AURELLE EXECUTIVE CONDOMINIUM
New Tampines EC . 5 Mins Walk to Tampines North MRT
Aurelle EC by Sim Lian Land . Register for Updates
Aurelle EC by Sim Lian Land . Register for Updates
We are pleased to announce the upcoming launch of Aurelle of Tampines EC. Situated along Tampines Street 62, this is the latest new executive condo development in the east region of Singapore.
Aurelle of Tampines EC . By Sim Lian Land
It also looks like it could be one of the most attractive ECs to come on the market in recent times, with a fair bit of potential upside.
Even without its advantages, it should draw lots of interest, as there are currently no new ECs for sale around here. Since Parc Central sold out in early 2022, and Tenet next door in 2023, there hasn’t been any new EC launches in the east.
Aurelle Tampines EC Location Map . Click to Enlarge
One of its plus points is that the Aurelle EC, like Parc Central and Tenet, is located in Tampines estate. Parc Central sold out less than a year into its launch, even though it is not within walking distance of an MRT station. Tenet launched in December 2022 and sold out by July 2023.
There seems to be a steady stream of demand for executive condos, especially well-located ones. And of course Tampines has a reputation for being one of the more desirable and sought after locations.
It is both a mature residential estate, as well as one of Singapore’s regional hubs. It is therefore amply supplied with not just all the amenities, but lifestyle and employment opportunities too.
The Aurelle executive condo is not within walking distance of an operating MRT station yet. But the Tampines North station on the Cross-Island MRT line will be less than 4 minutes walk away. This station will open in 2030, which is not too long after the Aurelle EC completes in 2028.
Tampines North MRT Station Site . Targeting to Start Running around 2030
Aurelle of Tampines Location Plan . Courtesy of URA
Another major attraction of this Tampines EC is that it is also about 3 minutes walk from the new mega mixed development, to be called Parktown, that is taking shape nearby, beside the station. This mixed project will integrate retail and residential spaces with a hawker centre, community club, bus interchange, and a direct link to the MRT station.
Parktown is envisaged as the retail heart of north Woodlands. The condo units within Parktown, to be called Parktown Residence, will likely sell at above $2,100 PSF.
Aurelle EC is probably going to cost a fair bit below that. If the most recent other EC launches are anything to go by, possibly at around $1,5xx to $1,6xx +/- PSF. In which case, this could present an opportunity to buy at a substantial discount to Parktown Residence, with ensuing room for value growth.
Tampines EC by Sim Lian Land . Tranquil Water Garden and Dining Pavilions
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Register interest for updates.
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24 October 2024 Update
The tender for another EC site in Tampines, this time at Tampines Street 95, just closed with five bids.
Sim Lian topped the bidding for this site too, with an offer of SGD$465 million for the 241,982 sq ft land parcel. This works out to $768 PSF per plot ratio (PSF PPR), which sets a new record for EC land.
It surpasses the previous high of $729 PSF PPR, set just recently in August 2024 by a Qingjian-led consortium, for the EC site at Jalan Loyang Besar. It is also over 6% higher than the Aurelle EC land rate of $721 PSF PPR.
And yet Sim Lian’s $768 PSF offer for the Tampines Street 95 site, was just a bare 1.6% higher than the second placed $756 PSF bid by a JV of Santarli Construction, Heeton Holdings, Apex Asia, and Kay Lim Realty.
Given its record land rate, the Tampines Street 95 EC is therefore likely to be priced higher than whatever the Aurelle pricing will be.
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Features of Aurelle at Tampines
This Tampines EC is being developed by the Sim Lian Group. Sim Lian is known for value-for-money stuff, and solid worth.
Aurelle EC Floor Plans . Forest Pool and Pool Deck
They have a track record for pragmatic and functional layouts, and more customer-friendly pricing. Possibly because they are often their own contractors, and can therefore pass some of the resulting cost savings to their consumers.
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Register interest for updates.
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Context of the Aurelle Tampines EC Neighbourhood
As Singapore’s first regional hub, and one of its biggest, Tampines is evolving into a full-fledged commercial centre.
It continues to grow and expand as a focal point for businesses in the east region of Singapore. In addition, under URA’s Master Plan, Tampines is on track for even more upgrades in future.
The estate already provides a full range of amenities. Even so, more are being added to serve the needs of the growing number of residents, including those of Aurelle of Tampines.
Currently Tampines is seen as one of the most self-sufficient and well equipped HDB towns. It is certainly one of the few that owns a number of office buildings. That is in addition to more than one fairly large shopping centre, that offer the usual shops, banks, F&B joints, fast food outlets, supermarkets, and medical, dental, and other services.
Tampines also boasts a retail park, and a large integrated community and lifestyle hub housing an indoor stadium, swimming pools, community library, and eateries.
