TOP Year 2026      .       7 Mins Walk to MRT      .       HOTLINE: (+65) 6100 6090

THE TENET EXECUTIVE CONDO

New Tampines EC . 7 Mins Walk Future MRT Station
REGISTER FOR VIEWING / E-APPLICATION

Here we present the Tenet EC. This new executive condominium at Tampines Street 62 will launch for viewing and sale in November 2022.

The Tenet EC at Tampines . Singapore

The Tenet EC at Tampines . Singapore

It should help to address the current dearth of new EC supply in east Singapore. Since OLA and Parc Central sold out early this year, there hasn’t been any launch units to buy in the east.

The Tenet EC Logo

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Location Features of Tenet EC

The Tenet EC . Function Room View

The Tenet EC . Function Room View

The Tenet EC, like Parc Central, is located in Tampines Town. Parc Central sold out within a year of its launch despite not being within walking distance of an MRT station. Possibly due to Tampines’ stature as a mature residential estate as well as big regional centre. It comes with not only a full range of amenities, but lifestyle and employment hubs too.

The Tenet executive condo is not currently within walking distance of an MRT station either. But it has the advantage that it will be, about 4 years after its estimated TOP in 2026.

Tampines North MRT Station Near Tenet Executive Condo

Tampines North MRT Station Near Tenet Executive Condo

That’s when the Tampines North station on the Cross-Island Line (CRL) nearby will complete, in 2030. This station will be about 6 to 8 minutes walk away, depending on how the surrounding buildings are configured.

Hence this Tampines EC will likely meet with even better response than Parc Central. It has the added attraction of an upcoming MRT station close by, to push its future resale value up more. Especially since ECs within walking distance of an MRT station are in the minority in the current batch.

Incidentally, it is being developed by a joint venture of Qingjian Realty with Santarli Construction. Qingjian has the distinction of being responsible for probably more executive condos than any other developer in Singapore.

Pool View from Gym

Tenet Executive Condominium . Pool View from Gym

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    Context of the Tenet EC Neighbourhood

    As Singapore’s first generation regional centre, and one of its biggest ones, Tampines has grown into a full-fledged commercial hub.

    It continues to expand and thrive as a focal point of business activity in the east of Singapore. Furthermore under the URA Master Plan, Tampines remains on course for future growth and upgrades.

    This will mean the development of even more amenities in the estate. Which would then better serve the needs of Tampines residents, and incidentally those of Tenet EC too.

    As it stands, Tampines is already considered one of the most well equipped and self-sufficient HDB estates. It comes with a number of fair-sized malls housing supermarkets, F&B outlets, fast food joints, shops, banking facilities. It has the full array of other facilities too – swimming and sports complexes, schools, community library, retail park, office buildings.

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    Amenities around the Tenet Executive Condo

    Tenet EC Location Plan . Surrounding Neighbourhood and Amenities

    Tenet EC Location Plan . Surrounding Neighbourhood & Amenities . Click to Enlarge

    The Tampines township is more than just a housing estate, or a centre of business. It is well equipped with a range of educational institutes, both local and international.

    Besides numerous primary and secondary schools, it hosts the United World College of South-East Asia (East Campus), Temasek Polytechnic, and the Singapore Institute of Technology @ TP.

    Tampines Eco Green Park

    Tampines Eco Green Park

    There is a nature park in the vicinity within 8 minutes walk as well, the Tampines Eco Green Park. For those who drive or cycle, Pasir Ris Park and its beaches are within easy reach too.

    The Tenet EC also benefits from its proximity to Tampines Avenue 12 and its exit into the TPE (Tampines Expressway). One can get onto the expressway quickly, which helps cut down driving time a lot.

    As such, from here to Changi Airport and JEWEL could take perhaps 10 minutes, off-peak.

    The Tenet EC . Main Arrival Entrance

    The Tenet EC . Main Arrival Entrance

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      Evaluating Tenet EC as an Investment . Click to Open / Close

      An Investment Perspective

      For those evaluating the Tenet executive condominium as an investment, there are some factors to consider.

