Rivelle Tampines is a 572-unit, 99-year Executive Condo at Tampines Street 95 by Sim Lian. URA data shows all units launched in March 2026, with 530 sold that month at a median of $1,937 psf. At end-September 2026, URA's running total was 556 sold and 16 unsold. The older 5-year MOP rules apply.
Key facts
| Developer | Sim Lian JV (Tampines 7) Pte Ltd (URA). HDB awarded the land to Sim Lian Land and Sim Lian Development |
|---|---|
| Address | 53 to 61 Tampines Street 95, postal district 18 (OneMap, URA) |
| Units | 572 Executive Condo units (URA). HDB estimated about 560 when it launched the land tender |
| Tenure | 99 years from 2025 (URA transaction records) |
| Site | 22,488.9 m², plot ratio 2.5, maximum GFA 56,223 m² (HDB) |
| Launch | March 2026: all 572 units launched (URA developer sales) |
| Sold | 556 sold, 16 unsold, as at end-September 2026 (URA) |
| Price | Median $1,937 psf in the launch month; $1,949 psf for the 2 units sold in September 2026 (URA) |
| Expected TOP | Not published: URA shows "na", and HDB's list of EC TOP dates does not include it yet |
| Rule set | Older EC rules: 5-year MOP, S$16,000 income ceiling (tender closed 24 Oct 2024) |
Sales and prices, from URA data
URA's developer sales data, which counts options to purchase issued each month:
| Month | Units sold that month | Median psf | Range psf | Sold to date |
|---|---|---|---|---|
| Mar 2026 (launch) | 530 | $1,937 | $1,795 to $2,052 | 530 of 572 |
| Apr 2026 | 76 | $1,918 | $1,808 to $2,040 | 570 |
| May 2026 | 13 | $1,939 | $1,854 to $2,028 | 564 |
| Jun 2026 | 6 | $1,947 | $1,894 to $1,999 | 560 |
| Jul 2026 | 8 | $1,921 | $1,897 to $2,011 | 557 |
| Aug 2026 | 6 | $1,944 | $1,886 to $1,977 | 558 |
| Sep 2026 | 2 | $1,949 | $1,937 to $1,961 | 556 |
URA's running total dips after April. In September 2026 URA recorded 2 units sold, yet its running total fell to 556 from 558; URA notes that totals can drop when options lapse, that is, when a buyer does not go ahead. Do not add up the monthly column; use the running total.
What buyers paid, by size, from URA's transaction records (556 new-sale caveats, March to September 2026):
| Size | Deals | Price range |
|---|---|---|
| 883 sq ft | 87 | $1.59M to $1.74M |
| 926 sq ft | 148 | $1.66M to $1.89M |
| 1,044 sq ft | 140 | $1.89M to $2.14M |
| 1,109 sq ft | 51 | $2.04M to $2.27M |
| 1,184 sq ft | 91 | $2.17M to $2.42M |
| 1,378 sq ft | 39 | $2.56M to $2.81M |
URA does not label bedroom types, so ask the developer which layout each size is. For current availability across EC projects, see singaporeec.sg, and check the developer's price list.
Location and transport
- Tampines West MRT (DT31, Downtown Line): about 390 m in a straight line to Exit B.
- Bedok Reservoir MRT: about 970 m. Tampines MRT (East-West and Downtown lines): about 1.4 km.
- Town centre: Century Square is about 1.2 km away, Tampines Mall about 1.3 km, and Our Tampines Hub about 1.3 km.
- Nearby: Tampines West Community Club is about 930 m away; Bedok Reservoir Park about 2 km.