The Linear Tampines Boulevard Park . Source HDB
This township gets some parks as well, which incidentally is within reasonable walking distance. The main piece of greenery is the Tampines Eco Green Park. An offshoot from that, the linear Tampines Boulevard Park, reaches to just across Parktown Tampines, quite close to Aurelle EC. Another offshoot, the Sun Plaza Park, stretches to Tampines Town Centre, making it all quite interconnected.
Project FactSheet
| Name | Aurelle of Tampines |
| Developer | Sim Lian JV (Northbank) Pte Ltd (JV of Sim Lian Land Pte Ltd + Sim Lian Development Pte Ltd) |
| Status | Executive Condominium (Main applicant must be Singapore citizen) |
| Address | 41 Tampines Street 62, Singapore 529444 43 Tampines Street 62, Singapore 529445 45 Tampines Street 62, Singapore 529446 47 Tampines Street 62, Singapore 529447 49 Tampines Street 62, Singapore 529421 51 Tampines Street 62, Singapore 529422 53 Tampines Street 62, Singapore 529423 55 Tampines Street 62, Singapore 529424 57 Tampines Street 62, Singapore 529425 59 Tampines Street 62, Singapore 529416 61 Tampines Street 62, Singapore 529417 63 Tampines Street 62, Singapore 529418 65 Tampines Street 62, Singapore 529419 67 Tampines Street 62, Singapore 529420 |
| District | 18 |
| Approx Site Area | 28,000.2 m² (301,391 sq ft) |
| Approx Floor Area | 70,001 m² (753,490 sq ft) |
| Plot Ratio | 2.5 |
| Tenure | 99 years leasehold w.e.f 8 January 2024 |
| Expected TOP | 31 December 2028 |
| Target TOP | 1st Quarter 2028 (Non-Commitment Basis & Subject to Authority Approval) |
| No. of Units | 760 |
| Project Description | 14 blocks of 14-storey executive condominium development with basement carpark, communal facilities and swimming pool |
| Architect | M.A.N Architects LLP |
| Landscape Architect | Ecoplan Asia Pte Ltd |
| M&E Engineer | United Project Consultants Pte Ltd |
| Structural Engineer | BCK & Partners Pte Ltd |
| Main Contractor | Sim Lian Construction Co (Pte) Ltd |
| Developer Solicitor | Allen & Gledhill LLP |
| Project Account | DBS Bank Ltd. for Project Account No. 072-109276-0 for Sim Lian JV (Northbank) Pte Ltd |
Aurelle Tampines EC . Executive Condo Clubhouse and Family Pool
Aurelle of Tampines Floor Plans
Please drop us a line below if you wish for the Aurelle EC floor plans to be emailed or whatsapped to you.
The floor plan layouts are functional and efficient, with good flow and usability.
Aurelle Floor Plans . Family Pool and Pods
Aurelle at Tampines Site Plan
The Aurelle EC site is an irregular-shaped plot of land between Tampines Street 62 and the TPE (Tampines Expressway). It covers slightly over 301,000 square feet of ground, with an allowable built-up area of around 753,000 square feet.
The TPE borders it on its north-east, running at a level below the site. Any unit facing this way will get traffic noise, but more so for higher floor units than lower floor ones. However that drawback is perhaps partly compensated by the unblocked views here, as the nearest buildings are across the TPE.
To its south, across Tampines Street 62 where its main entrance will be from, is a new HDB precinct. While beside it on its south-east, is the Tenet executive condo, that sold out last year, within a year of its launch.
The Tampines North Bus Interchange that currently sits beside Aurelle EC on its south-west boundary, is a temporary one. It is slated to move into the Parktown mega-mixed development, a couple of hundred metres south-west down Tampines Street 62, once that completes.
The land that the bus interchange sits on now is zoned as residential, and will hence be built up eventually. Any open views in this direction is therefore unlikely to remain for very long.
West of the site, is the Tampines North MRT station on the Cross-Island line, that is currently under construction. The nearest entrance to the station will be the one at Parktown mall. So it should be a fairly short walk away, possibly around 4 minutes.
Aurelle EC Site Plan Layout . Click to Enlarge
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Aurelle of Tampines EC . Clubhouse and Gym
Forest Adventure Trail and Cabanas
Adventure Playground and Play Lawn
The Tampines EC . Main Lobby Drop Off
Water Courtyard and Water Stream Pavilions
Aurelle of Tampines Showflat
The Aurelle EC showflat is not available for viewing yet. Please drop us your contact details via the Form below if you wish to be notified when the showflat is ready for viewing appointments.
