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** FIRST TIME BUYERS: If you are planning to buy your very first property and do not know whether to buy a BTO, a new launch EC or a Private Condo, let us discuss your best possible option.


** EXISTING HDB OWNERS: If you are planning to change to another property, and would like to know whether to buy a EC or private condominiums, let us help you to assess your best possible options to get better returns on your dollars. We do not want to under-leverage on ourselves.

Tampines EC new site

The Housing and Development Board HDB has sold a residential site in Tampines Avenue 10, as part of Government Land Sales (GLS) in the 1st quarter of 2019. It is listed in the reserve list of sites and is allocated to be developed into an Exective Condominium (EC). This land parcel is bounded by Tampines Avenue 10, Tampines Avenue 6 and Tampines Street 85, is at the Eastern Region of Singapore. It has a land size of  268,384 square feet and is to house an approximate 700 residential apartments.

Hoi Hup and Sunway Developments won the top bid of S$434.45 million and this translates into S$578 per square feet per plot ratio.


Other private residential developments that are within New EC’s vicinity include Arc at Tampines, Waterview at Tampines, The Tropica, Pinevale, City Life at Tampines and The Tampines Trillant, QBay Residences, Alps Residences, The Santorini and the latest Tapestry. 


New EC at Tampines Avenue 10- Connectivity
New and Upcoming EC in Tampines Avenue 10 is approximately 1.7 km away from Tampines Town Centre where the Tampines East West Line MRT Station and the upcoming Tampines Downtown Line MRT Station is located. Future residents of the New EC in Tampines Avenue 10 can also find many bus services available here at the Tampines Bus Interchange. Future residents of New EC can also access to Tampines West Downtown Line MRT Station, which is approximately 1.5 km away, in 2017 when it is starts its operations.

Getting to the Central Business District (CBD) and the Marina Bay Financial Centre (MBFC) is a breeze via the Tampines Avenue 10 which links to The Pan Island Expressway (PIE), the Kallang Paya Lebar Expressway (KPE) and the Marina Coast Expressway (MCE) and reach in approximately 14 minutes. To drive down to Orchard Shopping Belt, future residents just need connects to the Central Expressway (CTE) via the Pan Island Expressway. New EC is also easily link to the Tampines Expressway (TPE) which connects its future residents to various parts of the island.


New EC at Tampines Avenue 10- Amenities
Future residents of New Tampines Avenue 10 EC can find many shopping, dining and entertainment facilities at the Tampines Town Centre which housed many major shopping malls like Century Square, Eastlink Mall, Tampines Mall and Tampines 1. To get fresh market produce and economical local food, residents can take a short drive down to Tampines Round Market And Food Centre which is approximately 2 km away. The upcoming new Tampines Food Centre which will be located at Tampines Avenue is also approximately 1.3 km away.


New EC at Tampines Avenue 10- Education
There are numerous education facilities that are located just short distances away from the development such as Poi Ching School, Junyuan Primary School, East View Primary School, Tampines Primary School, Junyuan Secondary School, Springfield Secondary School, St Hilda’s Secondary School and Tampines Secondary School. New EC in Tampines Avenue 10 is also approximately 1.1 km away from Temasek Polytechnic. Many recreational facilities can be found within its poximity as it is near to Bedok Reservoir Park, Tampines Sports Hall, Tampines Bike Park and Safra Tampines.

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Project  Tampines Avenue 10 New EC
Developer  Hoi Hup Realty and Sunway Developments
Location  Tampines Avenue 10
District 18
Tenure  99 years lease
Site Area   24,938 square metres/ 268,438 square feet
GFA:  69,828 square metres/ 751,632 square feet
Plot Ratio  2.8
Expected TOP:
Total Units  Approximately  700 residential apartments
Total Carpark
Development  Executive Condo comprising of communal facilities
Unit Type:
Eligibility SC/ SC, SC/SPR can buy
Tampines Avenue 10 New EC Unit Mix Distribution
Unit TypeTypeArea (Square Feet)Total No. of Units
1 Bedroom TBA TBA TBA
2 Bedroom TBA TBA TBA
3 Bedroom TBA TBA TBA
4 Bedroom TBA TBA TBA
5 Bedroom TBA TBA TBA
Penthouse TBA TBA TBA
Tampines Avenue 10 New EC Facilities
  • TBA
  • TBA
Tampines Avenue 10 New EC Price List
Unit TypeArea (Square Feet)PricingPSF
1 Bedroom TBA TBA TBA
2 Bedroom TBA TBA TBA
3 Bedroom TBA TBA TBA
4 Bedroom TBA TBA TBA
5 Bedroom TBA TBA TBA
Penthouse TBA TBA TBA



