Tampines is in Singapore postal district 18 (postal sectors 51 and 52), which also covers Pasir Ris and Simei. It is mostly HDB housing. Two MRT lines serve it, and the Cross Island Line is due by 2030. In Q2 2026 the median 4-room HDB resale price was S$668,000 in Tampines and S$630,000 in Pasir Ris.
Updated 28 September 2026. HDB prices are the latest quarter HDB has published (Q2 2026). Condo facts come from developers and reputable press, and each is dated below.
Which areas does District 18 cover?
The official list of postal districts (compiled from SingPost data) gives District 18 as postal sectors 51 and 52, labelled "Tampines, Pasir Ris". A postal code's first two digits are its sector, so any address starting 51 or 52 is in District 18.
| Area | Postal sector | Examples (OneMap) |
|---|---|---|
| Pasir Ris | 51 | Pasir Ris MRT, 10 Pasir Ris Central (519634); White Sands, 1 Pasir Ris Central Street 3 (518457) |
| Tampines (including Tampines North) | 52 | Tampines Mall, 4 Tampines Central 5 (529510); Our Tampines Hub, 1 Tampines Walk (528523) |
| Simei | 52 | Simei MRT, 30 Simei Street 3 (529888); Changi General Hospital, 2 Simei Street 3 (529889) |
The edges do not follow town names. Upper Changi MRT (DT34), at 690 Upper Changi Road East (485990), has a sector 48 postal code, so it is in District 16. Loyang is in District 17.
URA's Master Plan 2025 names Tampines Regional Centre as one of the "key economic nodes" of the East Region, alongside Changi Airport, Changi Aviation Park and Changi Business Park. Tampines and Pasir Ris are outside URA's Central Region, so private homes here fall in the Outside Central Region (OCR) market segment.
Which MRT stations serve District 18?
| Station | Line(s) | Address (OneMap) |
|---|---|---|
| Pasir Ris (EW1) | East-West Line; future Cross Island Line interchange | 10 Pasir Ris Central (519634) |
| Tampines (EW2 / DT32) | East-West Line and Downtown Line interchange | 20 and 15 Tampines Central 1 (529538, 529544) |
| Simei (EW3) | East-West Line | 30 Simei Street 3 (529888) |
| Tampines West (DT31) | Downtown Line | 2 Tampines Avenue 4 (529683) |
| Tampines East (DT33) | Downtown Line | 20 Tampines Avenue 7 (529623) |
The three Downtown Line stations opened on 21 October 2017 with Downtown Line Stage 3, which LTA says gave "direct connectivity to Tampines Regional Centre and Changi Business Park".
Cross Island Line. LTA expects Phase 1 (12 stations, from CR2 to Bright Hill) to be completed by 2030. LTA says it will serve Loyang, Tampines and Pasir Ris, with Pasir Ris becoming an interchange with the East-West Line. OneMap lists a Pasir Ris East station (CR4) at 20 Pasir Ris Drive 1 (519969). The CRL Punggol Extension, due in 2032, will link Pasir Ris and Tampines North with Punggol and Sengkang (LTA). UOL describes ParkTown Residence as directly connected to the future Tampines North MRT station.
What do HDB flats cost in Tampines and Pasir Ris?
HDB publishes median resale prices by town and flat type each quarter, based on registered resale applications. Tampines and Pasir Ris are the two HDB towns that make up most of District 18.
| Flat type | Tampines, Q2 2025 | Tampines, Q2 2026 | Pasir Ris, Q2 2025 | Pasir Ris, Q2 2026 |
|---|---|---|---|---|
| 3-room | S$490,000 | S$478,000 | not published | not published |
| 4-room | S$675,000 | S$668,000 | S$630,000 | S$630,000 |
| 5-room | S$819,000 | S$828,000 | S$730,000 | S$730,000 |
| Executive | S$960,000 | S$968,000 | S$905,000 | S$909,000 |
Source: HDB, Median Resale Prices for Registered Applications by Town and Flat Type (data.gov.sg, updated 13 August 2026). "Not published" means HDB shows no median for that quarter.
What the table shows (our arithmetic):
- In Q2 2026 the Tampines 4-room median was S$38,000, or about 6.0%, above Pasir Ris's (668,000 ÷ 630,000 = 1.060).
- Over the year to Q2 2026, the Tampines 4-room median fell about 1.0% (675,000 to 668,000) and the Pasir Ris 4-room median was unchanged.
Medians move with the mix of flats sold in a quarter (age, floor, location), so one quarter's change is not a trend on its own. Check individual transactions on HDB's resale portal before judging a specific flat.
Which condos are notable in District 18?
This is not a full list. It covers projects whose facts we checked against the developer or reputable press.
| Project | Developer | Size | Sales and price data |
|---|---|---|---|
| Treasure at Tampines, Tampines Lane | Sim Lian Group | 99-year leasehold; 2,203 units in 29 blocks of 12 storeys (Sim Lian, EdgeProp) | Launched March 2019; average launch price S$1,336 psf (EdgeProp); sold out by February 2022, TOP in 2023. EdgeProp counted 273 sub-sale and resale transactions (269 sub-sales, 4 resales) by April 2024, all at a profit (EdgeProp, 9 April 2024) |
| The Tapestry, Tampines Street 86 | City Developments Limited (CDL) | 861 units in seven 15-storey blocks (CDL) | Launched 24 March 2018; 315 of the 450 units released were sold on launch weekend at an average of S$1,310 psf (CDL, 25 March 2018) |
| ParkTown Residence, Tampines Street 62 | UOL-SingLand and CapitaLand Development (50:50) | 99-year leasehold; 1,193 units | 1,041 units (87%) sold on the launch weekend starting 22 February 2025, at an average of S$2,360 psf (UOL, 24 February 2025). Integrated with a mall, hawker centre, community club and bus interchange (UOL) |
These are launch figures from different years. They are not current prices. For recent transactions in any project, use URA's private residential transaction search.