Showflat Unit Types
✤ 3 Bedroom Premium . Type C2P . 81 sq m / 872 sq ft
✤ 3 Bedroom + Study . Type C4S . 88 sq m / 947 sq ft
✤ 4 Bedroom . Type D1 . 95 sq m / 1,023 sq ft
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Aurelle EC Showflat . Dining Pavilions and Spa Pool
Aurelle of Tampines Showflat . Function Room
Aurelle at Tampines Prices · Unit Types
UNIT TYPES . SIZES
| Unit Desc | Type | No. of Units |
Strata Area (sq m) |
Strata Area (sq ft) |
| 3 Bedroom | C1 | 164 | 78 | 840 |
| 3 Bedroom Premium | C2P | 214 | 81 | 872 |
| 3 Bedroom + Study | C3/C4 | 122 | 86 / 88 | 926 / 947 |
| 4 Bedroom | D1 | 108 | 95 | 1,023 |
| 4 Bedroom Flexi | D2F/D3F | 40 | 112 / 111 | 1,206 / 1,195 |
| 4 Bedroom Premium | D4P | 84 | 112 | 1,206 |
| 5 Bedroom | E1 | 28 | 126 | 1,356 |
| Total Number of Units | 760 | |||
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
THE AURELLE OF TAMPINES PRICE RANGES
The pricing details are not finalised yet. Please drop us a note below if you wish to be kept posted on the prices ranges when available.
AURELLE EC PRICE BACKGROUND
HDB awarded this executive condominium (EC) site to the Sim Lian joint venture on 9 October 2023. Sim Lian had submitted the top bid of SGD$543,280,000 for the land parcel.
The tender for the site, which closed in July 2023, was pretty competitive, having drawn bids from seven tenderers.
Sim Lian’s bid price equates to $721 per square foot per plot ratio (PSF PPR) for the land alone. This is a record high for an EC site. It smashed the previous record of $703 PSF for the Plantation Close EC site that was awarded to Hoi Hup Realty + Sunway Developments, just a month earlier, out of a field of nine bidders.
It is also almost 10% higher than the SGD$659 PSF paid for the adjacent plot that became Tenet EC. Incidentally, Tenet launched in December 2022 and sold out by July 2023, at an average price of $1,382 PSF.
Which could possibly point to the kind of pricing we can expect to see at Aurelle EC, bearing in mind that financing, construction, and manpower costs have risen since then too.
According to PropNex Realty’s head of research and content Wong Siew Ying, the Aurelle of Tampines site “…drew healthy interest among developers as the brisk sales at Tenet … helped to boost confidence for the plot and indicates strong demand for ECs in that area.”
Wong believes Aurelle EC could have an average selling price exceeding $1,500 PSF. She elaborated by saying that, “With new launches in the Outside Central Region going at an average price of around $2,070 PSF this year, ECs should still be a value proposition for eligible buyers even if prices hover at around $1,500 PSF.”
Furthermore, the project stands to benefit from its location in a mature estate, close to the Tampines North MRT Station, and to the future Parktown integrated development nearby.
Huttons Asia’s senior director of data analytics Lee Sze Teck also explained that, “Generally, EC sites in Tampines tend to have a slight premium over other locations.”
Floor Area Harmonisation Rules
The pricing here is also going to be affected by URA’s floor area harmonisation rules, that took effect from 1 June 2023. These rules apply to all government sites launched for sale from 1 September 2022 onwards. (The tender for the Aurelle EC site launched on 14 March 2023.)
One impact of the new rules is that air-con ledges are now excluded from the units’ strata floor area. Henceforth, whatever is listed as the floor area of a unit, is actual walkable space within the unit.
This of course, makes buyers happier, since they would feel they are not paying for aircon ledges. But it’s actually not as straightforward as that.
The reality is that, ultimately developers need to cover their costs, and make their profits, if they are to stay in business. So they are going to charge pretty much the same amount for a unit, as they would have before.
Which means that the PSF pricing of that unit is going to be higher, as it is divided by a smaller strata area, compared to previously where for the same floor plan, the strata area would have included the aircon ledge area.
So buyers are going to end up paying the same total amount for their unit. Just that they do not pay for the aircon ledge anymore, but instead pay a higher PSF pricing.
About the Developer
The Aurelle of Tampines is being developed by a partnership of Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd. Both are subsidiary companies of the Sim Lian Group.
Botany at Dairy Farm . By Sim Lian . Developer for Aurelle at Tampines
About Sim Lian Land (“Sim Lian” or the “Company”)
Sim Lian Land is a wholly-owned unit of Sim Lian Group Limited. The Group has been one of the stalwarts in Singapore’s real estate scene for more than 40 years. With a strong emphasis on pragmatism and functional floor plans, it has consistently delivered homes that resonate with families.
The synergy between Sim Lian Group’s construction and property development arms not only ensures efficiency but also allows for the sharing of resources, creating a seamless and cost-effective approach to project execution. Moreover, the Group’s diverse range of supporting businesses further enhances the value it brings to each development.
