The Eden at Tampines, on Tampines St 34, launched for sale in 2001 and was one part of the early generation Executive Condominiums (ECs) when the scheme was new. Since then, while the intent of ECs have remained the same (catering to the ‘sandwiched’ class of homebuyer) the market has evolved.
ECs still resonate the strongest among owner-occupiers, especially families and young couples. Like many ECs, the unit mix at The Eden consists of three- and four-bedders, with layouts that are relatively large compared to newer ECs today.
Older ECs also tend to be located in neighbourhoods with a less extensive network of public transport options, although ongoing improvements are changing that for the better. At The Eden, the nearest MRT station is Tampines East on the Downtown Line, but this was only operational in 2017, more than a decade after the project was completed in 2003.
So, the initial owners of The Eden had to accept that there was no conveniently located MRT connection for their area at the time.This isn’t true today though, as Tampines East station is about 500m away.
Thus, when The Eden first hit the market, the area was less connected to the public transit network, but the unit sizes were larger and relatively affordable at the time. So, has this translated to strong capital gains?
Let’s take a look at the average prices of The Eden at Tampines today
| Unit type | Average $PSF | Average price | Transaction volume |
| 2-bedroom* | $1,195 | $1,028,800 | 1 |
| 3-bedroom | $1,204 | $1,425,413 | 14 |
| 4-bedroom | $1,139 | $1,821,000 | 5 |
*Note that two-bedders at The Eden at Tampines are around 860 sq ft., which would be considered a three-bedder by today’s standards. We are reflecting a single transaction from 2024, as there were no transactions in 2025.
These prices are impressively attractive and competitive given the size of the units available. In the meantime, this is the likely catchment of buyers.
| Likely buyer profiles | Less suitable for |
| HDB upgraders looking for spaciousness above all | Buyers unwilling to trade better accessibility or newer facilities for more square footage |
| Own-stay families prioritising liveability | Buyers focused on rental or resale gains |
| Buyers who want a more quiet part of Tampines, with a heartland vibe | Buyers who are thinking of Tampines Central with its three malls and offices; this is quite far from that location |
| Buyers who need proximity to East Spring Primary / Secondary, as it’s right next door | Buyers who prefer a project within 1 km of multiple schools, for more options |
Past performance is a useful signal, but it's not a forecast. The projects that outperformed over the last cycle aren't guaranteed to do so again, and the reasons they outperformed may no longer apply.
The more useful question is whether a particular property still makes sense at today's price, given your budget, objectives and timeline. That's where many buyers find it helpful to get a second opinion.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
To evaluate the resale performance of The Eden at Tampines, we should start with the resale performance of District 18 (D18) where it is located.
This will frame our expectations for the performance of the resale condo market in this area.
All tenures
| Year | D18 | All non-landed private properties |
| 2015 | $897 | $1,180 |
| 2016 | $976 | $1,232 |
| 2017 | $952 | $1,304 |
| 2018 | $1,122 | $1,435 |
| 2019 | $1,197 | $1,560 |
| 2020 | $1,172 | $1,513 |
| 2021 | $1,192 | $1,600 |
| 2022 | $1,223 | $1,712 |
| 2023 | $1,344 | $1,869 |
| 2024 | $1,416 | $1,886 |
| 2025 | $1,866 | $2,092 |
| Annualised | 7.60% | 5.90% |
As The Eden at Tampines is a 99-year leasehold project (as are all ECs), we should pay attention to the 99-year leasehold performance in D18.
0 Comments