 2019 | 1,558 | 4.3 | 5.7 |
Note that during early developer sales, the premium difference between floors was not substantial; but the advantage of a higher floor did show an advantage during resales. E.g., higher floors (#07-169) commanded slightly higher sale PSFs ($1,641) compared to lower floors (#02-169, $1,631).
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