Target readers
This article was written specifically for 2 groups of buyers. 1) first time property owners looking to purchase an EC and 2) HDB upgraders looking to upgrade from your existing HDB flat to a new EC.
Relevant questions this article seeks to answer
Rudimentary information about Aurelle of Tampines as a development is easy to come by. Simply conduct a simple search on Google, you will find tons of content trying to sell you the plus points of Aurelle.
For new ECs, it is easy to justify its investment case due to its subsidized price point.
But what needs to be discussed is that as a first time buyer or a second time HDB upgrader applicant, you only got one shot. You will only be able to commit to one EC purchase, hence the consideration should be if this EC development is the best option available.
Putting it bluntly, your main concern would be whether this EC can bring you a 700k to 800k profit after a long 8 years holding duration.
Second, another understated point of discussion is the long holding duration required for new ECs before you can unlock its profit via a sale event. Consider the case that the common word on the ground is that new ECs will surely make money.
But consideration needs to be given to whether you can make more money by flipping a resale ec or private condo twice over a 8 year duration, or simply sticking to 1 brand new EC and holding it for 8 years.
Scope of this article
Addressing the questions laid out above, we will specifically address the following points
- What’s the investment case for Aurelle ?
- Should you purchase a resale EC or private condo over Aurelle ?
After which we will address the executional aspect of the investment endeavor by touching on site plan and floor plans.
Quick Intro – Decoupling Expertise
Before committing the next 5 mins to reading this article. It helps to know who’s behind the pen.
We are Decoupling Expertise, a real estate consultancy built with the singular focus of helping investors procure investment properties.
Just like a noodle store that only sells wanton noodles and nothing else. We are relentless in staying focused on helping investment minded buyers find properties with investment potential.
Drop us a whatsapp text if you need help shortlisting suitable investment properties
Basic information
Before we move on to discuss the investment case for Aurelle. Let’s get everyone up to speed with the project’s basic information.
| Development Name | Aurelle of Tampines EC |
| Developer | Sim Lian Land Pte Ltd |
| Location | Tampines Street 62, next to Tenet EC |
| District | 18 |
| Neighbourhood | Tampines |
| No of Units | 760 |
| No of Block | 14 |
| Tenure | 99 Year |
| MRT | 4 mins walk to Tampines North MRT |
| Schools | Elias Park Primary School, Park View Primary School |
| Expected TOP | Q4 2027 |
| Site (sqm) | 28,000 |
Aurelle of Tampines is a EC development to be constructed on the plot of GLS land located in Tampines Street 62, next to Tenet EC.
Coincidentally, Aurelle is located at close proximity to one of the highly anticipated new launch integrated development Parktown Residences.
Unit Mix
The development consists strictly of 3, 4, and 5 bedroom units. Typical of ECs focusing on providing subsidised housing for families.
| Unit Type | No of Units | Percentage |
| 3 Bedroom | 500 | 66% |
| 4 Bedroom | 232 | 31% |
| 5 Bedroom | 28 | 4% |
Developer Information
Take this as one of the strengths for this EC development. Its developer Sim Lian Land is known for developing developments that are priced competitively with efficient floorplans.
Its recent new launch project, Emerald of Katong was completely sold out on launch day due to its competitive pricing.
| Developer name | Conquas Band | Track Record |
| Sim Lian Land Pte Ltd | 1 | Treasure Crest, Wandervale, Treasure at Tampines, Emerald of Katong |
Taking reference from the performance of Sim Lian’s previous launches, buyers have enjoyed significant profit from its previous EC and private launches due to its competitive launch pricing.
| Sim Lian’s Development | Average Profit |
| Treasure Crest EC Average Profit | 720,297 |
| Wander Value EC Average Profit | 617,767 |
| Treasure at Tampines Average Profit (3 bedroom and larger units) | 499,813 |
Land Bid – Tampines Street 62 Parcel B
Sim Lian managed to bid for the land at an optimal price and did not overpay for it. The final bid price was only 1.24% higher than Hoi Hup.
Comparing the price per plot ratio of this land vs the other plot slated for EC development in Tampines Street 94, Aurelle enjoys a significantly lower bid of 721 $psf and a lower breakeven cost of 1,316 psf per plot ratio.
This places Aurelle at an advantageous position as there is a high chance that the EC to be launched in Tampines West Street 94 will be priced higher than Aurelle, serving as a positive price catalyst.
| Land Plot | Highest Bid $psf | Breakeven psf per plot ratio |
| Aurelle – Tampines Street 62 (Parcel B) | 721 | 1,316 |
| Tampines Street 94 | 1,004 | 1,823 |
Location Analysis
Diving deeper into the location for Aurelle. For a quick succinct summary we will summarize all the strengths and weaknesses of the location below.