      Affordability

      Executive condominiums are executed by private developers, but generally at prices 15% to 20% lower than comparable private condominiums.

      On top of that, first-timer buyers may qualify for a CPF housing grant of up to S$30,000.

      And for those who currently own a HDB flat, the ABSD requirement is waived. All that adds up to a lot of potential savings.

      In addition, they may still get a 75% loan for the EC even if they have an existing housing loan.

      However do note that the MSR (Mortgage Servicing Ratio) is limited to only 30%, much lower than for private property purchases. While this ruling encourages financial prudence, it often makes it hard to get sufficient loans for bigger units.

      Value

      Despite lower pricing vis-a-vis private condos, ECs like Tenet still come with a full suite of facilities. So much so that on the ground they are virtually indistinguishable from private condominiums.

      There is however, one difference. Unlike most private condos, ECs generally don’t have one bedroom units in their unit mix. And for that matter, only a small number of 2 bedders, if at all.

      That’s due to the fact that executive condos are configured to cater to families. Only couples or joint singles and family units are allowed to buy them. And they must be owner-occupied during the first 5 years or Minimum Occupation Period (MOP).

      Because of that, the units tend to be more occupier-orientated, with bigger rooms. The facilities are also more comprehensive, partly because the land, being from government sales, are big enough.

      Appreciation

      Due to their lower entry price vs nearby new private condos, ECs tend to enjoy a higher ROI (Return on Investment) when they are sold.

      In a sense, this lowers their “risk”, as they have a bigger “buffer” against market price drops.

      Historically when after the MOP, and owners can sell or rent them out, EC prices move closer to those of their private counterparts. In many case, they have achieved higher capital gains than their private neighbours.

      Alternatively after the MOP, those with the means to do so can buy another property without incurring ABSD. Unlike for HDB flats, it is possible to de-couple EC ownership, thus freeing one name for a new purchase.

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        Project FactSheet

        Name Tenet
        Developer TQS Development Pte Ltd
        (A Joint Venture of Qingjian Realty (South Pacific) Group Pte Ltd + Santarli Realty Pte Ltd + Heeton Holdings Ltd)
        Status Executive Condominium (Main applicant must be Singapore citizen)
        Address 71 Tampines St 62, Singapore 529699
        73 Tampines St 62, Singapore 529700
        75 Tampines St 62, Singapore 529701
        77 Tampines St 62, Singapore 529702
        79 Tampines St 62, Singapore 529703
        81 Tampines St 62, Singapore 529448
        83 Tampines St 62, Singapore 529449
        85 Tampines St 62, Singapore 529450
        87 Tampines St 62, Singapore 529451
        89 Tampines St 62, Singapore 529452
        91 Tampines St 62, Singapore 529443
        District 18
        Site Area 23,799.2 m² (256,174 sq ft)
        Floor Area 59,498 m² (640,436 sq ft)
        Plot Ratio 2.5
        Tenure 99 Year Leasehold from 1 November 2021
        Estd Completion 2 August 2026
        No. of Blocks 11
        No. of Storeys 15
        No. of Units 618
        Parking Spaces 618 Car Spaces (includes 6 electric charging spaces)
        5 accessible parking spaces + 104 bicycle parking spaces
        Description Executive condominium housing development comprising 11 blocks of 15-storey apartments and 1 block of multi-storey carparks with basement carparks and communal facilities on Lot 03206X Mukim 29 at Tampines Street 62 (Tampines Planning Area)
        Architect ADDP Architects LLP
        Landscape Consultant Ecoplan Asia Pte Ltd
        Project ID East 9 Architects & Planners Pte Ltd
        C&S Engineer P&T Consultants Pte Ltd
        M&E Engineer United Project Consultants Pte Ltd
        Quantity Surveyor AECOM Cost Consulting and Project Management (S) Pte Ltd


        Tenet EC Showflat · Viewing

        LAUNCH TIMELINE

        Showflat Viewing Slots: 12 to 28 November 2022
        E-Application Period: 12 to 28 November 2022
        Price List Release: 30 November 2022
        Balloting Day: 2 December 2022
        Booking / Sales Day: 3 December 2022

        Please drop us your contact details in the Form below if you wish to book a viewing slot for the showflat, or understand requirements for an e-application, or to know the booking process.

