[New Launch] 3-Bedders Sold Out, 4-Bedders in High Demand: Rivelle Tampines Sales Analysis

Rivelle Tampines EC Sells 92.5% on Launch Weekend at Record Average Price of $1,893 psf

Rivelle Tampines, an executive condominium (EC) project in Tampines West, turned in a stellar performance over its launch weekend.

Developer Sim Lian Group announced on 22 March that 529 units—representing 92.5% of the total—were snapped up during the launch weekend at an average selling price of approximately $1,893 psf.

For buyers opting for the Deferred Payment Scheme (DPS), transaction prices were around 3% higher on average. This impressive sales result brings the development close to a sell-out while setting a new benchmark for EC launch performances in recent years.

Three-Bedroom Units Sold Out, Strong Demand for Four-Bedders

Across unit configurations, three-bedroom apartments emerged as the most popular choice.

All 241 three-bedroom units (spanning 883 to 926 sq ft) were fully sold out, with prices starting from approximately $1.588 million.

Demand was equally robust for four-bedroom units. The 1,044 sq ft layout was the most sought after, achieving a take-up rate of about 95.9% with prices starting from around $1.893 million. Overall, around 87% of the development's 291 four-bedroom units have been sold.

Larger units also put up a strong showing. Of the 1,378 sq ft five-bedroom apartments, 34 units (about 85%) were sold, with prices starting from roughly $2.586 million.

The developer noted that smaller families leaned towards three-bedroom units, while multi-generational households favoured the more spacious four- and five-bedroom homes.

Prime Location and Comprehensive Amenities Drive Appeal

Rivelle Tampines is located in Tampines West, nestled between Bedok and Tampines, and close to Bedok Reservoir.

The development is situated opposite Tampines West MRT station on the Downtown Line and sits adjacent to an upcoming mixed-use development comprising Pinery Mall and the upcoming private residential project Pinery Residences.

Market analysts observed that having both direct MRT connectivity and integrated commercial amenities is relatively uncommon for an EC development, significantly boosting its market appeal.

Outperforming Neighbouring Projects

Rivelle Tampines' launch results surpassed even Sim Lian Group's earlier EC development in the same area, Aurelle of Tampines.

That project sold 89.7% of its units during its launch in March 2025 at an average price of around $1,766 psf.

Looking further back, Tenet EC, jointly developed by Qingjian Realty and Santarli, moved 72% of its units at its 2022 launch. In comparison, Rivelle Tampines has demonstrated far stronger market demand in terms of both pricing and take-up velocity.

ECs Retain a Distinct Price Advantage

Even as EC prices have climbed steadily in recent years, they continue to offer a notable value proposition over private residential developments.

According to URA data, as of March 2026, the average transaction price for new ECs stood at around $1,787 psf—roughly 21% lower than the $2,274 psf average for 99-year leasehold private homes in the Outside Central Region (OCR).

This pricing gap ensures that ECs remain an essential stepping stone for homebuyers aspiring to enter the private residential market.

Robust Demand Leads to Oversubscription

During its e-application phase, Rivelle Tampines received 1,424 applications, representing an oversubscription rate of approximately 2.5 times.

Demand was particularly strong among HDB upgraders.

Data shows that since 2021, around 1,500 HDB flats in the East have reached their Minimum Occupation Period (MOP), forming a substantial pool of prospective buyers.

All 171 units allocated to second-timers were completely snapped up on the afternoon of launch day.

Additionally, around 71.5% of buyers opted for the Deferred Payment Scheme (DPS), allowing them to defer loan repayments until the project attains its Temporary Occupation Permit (TOP), anticipated in 2030.

EC Supply Tightens

With Rivelle Tampines nearing a complete sell-out, new EC inventory in the East has thinned considerably.

ERA highlighted that only around 239 unsold EC units remain in the East, with Coastal Cabana accounting for roughly 196 units and currently sitting at about 69% sold.

At the same time, an estimated 4,315 HDB flats across Bedok and Tampines are slated to reach MOP in the near future, further expanding the pool of prospective buyers.

Market observers widely believe that the supply-demand imbalance in the EC segment is widening.

Market Outlook: Demand Expected to Persist

Analysts point out that ECs continue to serve as a highly compelling springboard into private housing.

Eligible HDB buyers benefit from an upfront remission on Additional Buyer's Stamp Duty (ABSD) and are allowed to continue living in their current flats during construction—factors that significantly enhance the appeal of ECs.

Upcoming potential EC sites include parcels at Sembawang Road, Woodlands Drive 17, and Senja Close in Bukit Panjang.

Following limited EC supply over the past few years (just one project in 2023, and two each in 2024 and 2025), a gradual increase in new supply should help ease tight market conditions.

Nonetheless, with unsold inventory remaining low, strong demand for ECs is expected to stay sustained.