Strength
- Proximity to MRT – 4 mins walk away from the upcoming Tampines North MRT, slated for completion in 2030.
- Located next to upcoming integrated development Parktown Residences
- Substantial number of BTOs within Tampines North and Tampines in general to serve as future buyers.
Weakness
- Lack of reputable primary schools. Schools within 1km radius are Elias Park Primary and Park View Primary School.
Points to note
- Tampines North MRT is located underground, so obstruction of view or noise from MRT track is of minimal concern when it comes to stack and unit selection.
- Tampines bus interchange is located next to Aurelle, be mindful of noise from buses when selecting stacks and units.
- We will touch more on this in the site plan analysis section.
Estimated Launch Price
We will be using this section to estimate Aurelle of Tampines launch price. The methodology is simple. We will reference Aurelle’s land breakeven price, factor in an additional 5% cost to account for GFA harmonisation and factor in an additional 15% margin to derive a projected launch price for the development.
Quick explanation for readers that are new to the concept of GFA harmonisation. In a nutshell GFA harmonisation results in a change in classification of square footage that a developer can charge buyers like us.
In the past they were able to charge buyers the square footage allocated to air con ledges, with GFA harmonisation, they can no longer do so. Hence part of the cost have to be accounted for by pricing up the breakeven price.
| Aurelle of Tampines Land Breakeven Price Psf | 1,316 |
| Add: Premium for Post GFA harmonisation effect | 1,382 |
| Margin – 10% | 1,520 |
| Margin – 15% | 1,589 |
| Margin – 20% | 1,658 |
| Margin – 25% | 1,727 |
Based on our projection, we are looking at a launch price of $1,589 psf. For prudence sake we should assume at launch price between $1600 psf to $1700 psf.
Is Aurelle of Tampines fairly priced compared to other ECs ?
In line with our launch pricing discussion, one question that would come to mind is if Aurelle is fairly priced vis a vis other recent EC launches.
In the table below we compare Aurelle’s estimated launch price with recent 2024 EC launches.
Comparing Aurelle’s price with Novo Place, a EC launched in Nov 2024, prices seem pretty inline. Aurelle being located in a more mature estate with more developed amenities is priced within the same range as Novo Place, located in an emerging estate in Tengah.
| Target Development | Location | Lease Start Date | Completion Date | Average Price PSF |
| Aurelle of Tampines | Tampines | 2024 | 2027 | 1600 – 1700 |
| New EC Pricing | Location | Lease Start Date | Completion Date | Average Price PSF |
| Novo Place | Tengah | 11 Dec 2023 | 2027 | 1,655 |
| Lumina Grand | Tengah | 27 Dec 2022 | 2027 | 1,513 |
| Altura | Tengah | 20 June 2022 | 2027 | 1,489 |
| Tenet | Tampines | 01 Nov 2021 | 2026 | 1,531 |
| Copen Grand | Tengah | 31 Aug 2021 | 2027 | 1,557 |
How is Aurelle of Tampines’ price compared to resale ECs in Tampines ?
Again for a project launched in 2025 with lease significantly younger than the resale ECs listed below, Aurelle’s estimated launch price of $1600 psf to $1700 is very reasonable
| Project Name | Location | Lease Start Date | Completion | Avg Price (S$ psf) |
| CITYLIFE@TAMPINES | Tampines | 99 yrs FROM 2012 | 2016 | 1,418 |
| THE TAMPINES TRILLIANT | Tampines | 99 yrs FROM 2011 | 2015 | 1,504 |
| ARC AT TAMPINES | Tampines | 99 yrs FROM 2011 | 2014 | 1,335 |
| THE EDEN AT TAMPINES | Tampines | 99 yrs FROM 2000 | 2003 | 1,142 |
| PINEVALE | Tampines | 99 yrs FROM 1997 | 1999 | 995 |
Rebasing back to 99 year lease for clearer comparison
For a clearer apple to apple comparison, we rebased the resale EC prices back to its 99 year lease for comparison.
After rebasing all the resale EC prices back to 99 years, some of these resale EC like Citylife@Tampines, The Tampines Trilliant, Parc Central Residence, would be priced within the same price bracket as Aurelle, assuming it launches within the $1600 too $1700 price range.