Amenities Near New EC at Tampines Avenue 10

Category Important Amenities Near New EC at Tampines Avenue 10 Approximate Distance
Train Stations Tampines West (DT31) Downtown Line Due 2017
Tampines (EW2/DT32) Downtown Line Due 2017
Bus Stop Blk 874 (Bus: 69, 293)
Opp Blk 871A (Bus: 2N, 69, 293)
Supermarkets Fairprice (Tampines Central Community Complex)
Prime (Tampines 823)
Giant (829 Tampines)
Cold Storage (Tampines 1)
Shopping Malls Century Square
Eastlink Mall
Tampines Mall
Tampines 1
Education Institutions Preschool
Cavenur Kindergarten
PCF Tampines West Blk 887
PCF Tampines Central Blk 725
PCF Tampines Central Blk 856-854
PCF Tampines Central Blk 858-860
PCF Tampines Central Blk 713-714
Darul Ghufran Mosque Kindergarten
PCF Tampines West Blk 140-938
Soka Kindergarten
Poi Ching School
Junyuan Primary School
East View Primary School
Tampines Primary School
Junyuan Secondary School
Springfield Secondary School
St Hilda’s Secondary School
Tampines Secondary School
Junior College
Meridian Junior College 2.5km
Temasek Polytechnic 1.1km
The Japanese School (Primary School – Changi Campus) 4.1km
Food Centre Tampines Food Centre (U/C)
Tampines Round Market & Food Centre
Lifestyle Bedok Reservoir Park
Tampines Sports Hall
Tampines Bike Park
Sun Plaza Park
Water Venture – Bedok Reservoir Park
Safra Tampines
Tampines Eco Green


The Facilities and Site plan of new EC launch at Tampines Avenue 10, are currently seeking approval from relevant authorities.

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Tampines Master Plan 2

Tampines Master Plan

One of the most visited retail and leisure destinations in Singapore, Tampines is home to large part of the popluation in the East. In the coming years, Tampines is poised to grow further with new housing, shopping facilities, more parkland and other amenities at Tampines North. Transport within Tampines will be augmented, including new rail lines like the Downtown Line that will offer residents shorter, more comfortable and convenient commutes. 

New EC launch at Tampines Avenue 10- Housing- Better living through a better environment

The new Tampines Town Hub will be Singapore's first integrated lifestyle hub in the heartlands, bringing retail, sporting and other community services together in one convenient space where residents can gather, interact and bond. 

Tampines is set to become an integral part of Tampines. When fully developed, Tampines will provide about 21,000 new homes for Singaporeans. Transport and other facilities will accompany the building of Tampines North to ensure a highly liveable and well-connected living environment for residents. 

Further developments that residents can look forward to include:

  • Expansion of Changi Hospital
  • A new Integrated Transport Hub (ITH) with MRT and bus interchanges co-located with residential and commercial uses after the completion of the DownTown Line (DTL) at Tampines Town Centre.
  • New amenities to complement new homes in Tampines North
  • In the longer term, Tampines North will also have two primary schools and two secondary schools and a new community centre. 

New EC launch at Tampines Avenue 10- Leisure- Green and blue spaces come alive

Parks and waterbodies are within easy reach of residents in Tampines including Sun Plaza Park, Tampines Eco Green and many neighbourhood parks. Residents also have convenient access to the nearby Bedok Reservoir. Park connectors running along Bedok Canal and along Sungei Tampines connect to the Eastern Coastal Loop, linking Tampines to East Coast Park and Pasir Ris Park. In the coming years, a number of initiatives will be implemented to ensure that most homes in Tampines will be within 400 metres of parks or park connectors. These include:

  • Setting aside substantial park alnd in Tampines North for Boulevard Park and Quarry Park that will bring greenery to the door steps of residents
  • A new Park connector running between Tampines Avenue 10 and Tampines Avenue 9 to link up the Bedok Reservoir Park and Pasir Ris Park
  • New neighbourhood parks in Tampines Street 86 and off Tampines Avenue 9

