Rivelle Tampines
572 Executive Condominium homes near Tampines West MRT. 100% sold within a month at S$1,893 psf — 2026's best-selling EC, and roughly 35% below the private launch next door.
The numbers, on one page.
- Developer
- Sim Lian Group
- Type / tenure
- Executive Condominium · 99-year leasehold
- Total units
- 572 across 11 blocks (12–14 storeys)Source: two-source corroborated, Jun 2026
- Home sizes
- 3 to 5 bedrooms · 883 – 1,378 sqftSource: developer-reported, EdgeProp
- District
- D18 / Tampines — near Tampines West MRT
- Address
- Tampines Street 95
- Land cost
- S$465M for ~242,000 sqft / 22,490 sqm (S$768 psf ppr — a record EC land rate)Source: GLS tender result, Nov 2024
- Plot ratio
- 2.5
- Preview
- 6 March 2026 (8,000+ visitors · 2.5× subscribed)
- Launched
- 21 March 2026
- Launch weekend sales
- 529 of 572 units (92.5%) at S$1,893 psf avgSource: EdgeProp developer-side reporting
- Final status
- 100% sold within ~1 month — 2026's best-selling ECSource: two-source corroborated, Jun 2026
- Income ceiling
- Household ≤ S$16,000 (EC eligibility)
- Completion / TOP
- Expected ~2030Source: developer-indicated via DPS timeline
- Nearest MRT
- Tampines West (DT31) · ~5-min walkSource: distance verified on OneMap
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 29 May 2026.
The best-selling EC of 2026 — and the cheaper door into a hot precinct.
An Executive Condominium is Singapore's subsidised middle path: private-style facilities and finishes, but sold only to Singaporean families under an income ceiling, with ownership locked down for the first decade. That gate is precisely why ECs price well below the private condos around them — and why they tend to clear fast when supply is thin.
Rivelle Tampines is the clearest 2026 example. Sim Lian drew more than 8,000 visitors to the preview, went in 2.5 times subscribed on 1,424 e-applications, and booked 529 of 572 units — 92.5% — over the launch weekend at an average S$1,893 psf. The whole project sold out within a month, the final tranche cleared in a single morning of second-timer balloting. It is 2026's best-selling EC by take-up.
The number that frames it is the one next door. Pinery Residences, the private MRT-integrated launch in the same Tampines West precinct, launched at S$2,546 psf — about 35% above Rivelle. For an eligible Singaporean family, that gap is real money for a home on the same Downtown Line, near the same schools.
There's a timing angle too. Rivelle's land was bought in late 2024, so it's grandfathered under the old, lighter EC regime — a 5-year minimum occupation period, full privatisation at 10 years, and the Deferred Payment Scheme still on the table (taken up by 71.5% of launch-weekend buyers, about 87.9% across the full project). EC sites sold after 8 May 2026 face a longer 10-year MOP, 15-year privatisation and no DPS. Rivelle, in other words, is one of the last ECs sold under the friendlier rules.
S$1,893 psf — the priciest recent EC, still a private discount.
Two things are true at once. Against other recent ECs, Rivelle launched at the top — its S$1,893 psf is the highest of the set, reflecting a record S$768 psf ppr land cost and a Downtown Line address. Against the private market in the same precinct, it's still a sizeable discount:
- Rivelle Tampines (EC, Mar 2026): S$1,893 psf — highest recent EC launch
- Aurelle of Tampines (EC, 2025): S$1,766 psf — same town, Sim Lian
- Otto Place (EC, 2025): S$1,700 psf — Tengah
- Pinery Residences (private, Mar 2026): S$2,546 psf — same precinct, ~35% above
The EC-versus-private gap is the subsidy. The EC-versus-EC premium is the land. Both are worth understanding before you judge the price.
| Project | Area | Units | Launched | Launch PSF & take-up |
|---|---|---|---|---|
| Rivelle Tampinessubject | Tampines · D18 | 572 | Mar 2026 | S$1,893 avg · 92.5% wkd → 100% |
| Aurelle of Tampines | Tampines · D18 | 760 | 2025 | S$1,766 avg · 90% launch |
| Otto Place | Tengah · D24 | 600 | Jul 2025 | S$1,700 avg · 58.5% day one |
| Lumina Grand | Bukit Batok · D23 | 512 | Jan 2024 | S$1,464 avg · 53% launch wkd |
| Tenet | Tampines · D18 | 618 | Dec 2022 | S$1,384 avg · 93% (post-ballot) |
Launch PSF and take-up are developer-reported, from each project's own launch (EdgeProp). All rows except Pinery are Executive Condominiums; Pinery Residences is the private comparable in the same precinct. Rivelle's full URA caveat range will be added here as resale transactions emerge after its MOP.
