VILLAS @ OLD TAMPINES ROAD
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for VILLAS @ OLD TAMPINES ROAD.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
A freehold landed enclave of only 3 strata-titled villas in D17, offering rare large-format 5-6 bedroom homes with no URA caveats yet; entry pricing is opaque and liquidity is structurally thin, so this is a niche owner-occupier play rather than a broad-market investment.
- • Freehold tenure in OCR D17 provides long-term land value preservation, unlike 99-year leasehold condos that decay after 30 years.
- • Only 3 total units with 2 remaining (33% sold) means extremely low supply density, which can support scarcity pricing for buyers seeking privacy and large live-in space.
- • Unit sizes of 4,133 to 6,598 sqft are exceptionally large for new launches, appealing to multi-generational families or buyers needing 5-6 bedrooms without renovation risk.
- • Estimated TOP in 2027 gives a short waiting period compared to many 2028-2029 launches, reducing construction and market timing risk.
- • Zero URA caveats recorded means no verified price benchmark; buyers face significant information asymmetry and cannot gauge true market-clearing PSF or developer discounting behavior.
- • Liquidity risk is severe: with only 3 units total, resale comparables will be scarce, and exit may require long marketing periods or price concessions to a very narrow buyer pool.
- • Transit and school data are pending, but D17 Old Tampines Road is car-dependent with limited MRT access; lack of 1km primary school priority may deter family buyers.
- • Developer Tong Eng Bros is a smaller player, so buyers should scrutinize build quality, maintenance fund adequacy for a 3-unit strata, and MCST governance costs per unit.
Tap any prompt below to query our connected Project Core Team bot on WhatsApp for instant numbers & floorplans:
Quick Take
- Estimated from developer pricing (no transacted caveats yet): VILLAS @ OLD TAMPINES ROAD trades at $1,621psf, 15% above the D17 average of $1,415psf.
- 🚆 Transit-Oriented: 5 mins walk to Pasir Ris East MRT.
- Best suited to own-stay families needing space; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 2 of 3 units remaining — a tightly-held, sub-50-unit development.
Based on the latest developer sales balance update.
VILLAS @ OLD TAMPINES ROAD Unit Mix & Planned Blueprint
Developer's official unit tier distribution — Classic & Luxury Collections breakdown.
| Type | Size Range | From Price | Indicative PSF | Layout & Provision Notes |
|---|---|---|---|---|
| 5 Bedroom Suites | 1,800 – 2,400 sqft | Price on request | Indicative on launch | Planned developer unit layout |
Based on developer preliminary info kit & floorplan releases — subject to final survey and authority approval.
👨👩👧👦 Family-Centric Layout (No 1-Bedders)
This development's smallest unit type is a 2-Bedroom — there are no 1-Bedroom units.
Based on transacted URA caveats for this project, plus the development's own bedroom-type range.
🎓 Primary 1 School Catchment near VILLAS @ OLD TAMPINES ROAD (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
No MOE Primary Schools located within 1 km boundary.
-
White Sands Primary School1078m · 13 min
-
Pasir Ris Primary School1293m · 16 min
-
East Spring Primary School1537m · 19 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- East Spring Secondary School Secondary (S1-S5) 1344m · 17 min
- Loyang View Secondary School Secondary (S1-S5) 1526m · 19 min
- Pasir Ris Crest Secondary School Secondary (S1-S5) 1571m · 20 min
- Dunman Secondary School Secondary (S1-S5) 1598m · 20 min
- Temasek Junior College Mixed Level (S1-Jc2) 1715m · 21 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
VILLAS @ OLD TAMPINES ROAD Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- CR4 Pasir Ris East 382m · 5 min
- EW1 CR5 Pasir Ris 1158m · 14 min
- EW2 DT32 Tampines 1922m · 24 min
- DT33 Tampines East 1922m · 24 min
- CR3 Loyang 2057m · 26 min
- CG2 Changi Airport 2064m · 26 min
Nearby Malls
- White Sands2498m
- Downtown East2508m
- Pasir Ris Mall2659m
Supermarkets
- Giant716m
- Sheng Siong Supermarket748m
- Hao Mart1375m
- Cold Storage1430m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
VILLAS @ OLD TAMPINES ROAD Master Plan & Location Map
VILLAS @ OLD TAMPINES ROAD and MRT stations within walking distance.
VILLAS @ OLD TAMPINES ROAD Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about VILLAS @ OLD TAMPINES ROAD
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of VILLAS @ OLD TAMPINES ROAD?
Units at VILLAS @ OLD TAMPINES ROAD have indicative prices starting from $5,600,000. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to VILLAS @ OLD TAMPINES ROAD?
The nearest MRT station to VILLAS @ OLD TAMPINES ROAD is Pasir Ris East MRT (CR4), located approximately 382m (5 min walk) from the development.
What is the tenure and estimated TOP date for VILLAS @ OLD TAMPINES ROAD?
VILLAS @ OLD TAMPINES ROAD is a Freehold Landed development with an estimated Temporary Occupation Permit (TOP) date of 2027.
Who is the developer of VILLAS @ OLD TAMPINES ROAD?
VILLAS @ OLD TAMPINES ROAD is developed by Tong Eng Bros.
Are there primary schools within 1km of VILLAS @ OLD TAMPINES ROAD?
There are currently no primary schools within 1km of VILLAS @ OLD TAMPINES ROAD. However, multiple primary schools are situated within the 1–2km supplementary zone.
Where can I get the official floor plans and e-brochure for VILLAS @ OLD TAMPINES ROAD?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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