New EC launch at Tampines Avenue 10- Transport- Getting you there and back

Along the ITH at Tampines Town Centre, residents can look forward to smoother travel with these enhancements to roads and public transport services, including:

  • Enhanced Transport connectivity with 5 new MRT stations (Tampines West, Tampines Tampines East, Expo and Upper Changi) along the Downtown Line (DTL) which will be completed by 2017.
  • Expansion of the cycling network in Tampines Town and new cycling routes in Tampines North
  • Two new roads, Tampines Street 85 and Tampines Street 86
  • Improvements along Tampines Expressway and Pan Island Expressway
  • Extension of Tampines Street 82
  • Improvements in Simei Street 3 (From Simei Avenue to Simei Street 1), Tampines Avenue 4, Tampines Avenue 5, Tampines Avenue 7, Tampines Avenue 9, Tampines Avenue 10, Tampines Street 82, Bedok Reservoir Road and Tampines Street 23/32.
  • Realignment and wideing of Simei Road and Somapah Road

New EC launch at Tampines Avenue 10- Economy- Quality jobs closer to home

New Developments in Tampines will boost the number of jobs available, giving residents the opportunity to work closer to home.

What residents can expect

  • New Industrial sites within Tampines North along Tampines Avenue 10 and next to IKEA, Giant and Courts
  • More employment and  and educational opportunities from the continued development of Changi Business Park and Singapore University of Design and Technology (SUTD).


Developer- Hoi Hup Realty

Hoi Hup Realty Pte Ltd, established since 1983. A dynamic real estate developer who has accomplished over 900 quality homes and currently has a pipeline of more than 500 private residential units at different stages of development. Sold out projects including The Ford @ Holland, Suites @ Cairnhill and Waterford Residence indicated that developments were well-received by the market.

An eye for details and years of experience in the industry, our people have gained knowledge of the properties we develop. This knowledge enables us to increase our effectiveness and to deliver a high level of quality and innovative products to our home buyers. 

Achieving high standards of building excellence. With a disciplined vision and a strong philosophy to develop properties that offer the highest level of style, functionality and innovation within prime and strategic locations, Hoi Hup’s dedication is harmonized by its commitment to outstanding workmanship and admirable value. Hoi Hup, are driven to innovate and set new standards as the niche developer that caters to a wide range of markets today and tomorrow.

Straits Construction- Sea Esta

Yishun Greenwalk

Public Housing Development comprising of 12 blocks of residential building (1400 units) at Yishun Avenue 9

Straits Construction- Developer of EC in Tampines Avenue 10

Kovan Regency

Condominium Housing Development comprising 6 blocks of residential building and 15 terrace houses (393 units) with swimming pool and basement carpark at Kovan Rise.

Straits Construction- Developer of EC in Tampines Avenue 10


The Miltonia Residences

Condominium Housing Development comprising of 18 blocks of residential building (410 units) at Miltonia Close

Straits Construction- Contractor for EC in Tampines Avenue 10

Lake Vista

Public Housing Development comprising of 4 blocks of residential building (682 units) at Yuan Ching Road

Straits Construction- Lake vista


Executive Condominium Housing Development comprising of 9 blocks of residential building (574 units) at Tampines Avenue 8

straits COnstruction- Arc Tampines

Fernvale Foliage

Public Housing Development comprising of 4 blocks of residential building (504 units) at Sengkang West Way

Straits COnstruction- Fernvale Foliage


Single-user Industrial Development with ancillary facilities at Tuas South Street 12

Sraits COnstruction- ToolBox

The Foresta @ Mount Faber

Condominium Housing Development comprising of 4 blocks of residential building (141 units) at Wishart Road

Straits COnstruction- Foresta mount faber

Vacanza @ East

Condominium Housing Development comprising of 7 blocks of residential building (473 units) at Lengkong Tujoh

Straits Construction- VacanzaEast


Questa @ Dunman

Condominium Housing Development comprising of 2 blocks of residential building (122 units) at Dunman Road

Straits Construction- QuestaDunman


Residences @ Killiney

Condominium Housing Development comprising of 2 blocks of residential building (68 units) at Killiney Road

Straits Construction- ResidencesKilliney

Casa Clementi

Straits Construction- Casa Clementi

The Peak @ Toa Payoh

Public Housing Development comprising of 5 blocks of residential building (1203 units) at Toa Payoh Lorong 1A