        Viewing of the Tenet showflat will be by advance appointment.

        The Tenet Showflat . Function Lawn

        The Tenet Showflat . Function Lawn

        Tenet EC Showflat . Library View

        Tenet EC Showflat . Library View

        E-Application & Booking

        To take part in the balloting and booking of units, you need to do the e-application before that. The e-Application can only be done at the computers at the Tenet showflat, not online.

        As Tenet is an executive condominium, only those who qualify will be able to book a unit. To check if you are eligible, and what payment structures and grants apply, please refer to the following guides. (Opens in a new window.)


        Tenet Floor Plans

        Please drop us a line via the Contact Form if you would like us to email you the complete Tenet floor plan brochure.

        Unit Types Diagrammatic Chart

        Unit Types Diagrammatic Chart . Click to Enlarge

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        Example Floor Plans (Drop us your contact for the full set)

        Tenet Floor Plan . 3BR Type C2b Tenet EC Showflat

        Tenet Floor Plan . 3BR Type C2b Tenet EC Showflat

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        Tenet EC Floor Plans . 3BR Premium Type C3

        Tenet EC Floor Plans . 3BR Premium Type C3

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        Tenet EC Floor Plan . 4BR Type D3 Tenet Showflat

        Tenet EC Floor Plan . 4BR Type D3 Tenet Showflat

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        Tenet Floor Plans . 5BR Type E1b

        Tenet Floor Plans . 5BR Type E1b

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        Tenet Executive Condo . Maze Garden

        Tenet Executive Condo . Maze Garden


        Tenet EC Site Plan

        The Tenet EC site is a longish, mid-sized L-shaped land parcel. It covers around 256,000 square feet of ground, with a possible built-up area of about 640,000 square feet.

        This land parcel is orientated on its long sides in a north-east / south-west direction.

        The Tampines Expressway (TPE) borders it on the north-east, below the level of the site. Units facing this way will get traffic noise, but less so for the lower floor units than for higher floors. However that is perhaps compensated by more open views in this direction, as the nearest buildings are a distance away.

        The Tenet Executive Condo . View of North-East Facade facing Tampines Expressway

        The Tenet Executive Condo . View of North-East Facade facing Tampines Expressway

        To the south-east are new HDB blocks. Similarly to the south-west, across Tampines Street 62 where the main entrance to the Tenet executive condo turns in from. It is also the quietest side.

        The land on the north-west of the site is currently empty, but is also zoned for residential development. Once completed, it is will help block some of the west sun.

        The Tenet EC Site Plan Layout . With Legend of Facilities

        The Tenet EC Site Plan Layout . With Legend of Facilities

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        View of Children's Playground and Pool

        View of Children’s Playground and Pool

        The Tenet Executive Condominium . Family Lawn

        The Tenet Executive Condo . Family Lawn

        Tampines EC . Pool View

        Tampines EC . Pool View

        Tampines Executive Condo . Garden View

        Tampines Executive Condo . Garden View


        Tenet Prices · Unit Types

        The Tenet Price . Unit Types & Sizes . Click to Open / Close

        UNIT TYPES . SIZES

        Unit Description Type No. of
        Units
        Typical Unit
        Area (sq m)
        Typical Unit
        Area (sq ft)
        3 Bedroom Deluxe + Study C1a 52 83 893
        3 Bedroom Premium + Study C1b 30 88 947
        3 Bedroom Deluxe + Study C2a 88 86 926
        3 Bedroom Premium + Study C2b 118 91 980
        3 Bedroom Premium + Study C3 75 89 958
        4 Bedroom Deluxe D1 90 102 1,098
        4 Bedroom Deluxe D2 60 103 1,109
        4 Bedroom Premium + Study D3 60 127 1,367
        5 Bedroom Premium + Study E1a 15 145 1,561
        5 Bedroom Premium + Study E1b 30 146 1,572
        Total Number of Units 618

        Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

        Note:
        The showflat units are Type C2b (3 Bedroom Premium + Study) and Type D3 (4 Bedroom Premium + Study).