We do not quote district-wide condo psf ranges or rental figures, because we could not source them for District 18 specifically.
For our fact-checked reviews of individual condos, sorted by postal district, see Singapore condo reviews by district.
Which schools are in District 18?
These schools have District 18 addresses on OneMap:
| School | Level | Address |
|---|---|---|
| Angsana Primary School | Primary | 51 Tampines Street 61 (528565) |
| Changkat Primary School | Primary | 11 Simei Street 3 (529896) |
| Junyuan Primary School | Primary | 2 Tampines Street 91 (528906) |
| Poi Ching School | Primary | 21 Tampines Street 71 (529067) |
| St. Hilda's Primary School | Primary | 2 Tampines Avenue 3 (529706) |
| Tampines North Primary School | Primary | 30 Tampines Avenue 9 (529565) |
| White Sands Primary School | Primary | 2 Pasir Ris Street 11 (519075) |
| Dunman Secondary School | Secondary | 21 Tampines Street 45 (529093) |
| Ngee Ann Secondary School | Secondary | 1 Tampines Street 32 (529283) |
| St. Hilda's Secondary School | Secondary | 2 Tampines Street 82 (528986) |
| Springfield Secondary School | Secondary | 30 Tampines Avenue 8 (529593) |
| Tampines Secondary School | Secondary | 252 Tampines Street 12 (529427) |
| Temasek Polytechnic | Polytechnic | 21 Tampines Avenue 1 (529757) |
| United World College of South East Asia (East Campus) | International school | 1 Tampines Street 73 (528704) |
For Primary 1 registration, MOE gives priority, when a phase is oversubscribed, to Singapore Citizens living within 1 km of the school, then 1 to 2 km. Families who get a place through distance priority must meet a 30-month stay requirement. Check the distance for a specific address with OneMap's school query before relying on it.
What are the main shopping and leisure amenities?
- Tampines Mall (4 Tampines Central 5) and Century Square (2 Tampines Central 5), next to Tampines MRT and Tampines Bus Interchange.
- Our Tampines Hub, 1 Tampines Walk, with a hawker centre.
- Pasir Ris Mall (7 Pasir Ris Central) and White Sands (1 Pasir Ris Central Street 3), by Pasir Ris MRT.
- Downtown East, 1 Pasir Ris Close, and Pasir Ris Beach Park.
- Changi General Hospital, 2 Simei Street 3.
What should buyers weigh in District 18?
These are trade-offs, not recommendations:
- HDB-heavy, with large condos. Most homes are HDB flats in two mature towns. The private projects above are large: Treasure at Tampines alone has 2,203 units, so resale supply within one project can be high.
- Rail is changing. Pasir Ris becomes a Cross Island Line interchange when Phase 1 opens (expected by 2030), and the Punggol Extension follows in 2032. Walking distance to a station varies a lot within each town, so check it for the specific block or condo.
- Same rules everywhere. ABSD, loan limits and TDSR apply the same way in District 18 as anywhere else. See our ABSD guide for current rates.
FAQ
Is Pasir Ris in District 18? Yes. District 18 covers postal sectors 51 and 52, labelled "Tampines, Pasir Ris" in the official list of postal districts. Pasir Ris addresses such as Pasir Ris MRT (519634) start with 51.
How much is a 4-room HDB flat in Tampines? HDB's Q2 2026 median resale price for a 4-room flat in Tampines was S$668,000, against S$630,000 in Pasir Ris.
Which MRT lines serve Tampines? The East-West Line (Pasir Ris, Tampines, Simei) and the Downtown Line (Tampines West, Tampines, Tampines East). The Cross Island Line will add an interchange at Pasir Ris, with Phase 1 expected by 2030.
Is Tampines in the OCR? Yes. Tampines and Pasir Ris are outside URA's Central Region, so private homes there are in the Outside Central Region segment.
Sources
- List of postal districts (source: SingPost): file.go.gov.sg
- HDB, Median Resale Prices for Registered Applications by Town and Flat Type (updated 13 August 2026): data.gov.sg
- LTA, Downtown Line (Stage 3 opened 21 October 2017): lta.gov.sg
- LTA, Cross Island Line: lta.gov.sg
- SLA, OneMap address search (station, school and mall addresses): onemap.gov.sg
- URA, Master Plan 2025, East Region: ura.gov.sg
- MOE, P1 registration: home-school distance: moe.gov.sg
- Sim Lian Group, Treasure at Tampines: simlian.com.sg
- EdgeProp, "Project Spotlight: This Tampines condo had 273 sellers and all made money", 9 April 2024: edgeprop.sg
- CDL, "CDL to launch The Tapestry", 15 March 2018: cdl.com.sg
- CDL, "Strong sales for CDL's The Tapestry over first weekend launch", 25 March 2018: cdl.com.sg
- UOL Group, "Over 87% of PARKTOWN Residence units sold at launch weekend", 24 February 2025: uol.com.sg
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