Straits Construction- The Peak Toa Payoh


Damai Grove

Public Housing Development comprising of 8 blocks of residential building (738 units) at Punggol Drive

Straits Construction- Damai Grove

Shelford 23

Condominium Housing Development comprising of 2 blocks of residential building (33 units) at Shelford Road

Straits Construction- Shelford 23


Buona Vista Court

Public Housing Development comprising of 4 blocks of residential building (828 units) at Holland Drive

 Straits Construction- Buona Vista Court
City View @ Boon Keng

Public Housing Development comprising of 3 blocks of residential building (714 units) at Boon Keng Road

Straits Construction- City view Boon Keng
Charlton Villas

Terrace and Semi-Detached Housing Development (39 units) with common facilities at Charlton Lane

Straits Construction- Charlton Villas

Dover Gardens

Public Housing Development comprising of 4 blocks of residential building (943 units) at Dover Crescent

Straits Construction- Dover Gardens
Waterford Residence

Condominium Housing Development comprising of 2 blocks of residential building (118 units) at Kim Yam Road

Straits Construction- Waterford Residence

Versilia on Haig

Condominium Housing Development comprising of 2 blocks of residential building (128 units) at Ipoh Lane

Straits Construction- Versilia on Haig

Suites @ Cairnhill

Condominium Housing Development comprising of a block of residential building (48 units) at Anthony Road

Straits Construction- SuitesCairnhill


Public Housing Development comprising of 6 blocks of residential building (365 units) at Punggol Place

Straits Construction- Coralinus


Hoi Hup Building

Multiple-users Industrial Development with basement carpark at Jalan Kilang

Straits Construction- Hoi Hup Building

The Ford@Holland>;

Condo housing development comprising of 2 blocks of residential building (85 units) at Ford Avenue.

Straits Construction- The Ford Holland


The Singapore Income growth index has increased over the years and reached an equilibrium with the property price index. Unlike during the mid 2000s, property prices increased to a level which was out of reach to many Singaporeans. This makes prices of condo affordable and per month debt repayment manageable. With an average household income of S$13,000, a couple can choose to purchase a condo price at $2.3m. A good size 3 bedrooms cost around S$1.6m in today's market. Debt ratio versus income has dropped. The drop in interest rate has further reduced the per month repayment.
Not only has income in Singapore grown over the years, the household liabilities has dropped significantly for the past decade as well while the property price index held stagnant since the tightening of measures in 2013, TDSR was implemented. Property price index had been stagnant. We had lost 7 years of property prices growth. 
During this time, Singapore has structured itself also with a younger working population. This is important as the younger generation are able to drive better our GDP and as well as our consumption growth. Our GDP growth has well exceeded our property price growth during this period. 
Forbearance programmes are offered by banks for clients who need short term relief in their installment payment but I see that there will not be many people who need to be utilising this. If you are a buyer looking for investment, do whatever you can to build up some cash reserves, for up to a year would be good, to protect yourself from mortgages. 
Singapore shall continue with our productivity growth and further restructure our economy with new jobs.
The Economic Development Board (EDB) has managed to secure $13 billion in investment commitments in the first four months of 2020, which has surpassed the targets for the whole year. These investments come partly from electronics and infocomm media sectors. Thousands of jobs will be generated. Due to the change in the market, more jobs will be added to Singapore's capitalisation of the IT industry, namely, semiconductor as Singapore rolls out the 5G technology. We have changed our way of working and our daily lives with the recent pandemic, it has fastern the route on our reliance on the IT, so more jobs will be created in the e-commerce and the digital economic space. Singapore is moving forward with a greater productivity to remain competitive, because in the long run, this is what matters. 
Anti-speculation measures have also been implemented over the course of 8 measures. Average holding period for a property has been increased to 8 years. 
Additional stamp duty (ABSD) are imposed on buyers for 2nd and 3rd property onwards and slightly higher for PRs. Foreigners who want to have a stake in Singapore's properties will need to pay an additional of 20% in taxes.
Qualifying certificate and additional stamp duties (ABSD) are imposed on developers as well to ensure that there is no hoarding of land by them.
There is alot of buyers in the market looking to buy a real estate for investment. Please do keep an eye on the number of people buying a home, the available supply of homes for purchase in the market and foreclosure if any. The way that I see, it is unlikely to see a state of foreclosure in Singapore. I am certain to see more buyers than sellers. We have worked for this for the past decade and shall see ourselves coming out of the de-leveraging process. We shall see a gradual growth and sustainable price increase in Singapore homes.

