Rivelle Tampines Sells 92.5% Of Units On Launch Day — The Best EC launch Since Hundred Palms Residences In 2017

Rivelle Tampines, the 572-unit executive condominium (EC) at Tampines Street 95, sold 529 units (92.5%) by the end of its first day of sales on Saturday, March 21. Developed by Sim Lian Group, the EC set an average selling price of $1,893 psf, with units sold under the deferred payment scheme carrying an additional 3% premium.

This makes Rivelle Tampines the best-selling EC launch since Hundred Palms Residences in July 2017, when all 531 units in that development were sold on the opening day of its sales launch.

It is also a better showing compared to Aurelle of Tampines at Tampines St 62, the previous EC launch in the East by Sim Lian, which moved 90% of its 760 units over its launch weekend in March 2025 before selling out the following month. That EC set an average sales of $1,766 psf.

Tenet, the neighbouring EC project jointly developed by Qingjian Realty and Santarli Realty, also shifted 72% of its 618 units when the project launched for sale in December 2022. The development achieved an average selling price of $1,360 psf back then.

Among the recent new launch projects that have hit the market in recent months, the sales result at Rivelle Tampines is comparable to Penrith and Skye at Holland, which had 96.8% and 98.8% of their units sold respectively at launch, said Nicholas Mak, chief research officer at Mogul.

Three-bedrooms sold out, second-timer quota filled by early afternoon

Buying demand at Rivelle Tampines was healthy across all unit types, though three-bedroom units were the clear standout, selling out completely. Of the 291 four-bedroom units, 87% were sold, while 85% of the 40 five-bedroom units were taken up.

The 30% quota set aside for second-timer buyers was fully subscribed by 2:15 pm, reflecting strong upgrader demand. Kelvin Fong, CEO of PropNex, notes that with the second-timer quota reached so early in the day, first-timer buyers drove the bulk of overall sales.

In line with EC regulations, the second-timer quota will be lifted one month from the launch date, opening up any remaining units to a wider pool of eligible buyers. PropNex expects Rivelle Tampines to likely sell out when bookings open to second-timers at that point.

The last EC in the East, for now

The first weekend public preview of the Rivelle Tampines drew more than 8,000 visitors to its sales gallery, and was a strong indicator of buying interest that eventually converted to the remarkable sales result on launch day.

Rivelle Tampines is located about a four to five-minute walk from Tampines West MRT station on the Downtown Line, which is one stop from the Tampines MRT interchange and the wider Tampines Central town centre.

Table 1: EC project launches in recent years

Of the 15 EC projects launched since 2020, only three sit within a five-minute walk of an operational MRT station, and Rivelle Tampines is one of them, based on data from Mogul.

The next three EC launches scheduled for this year are located in the North and West, at Sembawang Road, Woodlands Drive 17, and Senja Close in Bukit Panjang.

“With no other EC launches expected in the East for the rest of the year and no Government Land Sales (GLS) EC sites available in the region, the supply pipeline remains tight,” said Eugene Lim, key executive officer at ERA Singapore.

A shrinking supply of new ECs

Before this launch weekend at Rivelle Tampines, only around 258 launched and unsold EC units remained across the entire primary market, less than half the units at Rivelle Tampines itself, says Mak.

Including the remaining units at Coastal Cabana, which launched in January this year, roughly 239 unsold EC units now remain across the new launch market, according to data from ERA. That scarcity in the EC segment appears to have factored into the sense of buyer urgency felt this weekend.

Mak also notes that the government is considering raising the HDB household income ceiling, which in turn could allow EC developers to price subsequent launches higher. Buyers who wanted to secure a unit ahead of any such adjustment had an additional incentive to act now, he says.

Despite rising prices, ECs still offer a more accessible entry into the private housing market for eligible buyers.

The average transacted price of new EC units stood at $1,787 psf, according to caveats lodged from the start of this year to March 14, and this is about 21% below the $2,274 psf average for new 99-year leasehold non-landed private homes in the Outside Central Region over the same period, says PropNex.

Over the past five years, median prices of new EC launches have risen by 52.1%, outpacing the 37.8% growth in the private residential property price index over the same period, according to data compiled by Mogul.

Launching within a developing neighbourhood

Rivelle Tampines sits within a five-minute walk of SAFRA Tampines and the upcoming Pinery Mall, an integrated mixed-use development positioned diagonally across from the project and directly linked to Tampines West MRT station.

That mixed-use development is jointly developed by Hoi Hup and Sunway MCL, which will launch for sale next weekend.

Pinery Mall will offer over 121,600 sq ft of retail space, including a FairPrice supermarket, Kopitiam food court, childcare centre, and more than 60 retail and dining outlets, adding a new amenity node that Rivelle residents will share.

The contrast in price between the two adjacent projects is worth noting: Pinery Residences, the 588-unit private condominium that forms the residential component of the same mixed-use development, is priced from $2,340 psf ahead of its launch on March 28, roughly $447 psf above Rivelle’s average launch price of $1,893 psf, for what is essentially the same pocket of Tampines West.

Squarely aimed at upgraders

Rivelle Tampines offers only three-, four-, and five-bedroom layouts, a unit mix that reflects the EC segment’s typical focus on families upgrading from HDB flats. There are no studios or one- and two-bedroom units.

According to a press release by Sim Lian on March 22, it notes that demand was led by couples and smaller families for the three-bedroom units, while larger households gravitated towards the four- and five-bedroom homes.

Tampines has more than 80,000 HDB flats, the largest HDB housing estate in Singapore by flat count, giving the development a wide catchment of potential upgraders. In 2026, around 4,315 flats in Bedok and Tampines are projected to reach their Minimum Occupation Period (MOP), according to data compiled by ERA.

“Demand for ECs remains robust, fuelled by a consistent number of HDB households reaching their MOP annually,” said Lim.

The development is scheduled for Temporary Occupation Permit (TOP) by June 2030. Sales at Rivelle Tampines will continue into the second-timer buyer phase from next month onwards, when the quota restriction is lifted.