And considering Aurelle at Tampines, is one of the few EC in Tampines that is located within walking distance from a MRT. Value can be found in its pricing.
| Project Name | Location | Lease Start Date | Lease Utilised | Lease Remaining | Completion | Avg Price (S$ psf) | PSF Per year | Rebased Avg Price (99 years) |
| Tenet | Tampines | 01 Nov 2021 | 4 | 95 | 2026 | 1,531 | 16 | 1,595 |
| PARC CENTRAL RESIDENCE | Tampines | 99 yrs FROM 2019 | 6 | 93 | 2024 | 1546 | 17 | 1,646 |
| CITYLIFE@TAMPINES | Tampines | 99 yrs FROM 2012 | 13 | 86 | 2016 | 1,418 | 16 | 1,632 |
| THE TAMPINES TRILLIANT | Tampines | 99 yrs FROM 2011 | 14 | 85 | 2015 | 1,504 | 18 | 1,752 |
| ARC AT TAMPINES | Tampines | 99 yrs FROM 2011 | 14 | 85 | 2014 | 1,335 | 16 | 1,555 |
| THE EDEN AT TAMPINES | Tampines | 99 yrs FROM 2000 | 25 | 74 | 2003 | 1,142 | 15 | 1,528 |
| PINEVALE | Tampines | 99 yrs FROM 1997 | 28 | 71 | 1999 | 995 | 14 | 1,387 |
Investment Proposition for Aurelle at Tampines
This is the section in which we address the important question of whether Aurelle is the best EC development to place your bet on as a first time buyer or HDB upgrader.
Long story short, we do see a lot of value in placing your bet in the Aurelle of Tampines.
Putting aside it’s only shortcoming of not having a reputable primary school within its 1km radius. Aurelle of Tampines poses most of the growth narrative that you will look out for in an investment property.
We summarise the 4 key points that form Aurelle of Tampines’ investment thesis below.
#1 – One of the few ECs located next to MRT Stations
By convention, ECs being a form of HDB subsidised housing. At the expense of subsidised pricing, ECs are often located in less optimal locations that are further away from MRT stations.
It is uncommon for ECs to enjoy the best of both worlds, being close to a MRT station and priced affordably.
Aurelle of Tampines possesses an edge over other ECs and even private condominiums as it is located 4 mins walk away from Tampines North MRT which is slated for completion in 2030.
Referencing the table below, comparing Aurelle of Tampines with other ECs in Tampines. It is one of the few developments that is located within walking distance from a MRT station.
It’s closest competition is its neighbor Tenet EC and the upcoming EC to be launched in Tampines Street 94.
| Project Name | Dist (m) from Tampines Central MRT |
| PINEVALE | 1,145 |
| THE EDEN AT TAMPINES | 1,801 |
| ARC AT TAMPINES | 1,697 |
| CITYLIFE@TAMPINES | 561 |
| PARC CENTRAL RESIDENCES | 1,418 |
| THE TAMPINES TRILLIANT | 588 |
Location – Tampines Street 95 upcoming EC Launch
#2 – Neighboring New Launch Integrated Private Condo to set benchmark price
One of the greatest and most certain price catalysts for Aurelle at Tampines is the upcoming launch of Parktown Residences next to it.
Parktown is an integrated development developed by Capitaland. As with all integrated developments, it is slated to be launched at a premium price.
At the time of writing, we estimated a launch price of $2200 to $2400 psf.
Comparing it with the estimated launch price of $1600 to $1700 for Aurelle of Tampines which is located right next to it. This presents great value to future resale buyers.
#3 – Spillover effect from being the more affordable neighbouring development next to a integrated development
Aside from that, the retail shops located within Parktown can serve as amenities for residents of Aurelle as well.
From our research, we have seen condo development profiting by being located right next to an integrated development.
The Woodleigh Residences (Integrated Development) vs Neighbouring Private Condos
| Project Name | Avg Price (S$ psf) | Annualised Capital Gain (%) |
| Integrated Development | ||
| THE WOODLEIGH RESIDENCES | 2,305 | 2 |
| Neighbouring Private Condo | ||
| PARK COLONIAL | 2,231 | 4.2 |
SengKang Grand Residences (Integrated Development) vs Neighbouring Private Condos
| Project Name | Avg Price (S$ psf) | Annualised Capital Gain (%) |
| Integrated Development | ||
| Sengkang Grand Residences | 2,032 | 3.7 |
| Neighbouring Private Condo | ||
| ESPARINA RESIDENCES | 1,631 | 6 |
#4 – Track record for buyer’s demand for resale ECs in Tampines
The final point, Tampines is a district filled with HDB upgraders. From our experience, HDB upgraders prioritise affordability over premium location and premium facade.