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EC- Article on Potential on ECs

Owners of Executive Condominiums (EC) stand a huge capital potential appreciation in due of the low entry price to purchase a unit compared to private condominiums.

After a period of 10 years, the EC will be privatised, changing its status to be on level to a private condominium. Foreigners will be able to purchase the unit then. Owners typically enjoy a capital gain after their EC is privatised.

The above table shows a significant increase in capital appreciation for EC owners. 

Purchasing an EC is extremely promising as we may look into such capital appreciation after it becomes privatised over time.

EC- Article on EC drawing more buyers

As the entry price for an Executive Condominium (EC) is much lower than a private condominium, demand for ECs has been on the rise. New EC units are generally 15-30% cheaper than private condominiums. In addition, first timer are entitled to receive a CPF Housing Grant of up to S$30,000. These make EC an extreme worthwhile asset to purchase. 

Physical features are similar when comparing between a new executive condominium with a private condominium. This include facilities such as gym, clubhouse, security guard, tennis court, swimming pool and many more.

With further developments in Sengkang and Seletar, residents of  New EC in Tampines Avenue 10 will look into a long term investment with high profit margin.

EC- Article on price gap closing between EC and private

When doing a comparison between an executive condominium and private condominium, we know that both EC and private condominiums offer the same features such as swimming pool, gym, tennis court and many more, 

As resale executive condominiums are typically larger in space comparing to its counterpart and with a lower entry price, demand has increased for the resale ECs. This has led to a narrowing of price gap.

Owners of resale ECs have profited greatly in the market with their low entry price and they had enjoyed the bigger space and same facilities.


The tender has closed for the Executive Condominium site at Tampines Ave 10. The 268,384 sq ft site attracted seven bids, says HDB. The future development could comprise up to 695 units and will have a maximum Gross Floor Area of 751,482 sq ft.
The highest bid came from Hoi Hup Realty and Sunway Developments, a subsidiary of Malaysian group Sunway Berhad. The two companies jointly submitted a bid of $434.45 million for the site, or $578 psf/per plot ratio (ppr). The second highest bid came from Chinese developer MCC Land, which submitted a bid of $431.62 million ($574.36 psf/ppr). This is a 0.7% margin between the top two bids.
The top bid is in line with last years’ winning EC tenders at Sumang Walk ($583 psf ppr), Canberra Link ($558 psf ppr), and Anchorvale Crescent ($576 psf ppr), says Ong Teck hui, senior director of research and consultancy at JLL. It is also higher than the $565 psf ppr City Developments Ltd paid for the condominium site where The Tapestry is being developed. The condo is 200m away from the EC site on Tampines Ave 10.
The overall lack of supply of EC units in the market has caused prices to increase by 24.7%, from $793 psf in 4Q2017 to $989 psf ppr last quarter, says Ong. Last year recorded 1,137 EC units sold against 628 units launched at Rivercove Residences, the only EC launch last year, and which saw prices breaching $1,000 psf as of end-2018, says Desmond Sim, head of research at CBRE. This sets a good price precedent for the upcoming EC launch at Sumang Walk, he says.
That EC site was awarded to City Developments Ltd and joint venture partner TID, itself a joint-venture company owned by Hong Leong Group and Japanese developer Mitsui Fudosan, after they beat out 16 others with a top bid of $509.37 million ($583 psf per plot ratio). It also set a record price in the EC land sales market, says ZACD group executive director Nicholas Mak, at the time of the tender award.
Today, CDL and TID submitted the third highest bid of $414.29 million ($551.29 psf/GFA) for the Tampines Ave 10 site. Other developers who also submitted bids include Qingjian Realty and boutique developer Evia Real Estate, Sim Lian Group, a consortium comprising Amara Holdings, Santarli Venture, and Kay Lim Holdings, as well as boutique developer JBE Holdings.
The ‘robust bidding’ from developers comes on the back of latent demand for EC units in the market and scarcity of EC development sites in mature residential estates, says Lee Sze Teck, head of research for Hutton Asia. Developers were also attracted to the relatively large and regular size of the site which is surrounded by schools and amenities, says CBRE’s Sim.

Source: The Edge 15th Jan 2019


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