        The Tenet Price . Click to Open / Close

        TENET EC PRICE RANGES

        The full Tenet price list will be released three days before the actual booking day, following the general practice for ECs.

        Please let us know via the Contact Form if you wish to be kept updated on that.

        Meanwhile the indicative pricing for the launch is as listed here.

        Unit Description Type Indicative
        Preview Pricing
        Share
        Value
        Estd Monthly
        Maintenance
        3 Bedroom Deluxe C1a,C2a From $1.098M Up 6 $318 + GST
        3 Bedroom Premium C1b,C2b,C3 From $1.268M Up
        4 Bedroom Deluxe D1,D2 From $1.438M Up 7 $371 + GST
        4 Bedroom Premium D3 From $1.8M Up
        5 Bedroom Premium E1a,E1b From $2.078M Up
        Tenet Prices . Click to Open / Close
        TENET PRICE BACKGROUND

        The HDB land sale for this EC site launched in mid April 2021, closed on 22 July 2021, and was awarded on 3 August 2021.

        QJ-OS Pte Ltd and Santarli Realty Pte Ltd clinched it with a top bid of SGD$422 million, out of a strong field of nine contenders. The intense bidding probably reflects the scarcity of EC development land in general, especially in mature housing estates.

        In this case, the winning bid was a bare 1.4% above that of the second placed bidder. It equates to a land cost of $659 PSF PPR (per square foot per plot ratio).

        This land rate was the highest to date at the point of tender, for an EC site. (Though it was eventually surpassed in the next EC tender, for the Bukit Batok West Ave 8 site in 2022. Which however is hardly surprising, given the pattern of ever increasing land costs in the last few years. Incidentally the Bukit Batok site was won by the same developer.)

        After adding all the development costs and overheads, especially in light of increased construction charges, the breakeven is around $1,2xx PSF.

        This is about $150 PSF higher than for the previous batch of executive condominiums. So we are likely to see higher selling prices too, possibly in the region of $1,350 to $1,400 PSF.


        About the Developer

        The Tenet executive condominium is being developed by a collaboration of a Qingjian Realty and Octava Pte Ltd joint venture, with Santarli Realty Pte Ltd.

        Both have executed several projects in Singapore between them, with Qingjian being especially fruitful in the EC arena.

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        About Qianjian Realty Pte Ltd

        Qingjian Realty is based in Singapore. It is an arm of the larger Qingjian Group from China, a consortium with diverse businesses. These include property development and investment, logistics, contracting, and capital management.

        The group has been developing projects in Singapore since 1999. It built condominiums like Nin Residence (2010), Riversound Residence (2011), and River Isles (2012).

        In more recent years, it launched and sold out Jadescape in Shunfu. As well as the freehold Forett condo that is more than 90% sold at an average of over $2,000 PSF. Forett is located in Upper Bukit Timah, representing an upgrade for Qingjian from its more mass-market roots.

        Artist's Impression . JadeScape by Qingjian . Developer for the Tenet EC

        Artist’s Impression . JadeScape by Qingjian . Developer for the Tenet EC

        It has also been very productive in the executive condo sector. From its first venture with a DBSS project, Natura Loft in Bishan in 2008, Qingjian proceeded to build a large chunk of the ECs here. Examples include RiverParc Residence, Ecopolitan and Waterbay (all in Punggol), Bellewaters in Sengkang, Bellewoods in Woodlands, iNz Residence EC in Choa Chu Kang, and Visionaire in Sembawang.