So ECs that privatised after fulfilling it’s 5 year MOP, falls into a sweet spot in terms of affordability and newness vis a vis comparable private condos in the area.
The strong annualised price appreciation of resale ECs vs Private Condo in Tampines, in the table below, points to the strong demand for resale ECs.
Resale EC in Tampines
| Project Name | Tenure | Avg Price (S$ psf) | Annualised Capital Gain (%) |
| CITYLIFE@TAMPINES | 99 yrs FROM 2012 | 1,418 | 5.2 |
| THE TAMPINES TRILLIANT | 99 yrs FROM 2011 | 1,504 | 5.3 |
| ARC AT TAMPINES | 99 yrs FROM 2011 | 1,335 | 5 |
| THE EDEN AT TAMPINES | 99 yrs FROM 2000 | 1,142 | 4.6 |
| PINEVALE | 99 yrs FROM 1997 | 995 | 2.9 |
Private Condo in Tampines
| Project Name | Tenure | Avg Price (S$ psf) | Annualised Capital Gain (%) |
| TREASURE AT TAMPINES | 99 yrs FROM 2018 | 1,699 | 4.3 |
| THE TAPESTRY | 99 yrs FROM 2017 | 1,681 | 2.7 |
| THE ALPS RESIDENCES | 99 yrs FROM 2015 | 1,492 | 4.3 |
| THE SANTORINI | 99 yrs FROM 2013 | 1,428 | 2.1 |
| Q BAY RESIDENCES | 99 yrs FROM 2012 | 1,416 | 3.2 |
| THE TROPICA | 99 yrs FROM 1996 | 1,251 | 2.5 |
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Key considerations for potential buyers ?
Establishing the investment case for the Aurelle of Tampines is the easy part of the equation. The obvious advantage of subsidised pricing and strategic location, in our view, ensures a high probability of making an above average gain for buyers of Aurelle.
The average gain for a 3 bedroom new launch condo trends within the 350k to 450k, over a 3 to 4 year time frame.
We believe there is a high probability for Aurelle to go above that and produce a 500k to 600k profit. But the catch is that buyers will have to hold it for a prolonged duration of 8 years. 3 years for construction and 5 years to fulfil the ECs MOP requirement.
So here’s the catch.
#1 – Is the opportunity cost of holding on to a new EC for 8 years worth it ?
Let’s work this out, is it more profitable to hold on to a new EC for 8 years ? Or is it more worthwhile to own a resale EC or private condo and flip it twice over two 4 year holding periods ?
We will first approach this from a numerical basis, after which we will then talk about risk and ease of execution.
First reference below for average gains made by first EC owners with similar positive characteristics like Aurelle.
- Treasure Crest EC – Average Profit – $720,297
- Wandervale EC – Average Profit – $617,767
Next assuming you were to purchase a resale EC instead of a new EC, reference the following for average profit made by the 2nd owner purchasing a resale EC.
*Note: you do not have to fulfil a 5 year MOP for resale EC. You can flip the property after 4 years, as soon as it fulfils its seller stamp duty wait out period.
*Article has been updated with the latest Seller Stamp Duty Rates as of 4 July 2025.
So on average you should be able to make a 350k gain by reselling a resale EC after.
| Resale EC Development | Average Profit by 2nd Owner | Average Holding Duration |
| Waterbay EC | 452,889 | 3 |
| Prive EC | 333,702 | 4 |
| Esparina EC | 388,514 | 4 |
| Average | 391,702 | 4 |
Overall profit could be the same when owning 1 new ec over 8 years vs flipping a private condo twice over 8 years.
So within a 8 year time frame, there is a chance you can make the same 600k to 700k profit as compared to owning 1 new EC.
Risk of investing a new EC vs private condo
The overall profits derived could be similar on paper, but the risk of execution differs.
It will be much simpler for you to get one investment right by buying into Aurelle at Tampines vs buying a resale EC flipping it once and finding another resale EC and flipping it again.
Logistically it is also much simpler for families to base themselves in one location over the 5 year MOP period versus moving across two locations for a resale ec over two 4 gear holding periods.
In summary, if you are eligible to purchase Aurelle of Tampines as a first time or 2nd time buyer, you should go for it instead of purchasing a resale ec or private condo.
But with due consideration given to investors that need an immediate place to live in, the option of flipping a resale EC twice is still a good one.
#2 – What is the real cost and profit like for HDB upgraders buying Aurelle at Tampines.
This section goes out to existing HDB owners looking to purchase a unit in the Aurelle of Tampines.