The rules that define the deal.
An EC isn't just a cheaper condo — it comes with eligibility and ownership rules that shape both the price and the timeline to liquidity. Rivelle sits under the old, lighter regime because its land was sold before the May 2026 tightening. Here's the framework that applies.
Because Rivelle's land was sold in late 2024, it keeps the old rules: a 5-year MOP, full privatisation at 10 years, and the Deferred Payment Scheme — taken up by 71.5% of launch-weekend buyers (about 87.9% across the full project). EC land sold after 8 May 2026 moves to a 10-year MOP, 15-year privatisation and no DPS. That makes Rivelle materially more flexible than the ECs that follow it.
All family-sized — no shoeboxes.
ECs are built for families, and Rivelle's mix shows it: every unit is a 3, 4 or 5-bedder. The four-bedroom is the volume layout at roughly half the project; the 3-bedders are the entry point at S$1.588 million, and the 1,378 sqft 5-bedders top out the range. Everything sold.
| Type | Units | Size (sqft) | Launch pricing |
|---|---|---|---|
| 3-bedroom | 241 (42%) | 883 – 926 | from S$1.588M |
| 4-bedroom | 291 (50%) | 1,044 – 1,184 | from S$1.893M |
| 5-bedroom | 40 (~7%) | 1,378 | from S$2.586M |
Unit counts, sizes and launch prices are developer-reported (EdgeProp / launch coverage). All units are sold; pricing is shown for reference and for gauging future resale values once the MOP is cleared.
Tampines Street 95 — a short walk to the Downtown Line.
Rivelle sits on Tampines Street 95 in western Tampines, about a 5-minute walk (≈465 m) from Tampines West MRT on the Downtown Line — a one-seat ride to Bugis and the CBD. This is the mature, built-up side of Tampines, not the still-developing Tampines North further up.
The town does the rest. The Tampines interchange (East-West and Downtown lines) is about 1.3 km, Our Tampines Hub and the three town-centre malls sit roughly 1.2–1.3 km away, and the SAFRA Tampines clubhouse is essentially next door at ~350 m.
For schools, Junyuan Primary (~683 m) and St Hilda's Primary (~921 m) both fall inside the 1 km Primary 1 priority tier — a meaningful anchor for the young families an EC attracts.
A mature town, already complete.
The case for an EC here isn't about potential — Tampines is one of Singapore's most complete regional centres, with three malls, Our Tampines Hub, a deep school cluster and the Downtown Line. Rivelle plugs a family into all of it at a subsidised entry price.
- Junyuan Primary School~683 m · within 1 km P1 tier
- St Hilda's Primary School~921 m · within 1 km P1 tier
- Red Swastika School~1.18 km · 1–2 km tier
- Poi Ching School~1.85 km · 1–2 km tier
- Tampines West MRT (DT31)~465 m · ~5-min walk
- Tampines MRT (EW2/DT32)~1.3 km · interchange
- Cross Island Line (Tampines N.)future · third line
- PIE / TPEexpressway access
- SAFRA Tampines~350 m · clubhouse + gym
- Our Tampines Hub~1.25 km · hawker + library + sports
- Tampines Mall / Century Square~1.2–1.3 km
- Tampines 1~1.25 km
- Tampines Eco Greennature park · short hop
- Bedok Reservoir Park~1.6 km · water sports
- Sun Plaza Park~1.9 km
- Our Tampines Hub sports~1.25 km · stadium + pools
Two buyers it fit — and one it never could.
Rivelle is sold out, so this is as much about reading the next EC as it is about Rivelle itself. The logic that drove its demand is what to look for again.
A subsidised home on the Downtown Line.
For an eligible Singaporean family under the S$16,000 ceiling, Rivelle offered a 3-bedder from S$1.588 million — roughly 35% below the private launch next door — with up to S$30,000 in CPF grant, a 5-minute MRT walk, and two primaries inside the 1 km tier. That is the EC value proposition in one project.
Buy subsidised, privatise at year 10.