Primary schools within 1 km and 2 km
Straight-line distances from Rivelle's OneMap address point to each school's address in MOE's school list. MOE's own measure can differ, so confirm on OneMap.
| School | About how far | Band on our measure |
|---|---|---|
| Junyuan Primary School | 680 m | Within 1 km |
| St. Anthony's Canossian Primary School | 800 m | Within 1 km |
| St. Hilda's Primary School | 920 m | Within 1 km, near the line |
| Tampines Primary School | 970 m | Within 1 km, near the line |
| Red Swastika School (SAP) | 1.2 km | 1 to 2 km |
| Yu Neng Primary School | 1.3 km | 1 to 2 km |
| Changkat Primary School | 1.3 km | 1 to 2 km |
| Yumin Primary School | 1.5 km | 1 to 2 km |
| Chongzheng Primary School | 1.6 km | 1 to 2 km |
| Fengshan Primary School | 1.7 km | 1 to 2 km |
| Poi Ching School (SAP) | 1.8 km | 1 to 2 km |
| Gongshang Primary School | 2.0 km | On the 2 km line |
MOE is changing the P1 registration framework from the 2027 exercise (children starting P1 in 2028). Read MOE's current rules before you rely on a band.
Land cost and what it implies
HDB launched the Tampines Street 95 site on 22 Aug 2024. The tender closed on 24 Oct 2024 with five bids, and HDB awarded it on 8 Nov 2024 for $465,000,000. Over 56,223 m² of floor area, that is about $768 psf ppr (our arithmetic).
How far launch prices sat above land cost at recent ECs, all from HDB land records and URA launch-month medians:
| EC | Land, psf ppr | Launch-month median psf | Multiple |
|---|---|---|---|
| Novo Place (launched Nov 2024) | $703 | $1,654 | 2.35x |
| Aurelle of Tampines (Mar 2025) | $721 | $1,769 | 2.45x |
| Coastal Cabana (Jan 2026) | $729 | $1,790 | 2.46x |
| Otto Place (Jul 2025) | $701 | $1,746 | 2.49x |
| Rivelle Tampines (Mar 2026) | $768 | $1,937 | 2.52x |
Our reading: Rivelle paid the most for its land of this group and priced at the top of the range, but not out of line with it. The multiples sit within a narrow band, which suggests EC developers have priced off land cost fairly consistently. Land record: HDB
How nearby homes have priced
URA data, sale dates 1 Oct 2025 to 30 Sep 2026 unless stated (queried 6 Oct 2026).
| Project | Type and details | Sale type | Deals | Median psf |
|---|---|---|---|---|
| The Tampines Trilliant | EC, site sold by HDB on 15 Apr 2011 | Resale | 52 | $1,746 |
| Treasure at Tampines | Condo, 99 years from 2018 | Resale | 124 | $1,803 |
| The Tapestry | Condo, 99 years from 2017 | Resale | 51 | $1,745 |
| Aurelle of Tampines | EC, launched Mar 2025 | New sale, launch month | 705 | $1,769 |
| Parktown Residence | Condo, Tampines Street 62, launched Feb 2025 | New sale, launch month | 1,041 | $2,363 |
Our reading: Rivelle's $1,937 launch median was about 18% below Parktown Residence's private launch median a year earlier, which is roughly the EC discount buyers get for accepting the income ceiling and the 5-year MOP. Against older resale condos in Tampines, though, it priced about 7% to 11% higher. You are paying for a new building and a long lease, not buying below the resale market.
EC rules that apply to Rivelle
- Rule set: the land tender closed on 24 Oct 2024, before 8 May 2026, so the older rules apply: a 5-year MOP counted from TOP (HDB), and full privatisation after 10 years. See MOP and privatisation.
- Income ceiling: S$16,000 a month for the household. The S$18,000 ceiling covers only sites whose tenders close on or after 24 Aug 2026.
- Grant: first-timer families may get the CPF Housing Grant for ECs, up to $30,000 for a citizen household earning $10,000 or less, stepping down to nil above $12,000 (HDB).
- Existing HDB flat: you must sell it within 6 months of collecting the keys to your EC (HDB).
- During the MOP: you can rent out rooms if you register with HDB, but not the whole unit, and you cannot buy private property (HDB).
- Private property in the last 30 months: not allowed. Every applicant and occupier must not have owned or sold one in the 30 months before applying (HDB).