Aside from accounting for the gross profit that Aurelle can bring, you will need to account for the higher cost of transaction that you will bear as a HDB upgrader.
Accounting for resale levy
If you have taken a HDB grant or purchased a BTO. You will have to pay a resale levy when you purchase another HDB subsidised flat, in this case a new EC.
| HDB Room Type | Amount |
| 2 Bedroom | 15,000 |
| 3 Bedroom | 30,000 |
| 4 Bedroom | 40,000 |
| 5 Bedroom | 45,000 |
| Executive Apartment | 50,000 |
Accounting for premium to be incurred if you opt for deferred payment scheme
Deferred payment scheme is a scheme commonly taken up by HDB upgraders when purchasing a new EC.
It allows you to first put down a 20% downpayment for the EC and defer the remaining 80% payment all the while till key collection stage.
This prevents HDB owners from having to support two mortgages holding onto their HDB, while waiting for the construction of the new EC.
The cost to take up this scheme results in buyers paying a 2% to 3% premium on their EC purchase price.
Reference the table below for the estimated premium to be paid for different unit types in Aurelle of Tampines.
| Unit Type | Size (sqft) | Estimated PSF | Purchase Quantum | Premium Incurred for Deferred Payment Scheme at 3% Premium |
| 3 Bedroom compact | 840 | 1,600 | 1,344,000 | 40,320 |
| 3 Bedroom plus study | 947 | 1,600 | 1,515,200 | 45,456 |
| 4 Bedroom | 1,023 | 1,600 | 1,636,800 | 49,104 |
| 4 Bedroom Premium | 1,206 | 1,600 | 1,929,600 | 57,888 |
| 5 Bedroom | 1,356 | 1,600 | 2,169,600 | 65,088 |
Total cost to be incurred by HDB owners on top of buyer stamp duty
Assuming you currently own a 4 room resale HDB and are looking to purchase a 3 Bedroom plus study EC in Aurelle. You will be looking at a resale levy of $40,000 and if you opt for the deferred payment scheme, you will incur an additional premium of $45,456. This will result in an additional cost of $85,456, before accounting for buyer stamp duty.
Assuming 8 years later, you will resell your EC for a gross profit of $600,000, accounting for the additional cost incurred. Your profit after incremental cost is actually $514,544.
Under this scenario, it could be more worthwhile for HDB upgraders to consider finding a good resale EC to invest in instead of buying into a new EC.
#3 – Age
Age is the next most precious commodity to consider alongside capital when it comes to real estate investing.
If you are in your late 20s or your early 30s it makes sense to consider a new EC with a 8 year holding duration. But if you are older, the option of going for a private condo with a 3 to 4 year holding duration may make more sense.
#4 – Plans of owning a 2nd property in the near term
On to the last consideration.
We are avid writers and advocates for owning a 2nd investment property. We believe that flipping your 2nd property provides you with the real flexibility to realise capital gain early.
If you plan to own a 2nd property in the near term, purchasing a resale EC or private property could be more advantageous.
If you were to purchase a resale EC instead. You have the option of purchasing the private condo or resale EC with 1 name, or you can consider decoupling to eventually free up one name to purchase a 2nd property. Both these strategies allow you to purchase the 2nd property without ABSD.
The downside to owning a brand new EC like Aurelle at Tampine is that you will have to complete the 5 year MOP before making any of these moves.
Summing up – Types of buyers best suited for purchase Aurelle at Tampines
Summing up the section, Aurelle at Tampines as a development may have what it takes to bring in outstanding returns, but it may not be suitable for all buyer profiles.
If you are young in your late 20s or early 30s, and are looking for your first homestay property then it could be a wise decision to buy into Aurelle at Tampines.
But If you are older and are looking to optimise your holding duration for maximum returns or are looking to purchase a 2nd property then there could be other options with shorter holding duration to look out for.
As a sidenote, if you are in-market looking to procure a new EC, the follow research article on Coastal Cabana Pasir Ris New EC Review could be relevant.
Gaining a competitive edge when buying a EC
Think about it, what does buying a new EC entails ? You are essentially sealing a multi million dollar purchase by relying on a developer’s floor plan, a showroom and some assurance from your property agent.
The only way to ensure you place your money in the best development is do your prep work, lots of prep work, lots of research.
Objectively parsing through facts and numbers to decide if the new launch condo development …
Is it priced fairly ?
Are there any upcoming price catalyst ?
Does it possess fundamental attributes that buyers desire. I.e school, affordability ?
If research is not your cup of tea, the smarter way is to outsource it to someone who enjoys doing it.