        The Visionaire EC at Sembawang . By Qingjian Realty

        The Visionaire EC at Sembawang . By Qingjian Realty

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        About Santarli Realty Pte Ltd

        Santarli started as a construction company in Singapore in 1983. Over the years it grew its expertise and experience to become a world class builder. From being a general contractor, it now undertakes institutional and industrial work, as well as complex engineering jobs in both the public and private sectors. It has earned numerous awards, including many for Health & Safety.

        Sant Ritz at Potong Pasir . By Santarli Realty

        Sant Ritz at Potong Pasir . By Santarli Realty

        Santarli Realty is a subsidiary of the Santarli Group of Companies. Its vision is to build quality properties that provide value to buyers and investors.


        Tenet Location · Features

        Amenities around the Tenet Executive Condo Location Plan

        Amenities around the Tenet Executive Condo Location Plan . Click to Enlarge

        1. Location. The Tenet location is in Tampines town, along its north edge at Tampines Street 62. Street 62 is a side street that loops in, and so offers easy access in, and egress from the site.

        2. Shops, F&B, Supermarkets, Lifestyle, Libraries, Banks. Being one of Singapore’s biggest regional centers, Tampines is pretty much self-sufficient. It is equipped with a full range of supporting amenities, from malls, to libraries, banks, and neighbourhood centres, and even offices.

          The town centre here has more decent-sized shopping centres than most other HDB estates. Ones like Tampines One, Tampines Mall, and Century Square get fairly crowded at nights and on weekends.

          Tampines also boasts Our Tampines Hub, Singapore’s first-ever integrated lifestyle and community complex. This is a huge building that houses six swimming pools, a big playground, an indoor stadium, government agencies, eateries and foodcourt, shops, and a community library.

          Residents have the option of taking a 10-minute drive to the shops at Changi Airport too. Especially to Jewel at Changi Airport’s, touted as an exciting nature-themed entertainment and retail complex.

        3. Recreational Amenities & Parks. The Tenet EC location is very close to the biggest park in Tampines, the Tampines Eco Green Park. By cutting under the Tampines Greenvines HDB blocks next door, residents can get to the park in 8 minutes.

          Going south, this park joins to the Tampines Boulevard Park. From there across Tampines Avenue 9 is the Sun Plaza Park, next to the Town Centre.

          Skirting the Eco Green Park is a park connector that runs northwards under and across the TPE, to Pasir Ris, eventually looping around Pasir Ris Park and beach. This should make for a pleasant cycling or jogging experience, as it offers greater variety.

        4. Pasir Ris Park and Beach . Cycle via Park Connector from Tampines Eco Park

          Pasir Ris Park and Beach . Cycle via Park Connector from Tampines Eco Park

        5. Educational Institutions. Tampines is fairly well served by schools and educational institutes of higher learning. Besides the usual primary and secondary schools to be found in most HDB estates, it has the United World College of South East Asia (East Campus), and Temasek Polytechnic, within the township. On the campus of Temasek Polytechnic is also the Singapore Institute of Technology @ TP.

        6. MRT Station. Currently this site is not within easy walking distance of an MRT station. At the moment the nearest stations are at the town centre, 1.5KM away, which is an interchange station location. Residents will have to catch a bus or cycle there, to take a train on the Downtown line, or East-West line.

          However the good news is that around 2030, about 4 years after this project completes in 2026, the Tampines North Station nearby should be up and running. The station is on the new Cross-Island MRT line, and will be roughly 6 to 8 minutes walk away.

        7. Position of Upcoming Tampines North MRT Station Nearby

          Position of upcoming Tampines North MRT Station Nearby

        8. Connectivity. The Tenet location is very close to the egress to / ingress from, the Tampines Expressway (TPE) as well. So much so that a ride to Changi Airport should take no more than 10 minutes, off-peak.


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