Tampines Court, former HUDC (Housing and Urban Development Company) estate along Tampines Street, was sold for S$970 million to Sim Lian

Tampines Court was built in the late 1980s by the former Housing and Urban Development Company (HUDC) in December 1985 and had a lease of 101 years. It has a land area of 702,964 sqft with 69 years left on its lease and a plot ratio of 2.8. It can potentially yield 1,600 residential apartments.

This land parcel is set in the Tampines Regional Centre, Eastern Region of Singapore, bounded by Tampines Street 11 and residents have easy access to Pan Island Expressway (PIE).

Completed in the late 1980s, Tampines Court has a land site area of 702,162 square feet, comprises

The sales price will translate to about S$xxx psf per plot ratio on the potential premium to top up the lease to a fresh 99 years and for redevelopment of the site to the gross plot ratio of 2.8. The estimated breakeven amount is likely to be around S$xxxxpsf. Hence, the approximate selling price of the new units, will be averaging to about S$xxxx psf.


New Condo launch at Tampines Street 11 at Former site of Tampines Court

New Condo launch at Tampines Street 11 at Former Site of Tampines Court

New Condo launch at Tampines Street 11 at Former Site of Tampines Court

SINGAPORE)  Tampines Court collective Sales Tampines Street 11

Tampines Court a 99 years leasehold development located at 118 Tampines Street 11 Singapore 520118, in district 18 Completed in 1984 * Located near Simei MRT Station * Located close to Changi General Hospital and Tampines Park Amenities near Tampines Court* Schools include Temasek Polytechnic, Anglican High School, and Tampines Junior College * Located close to Eastpoint Mall where a host of amenities are readily available, such as supermarkets, restaurants, banks, and more * Tampines Town Centre, where there are bigger shopping malls such as Tampines Mall and Century Square





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Project  New Condo at former site of Tampines Court
Developer  Sim Lian
Location  Tampines Street 11
District  18
Tenure  99 years leasehold
Site Area  65,232 square metres /702,162 square feet
Plot Ratio  2.8
Expected TOP:
Total Units  Approximately more than 2,000 residential apartments
Total Carpark
Development  Condo comprising of communal facilities
Unit Type:
Eligibility SC, SPR and Foreigner can buy




The Facilities and Site Plan of New Condo in Tampines Street 11 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 Condo at Tampines Street 11 at Former site of Tampines Court- 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 Condo at Tampines Street 11 at Former site of Tampines Court- 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 Condo at Tampines Street 11 at Former site of Tampines Court- 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, includung:

  • 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 Condo at Tampines Street 11 at Former site of Tampines Court- 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).


Sim Lian intends to develop a condominium project with over 2,000 units on the Tampines Court site, which it acquired for S$970 million, reported Business Times.

This makes Tampines Court the biggest collective sale since 2007, when Farrer Court was sold for S$1.3388 billion.

Exceeding the initial reserve price of S$952 million, the S$970 million price works out to a land rate of S$676 psf per plot ratio, inclusive of the differential premium of S$359 million for site intensification and topping up the lease to 99 years, said Terence Lian, head of investment sales at Huttons Asia, which brokered the sale.

The owners are set to receive between S$1.71 million and S$1.75 million each.

Nestled on a 702,164-sq-ft site, Tampines Court comprises 560 units spread across 14 blocks. The site can accommodate a maximum gross floor area of around 1.97 million sq ft, based on its plot ratio of 2.8 under the Urban Redevelopment Authority’s 2014 Master Plan.

A sought-after estate, Tampines is poised to become more exciting with the Changi Airport’s expansion, noted Sim Lian Holdings managing director Ken Kuik.

“This, combined with the fact that new MRT stations are coming up in the Tampines area, will attract more residential property buyers as well as enhance the investment proposition for the area.”

The group is making the purchase via Sim Lian (Treasure), a joint venture between Sim Lian Land and Sim Lian Development. It will also handle the construction of the project.

“We’re looking at a 12-storey project with easily over 2,000 units, ranging from one-bedders to four or even five-bedders,” said Kuik.

A market watcher expects Sim Lian’s breakeven cost to stand at around S$1,200 psf, after factoring in an anticipated increase in DC rates come 1 September and other costs.

The en bloc sale will be subject to the Strata Titles Board’s (STB) approval and if necessary the High Court, unless the owners’ unanimous approval is obtained.

To avoid paying additional buyer’s stamp duty on the land price, Sim Lian will have to finish developing the project and sell all units in five years starting from the date the collective sale order is granted by the STB or the court.

Source: Business Times 24th August 2017


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