Check your own position with our EC eligibility calculator, work out repayments with the mortgage calculator, and compare other ECs on the EC launch tracker. If you are weighing an EC against a private launch, see new launch prices (psf).
Who it suits, and who it does not
- First-time families earning up to S$16,000 who want a new condo-style home in Tampines, near a Downtown Line station, and can wait for TOP.
- Second-timer HDB upgraders who are eligible and can sell their flat within 6 months of key collection.
- Families who want four primary schools within about 1 km on our measure.
- Less suited to: households above the income ceiling; investors (you cannot rent out the whole unit during the MOP); and anyone who needs flexibility to sell within five years of TOP.
Unit mix and floor plans: URA's records show six sizes from 883 to 1,378 sq ft (above). Ask the developer for the official floor plans of the remaining units.
Pros and cons
| Pros | Cons |
|---|---|
| Older rules: 5-year MOP, not 10 | Highest land cost and launch median of the recent EC group |
| About 390 m from Tampines West MRT | Town centre about 1.2 km away |
| Four primary schools within about 1 km on our measure | Two of those four sit close to the 1 km line |
| Real prices are public in URA data | Only 16 units unsold at end-September 2026, so little choice of stack |
Questions to ask the sales team
- Which units are left, on which floors, and why did they not sell?
- What is the expected TOP date in the Sale and Purchase Agreement?
- Is the Deferred Payment Scheme available for this project, and what does it cost?
- Which layout matches each size in URA's records?
Judging the builder: is Sim Lian a good developer? More on the area: Tampines guide.
Frequently asked questions
How many units are left at Rivelle Tampines?
16 of 572 were unsold at end-September 2026, according to URA's developer sales data. It was 14 at end-August 2026. URA notes that totals can change when options lapse, so the number can move from month to month.
What price did Rivelle Tampines sell at?
The launch-month median was $1,937 psf (URA, March 2026). URA transaction records show 883 sq ft units at $1.59M to $1.74M and 1,378 sq ft units at $2.56M to $2.81M.
Is Rivelle Tampines sold out?
No, not according to URA. At end-September 2026, URA's running total was 556 units sold and 16 unsold.
Which MRT station is nearest to Rivelle Tampines?
Tampines West on the Downtown Line, about 390 m in a straight line, on our measure using OneMap and LTA data.
Which EC rules apply to Rivelle Tampines?
The older ones. Its land tender closed on 24 Oct 2024, before the 8 May 2026 cut-off, so there is a 5-year MOP and a S$16,000 income ceiling.
Can I buy Rivelle Tampines if I own an HDB flat?
Yes, if you are otherwise eligible, but you must sell the flat within 6 months of collecting your EC keys (HDB).
When is Rivelle Tampines TOP?
Not published. URA shows "na" for the expected TOP year, and HDB's EC TOP list does not include it yet.
Who is the developer of Rivelle Tampines?
Sim Lian JV (Tampines 7) Pte Ltd, according to URA. HDB awarded the land to Sim Lian Land and Sim Lian Development.
What does 'bounced out' mean for Rivelle Tampines units?
Buyers use it for a unit that was sold at launch but goes back on the market because the buyer did not go ahead and the option lapsed. URA warns that developer sales figures can fall for this reason. Rivelle's running total went from 570 at end-April 2026 to 557 at end-July, even though 27 new options were issued from May to July (our arithmetic from URA's table). The table does not show which units lapsed, so ask the developer what is on offer.
When did Rivelle Tampines launch and how many sold in the first month?
URA's developer sales data shows all 572 units launched in March 2026, and 530 sold that month, about 93% (our arithmetic), at a median of $1,937 psf. Another 76 options were issued in April. URA's running total, which is net of options that lapsed, reached 570 at end-April 2026.
How far is Rivelle Tampines from Tampines MRT and the town centre?
Tampines MRT, on the East-West and Downtown lines, is about 1.4 km in a straight line, and Century Square is about 1.2 km. The closer stations are Tampines West at about 390 m and Bedok Reservoir at about 970 m. These are straight-line figures from OneMap and LTA data, so the walk will be longer.