ECs convert to fully private at 10 years, and the cohort privatising in 2026 recorded 54.7% to 95.1% gains since launch. Rivelle's grandfathered 5-year MOP and Deferred Payment Scheme made that long game more financeable than it will be for ECs sold after May 2026. Past gains aren't a promise — but the structure is the draw.
Non-eligible buyers and anyone needing fast liquidity.
An EC is closed to foreigners, most singles under 35, PR-only families and households over the S$16,000 ceiling — for them, a private launch like Pinery Residences is the only door. And even for eligible buyers, an EC locks your capital: you can't sell for 5 years, can only sell to citizens and PRs until year 10, and can't rent the whole unit during the MOP. If you might need to exit quickly, the EC structure works against you.
What a sold-out EC really means for you.
There's nothing to buy from the developer. Rivelle is 100% sold. Your only routes in are a resale once units clear the 5-year MOP — realistically around 2030 onward, and only to citizens or PRs until year 10 — or the next comparable EC launch.
It's the priciest recent EC.The record S$768 psf ppr land cost pushed the launch to S$1,893 psf — the highest of its peer set. There's less “cheap EC” cushion here than in older ECs that launched below S$1,500 psf, so future appreciation has to do more of the work.
Your capital is locked for years.Five years before any sale, ten before full privatisation, and no whole-unit rental during the MOP. The EC discount is real, but it's paid for in liquidity.
It's far-east, and that cuts both ways.The Downtown Line is excellent for a Bugis/CBD commute, and Tampines is a complete town — but it's a long haul to the west or north, and being a mature estate, there's less “buy-the-transformation” upside than a brand-new precinct.
TOP is around 2030. A roughly four-year wait from launch, and Deferred Payment Scheme buyers carry the deferral premium in exchange for the easier cash flow.
Rivelle resale alerts & the next EC launch.
Rivelle is sold out, but two doors stay open: resale units once the MOP clears (around 2030), and the next comparable EC launch. Tell us your eligibility, household budget and preferred areas, and our partner agent will flag the matches before they move.
What buyers keep asking.
- Is Rivelle Tampines still available? +
- No — Rivelle Tampines has been 100% sold since late April 2026. 92.5% (529 of 572 units) went over the launch weekend in March 2026, and the balance cleared within about a month, making it 2026's best-selling EC by take-up. The only ways in now are a resale once units clear their Minimum Occupation Period (around 2030 onward) or the next EC launch — drop your details below for alerts on both.
- Who can buy an Executive Condominium like Rivelle? +
- Rivelle Tampines, like every EC, is for Singaporean family nuclei — you need at least one Singapore Citizen, with the second applicant a Citizen or PR — and your household must meet the income ceiling. Singles below 35, foreigners, and PR-only families generally cannot buy a new EC from the developer. That eligibility gate is exactly why ECs price below comparable private condos.
- What's the income ceiling for Rivelle Tampines? +
- Rivelle Tampines carries the standard EC ceiling: a household monthly income of S$16,000 or below (raised from S$14,000). That ceiling, plus the ownership restrictions, is what makes an EC a subsidised path into private-style housing for the Singaporean 'sandwich' class.
- What was the launch PSF for Rivelle Tampines? +
- Rivelle Tampines launched at an average of S$1,893 psf over its March 2026 launch weekend (median S$1,937). By unit type: 3-bedrooms from S$1.588 million, 4-bedrooms from S$1.893 million, and 5-bedrooms from S$2.586 million. It was the highest EC launch PSF among recent comparables — a function of its record land cost and Downtown Line location. Some syndicated headlines circulate S$1,839 psf; as of June 2026, EdgeProp's launch-weekend reporting consistently points to S$1,893.
- What's the MOP, and when can I sell? +
- Rivelle Tampines carries a 5-year Minimum Occupation Period from key collection, during which you must live in the unit and cannot sell it or rent out the whole flat. After 5 years you can sell, but only to Singaporeans or PRs. At 10 years after completion the EC fully privatises and can be sold to anyone, including foreigners and companies.
- Why does Rivelle have the lighter, old EC rules? +
- Rivelle Tampines keeps the old EC rules because its land was sold in late 2024 — before the 8 May 2026 tightening. Rivelle is grandfathered under the old regime: a 5-year MOP, full privatisation at 10 years, and the Deferred Payment Scheme still available (71.5% of Rivelle's buyers used DPS). EC sites sold after that date face a 10-year MOP, 15-year privatisation and no DPS. That makes Rivelle a genuinely more flexible EC than the ones coming after it.