Helming the Group is a seasoned management team, who can boast of over 150 years of collective industry experience. Their steadfast leadership have propelled the company through periods of growth, underpinned by a commitment to long-term success.
Sim Lian’s completed projects includes The Lincoln Residences, Viz at Holland, The Pearl at Mount Faber, Rochelle at Newton, Clover by the Park, A Treasure Trove, Waterview, Treasure at Tampines, and Hillion Residences. It is also about to launch Emerald of Katong.
Lincoln Residences by Sim Lian . Developer for the Aurelle of Tampines
About Sim Lian Development
Sim Lian Development Pte Ltd is a unit of Sim Lian Holdings Pte Ltd (SLH), that was set up in 1996.
Sim Lian Holdings has established a notable foothold in real estate with its diverse portfolio spanning retail malls, commercial office buildings, business spaces, and private residential developments. Originating in Singapore and reaching out to Australia, the company’s vision extends to exploring new asset classes and markets.
Among its noteworthy projects are Vision Exchange in Jurong Lake District, Hillion Mall, and Hillion Residences in Bukit Panjang. Each is a testament to Sim Lian Holdings’ commitment to crafting contemporary and efficient spaces. Beyond these, the company’s investment ventures include office towers in Melbourne and Brisbane, showcasing its global reach and strategic investments.
Dedicated to value creation, Sim Lian prioritizes operational efficiency and cost-effectiveness, ensuring that the quality of its projects remains uncompromised. By honing its capabilities, the company not only enhances its offerings but also passes on the benefits to its clientele.
Trilliant by Sim Lian . Developer for this Tampines Executive Condo
Aurelle EC Location · Features
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Location. The Aurelle location sits within Tampines estate, at its northern segment, along Tampines Street 62. This is a side road that loops in from Tampines North Drive, offering a relatively quiet, less busy access to the site.
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F&B, Supermarkets, Shops, Banks, Lifestyle, Libraries. As it is one of Singapore’s largest regional hubs, Tampines is quite self-sufficient. It is provided with a comprehensive range of supporting features, from shopping centres, to banks, neighbourhood centres, libraries, even offices.
Tampines’ town centre can boast of more good-sized malls than most other HDB estates. Ones such as Century Square, Tampines Mall, and Tampines One, are thronged and bustling on most nights and the weekends.
But more importantly, where Aurelle EC is concerned, is the fact that it will be just 3 minutes walk or so, from the upcoming Parktown mixed development. This includes a good size retail centre with the usual shops, F&B outlets, and so on.
This township also possesses Our Tampines Hub, a huge integrated community and lifestyle complex. Housed in this one building is an indoor stadium, a playground, six swimming pools, shops, a community library, eateries, foodcourt, and government agencies.
Our Tampines Hub Lifestyle & Community Complex
There are shopping and dining options at Changi Airport too. From the Aurelle at Tampines location, 10 minutes drive to the various airport terminals opens up lots of choices. Especially at Jewel, with its nature-themed entertainment and retail outlets.
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MRT Station. At the moment this site does not have an MRT station within a short walk. The closest is at Tampines town centre, an interchange station of the Downtown and East-West lines, roughly 1.5KM away. Residents can cycle or catch a bus there, or take a leisurely 25 minute walk through the park for exercise.
However some two to three years after the project completes, around 2030, the Tampines North Station close by is expected to be up and running. This station, about 4 to 5 minutes walk away, will be on the new Cross-Island MRT line.
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Parks and Recreational Amenities. The Aurelle location is a short distance from the largest park in the estate, the Tampines Eco Green Park. A pleasant way to get to it is via Tampines Boulevard Park, reachable via a five minute walk down Tampines Street 62.
Tampines Boulevard Park also connects south to Sun Plaza Park across Tampines Avenue 9. This verges Tampines Town Centre, making it possible to walk almost all the way there via the parks.
Skirting the Tampines Eco Green Park, a park connector runs northwards, under and across the TPE, to Pasir Ris. It then loops around the Pasir Ris Park and beach. This connectivity between the parks provides a variety of routes to cyclist and joggers, or those out for a stroll.
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Schools & Educational Institutes. Like all HDB estates, Tampines has a good sprinkling of schools and institutes of higher learning. Besides a number of primary & secondary schools, the township has Temasek Polytechnic, the Singapore Institute of Technology @ TP, and the United World College of South East Asia (East Campus).
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Connectivity. The Aurelle EC location is a very short drive from Tampines Avenue 10, close to where it enters to / exits from, the Tampines Expressway (TPE). Once on the expressway network, it typically doesn’t take more than half an hour or so, off-peak, to reach the rest of the island. And being so close to Changi Airport, a ride there could take around 10 minutes.
Aurelle EC Location Map . Near Parktown & Tampines North MRT Station
Pasir Ris Park and Beach . Cycle there via the Park Connector from Tampines Eco Park
CONTACT FORM