- What's the Deferred Payment Scheme, and could Rivelle buyers use it? +
- DPS lets a buyer defer servicing the bulk of the loan until the project is built and keys are issued — for Rivelle Tampines, around 2030. It eases cash flow during construction at a modest price premium. Rivelle launched under the old rules where DPS is permitted, and about 87.9% of buyers across the project took it up (71.5% over the launch weekend); ECs on land sold after 8 May 2026 will not offer it.
- What CPF housing grants apply? +
- For a new EC like Rivelle Tampines, eligible first-timer families can receive a CPF Housing Grant of up to S$30,000 when buying from the developer. Exact amounts taper with household income — your salesperson can compute your tier.
- When is Rivelle Tampines expected to TOP? +
- Rivelle Tampines is expected to TOP around 2030 — as of June 2026, that's the timeframe the developer flagged for Deferred Payment Scheme buyers to begin servicing their loans, roughly a four-year build from the March 2026 launch.
- Who is the developer? +
- Rivelle Tampines is developed by Sim Lian Group, which has a strong recent EC record in Tampines — it sold out Aurelle of Tampines (760 units) in 2025 and followed with Rivelle (572 units), sold out within a month of its March 2026 launch.
- What's the unit mix at Rivelle Tampines? +
- Rivelle Tampines has an all-family mix with no shoeboxes: 241 three-bedroom units (about 42%, 883–926 sqft), 291 four-bedroom (about 50%, 1,044–1,184 sqft), and 40 five-bedroom (about 7%, 1,378 sqft). The four-bedroom was the volume layout.
- How does it compare to Pinery Residences next door? +
- Rivelle Tampines (EC) launched at S$1,893 psf in March 2026; Pinery Residences, the private, MRT-integrated launch in the same Tampines West precinct, launched at S$2,546 psf — about a 35% premium. That gap is the EC subsidy: Rivelle is cheaper but income-capped with a 5-year MOP, while Pinery is fully private with no eligibility rules. Different buyers, same neighbourhood.
- Do Executive Condominiums actually appreciate? +
- ECs like Rivelle Tampines have historically appreciated well — because you enter at a subsidised price and the asset converts to fully private at year 10. The eleven ECs privatising in 2026 recorded price growth of roughly 54.7% to 95.1% since their launches, and Hundred Palms in Hougang more than doubled in eight years (seller ROI above 115%). That's a track record, not a guarantee — future returns depend on the market, the location and your entry price, and Rivelle entered at a record EC land cost.
- I missed Rivelle — what are my options now? +
- If you missed Rivelle Tampines, two routes remain: wait for resale units once owners clear the 5-year MOP (around 2030 onward), or get on the list for the next comparable EC launch. Leave your details below and our partner agent will flag Rivelle resale listings and upcoming EC launches that fit your eligibility and budget.
Why this launch worked.
572 units, gone within a month. Here's what buyers were reading — and what to look for in the next EC.
100% sold · 2026's best-selling EC by take-up · resale opens ~2030.
Get resale & next-EC alerts →- 01It was ~35% cheaper than the private launch next door.S$1,893 psf against Pinery Residences' S$2,546 psf in the same precinct. For an eligible family, the EC subsidy was the whole pitch — and they took it.
- 02It caught the old, friendlier EC rules.Land bought in 2024 means a 5-year MOP, 10-year privatisation and DPS — all gone for EC sites sold after 8 May 2026. Rivelle was one of the last under the lighter regime, and about 87.9% of buyers across the project used DPS (71.5% over the launch weekend).
- 03It went in 2.5× subscribed.1,424 e-applications against 572 units, 8,000-plus preview visitors. The 30% second-timer allocation was gone by 2:15pm on launch day.
- 04Downtown Line plus a 1 km school tier.A 5-minute walk to Tampines West MRT and two primaries — Junyuan and St Hilda's — inside the 1 km Primary 1 radius gave families both the commute and the catchment.
- 05Sim Lian had just done it next door.Aurelle of Tampines (760 units) sold out in 2025; Rivelle followed and sold out within a month. Back-to-back Tampines EC sellouts gave buyers confidence in both the product and the precinct.
This page is maintained continuously. Rivelle is fully sold; we'll track resale transactions as units clear their MOP and update the confirmed TOP date as it's published. If there's a question we haven't covered, email hello@whichcondo.sg.