The Tapestry condo is a new condominium development coming up at Tampines Avenue 10. Located near good schools, shopping malls and transport nodes, the Tapestry offers convenience and a whole host of amenities for potential home owners.
Furthermore, the Tapestry offers investment potential.
Rental revenue can be had by leasing out the unit to expatriate teachers at nearby international schools while capital gains will come over the long term as the government develops this area of Tampines.
Read on to find out more about what The Tapestry offers.
Very very important information. Not your usual yada-yada.
- Official launch on 24th Mar (Sat)
- Cheque collection deadline 21st Mar 8pm (Wed).WhatsApp us now if you want a a ballot number. Those who show up on the day itself will not have to wait till all ballot numbers are called. If there are no available units after balloting, you ‘in luck’.
- Showflat is at Tampines Grande Road opposite Hitachi Square at Tampines. Click here for Google Maps directions. WhatsApp us before you come.
The Tapestry quick navigation
- Basic information
- The Tapestry location
- Unit mix
- Floor plans
- The Tapestry showflat location
- Educational institutions near The Tapestry
- Government Land Sale detail
- Comparable analysis
- Tampines masterplan
- Rental analysis
- Future supply
- Background of CDL – Developer of The Tapestry
- Contact us
The Tapestry information
|Developer||Bellevue Properties Private Limited (Subsidiary of CDL)|
|Location||Tampines Street 86 (Off Tampines Ave 10)|
|Site area||21,717 sqm or 233,769 sqft|
|Tenure||99 year leasehold|
|MK / Lot Number||28 / Lot 7371N|
|Total GFA||60,810 sqm|
|Expected date of TOP||Q1 2022|
|Expected date of legal completion||Q1 2023|
|Purpose and restriction as to use||Residential and childcare centre|
|Total number of units||861 residential with landscape deck & facilities + 1 child care centre (7 blocks of 15 storeys)|
|Car parks||2 levels of basement & 861 parking lots|
|Recreational facilities||Arrival Court
Garden niche with bench
Dining with gourmet kitchen
Gourmet pavilion with BBQ grill
Changing rooms with steam bath
100m infinity pool
50m lap pool
Social pavilion with teppanyaki & BBQ grillHydro Veranda
Scented gardenEnchanted garden
Community culinary garden
Garden pavilion with BBQ grill
Adventure play pool
Palm alcoveFitness court
Sunken tennis court
Fitness pavilion with gourmet cooking stationPets cabin
Pets washing bay
Pets pavilionBasement level
|More specifications||Click here for PDF|
The Tapestry location
Overview of the east district and surrounding neighbourhoods of The Tapestry by CDL
Tapestry Video Fly Through (1 min 50 sec)
The Tapestry Unit Mix
The Tapestry consists of a mix of 1 to 5 bedroom units.
There are dual key units which allow investors to achieve a rental amount of 2 units for the price of 1. Contact us today to get your hand on a dual key unit!
|Type||Size||No of units|
|1 bedroom + study||484||149|
|2 bedroom + study||705||29|
|2 bedroom premium||717||59|
|3 bedroom premium flex||1,153||90|
|4 bedroom dual key||1,519||15|
|5 bedroom dual key||1,797||15|
The Tapestry Pricing
The Tapestry offers very attractive pricing for a prime location in Tampines.
Prices start from S$596k for a 1BR unit to S$2.1m for a 5BR dual key unit.
Prices on average are about S$1,1xx psf to S$1,3xx psf.
|2BR premium||From S$920k|
|3BR premium flexi||From S$1.35m|
|4BR dual key||From S$1.71m|
|5BR dual key||From S$2.1m|
Early bird discounts available. Contact us for more information.
Maintenance fees are fairly affordable for The Tapestry, starting from S$260 for the smaller 1BR units to S$416 for the 5BR dual key units.
|Unit type||No of share value||Est maintenance fees (before GST)|
|1BR, 1BR + ensuite study, 1BR + study||5||260|
|2BR, 2BR + study, 2BR premium||6||312|
|3BR premium + flexi||7||364|
|4BR, 4BR dual key||7||364|
|5BR dual key + study||8||416|
*$52 per month per share value
The Tapestry floor plans
What we show here is a select suite of floor plans, please click here for the PDF of floor plans (opens in a new tab).
The Tapestry 1 bedroom 441 sqft
The Tapestry site plan
- Guard house
- Welcome lobby
- Waiting lounge
- Reflective pool
- Garden niche with bench
- Covered walkway
- Entrance feature
- Side gate
- Gathering place
- Dining with gourmet kitchen
- The Alfresco
- Central lawn
- Arbour walk
- Palm garden
- Cosy loung
- Hammock lounge
- Gourmet pavilion with BBQ grill
- Poolside lounge
- Changing rooms with steam bath
- 100m infinity pool
- 50m lap pool
- Pool deck
- Poolside cabana
- Jets pool
- Lounge deck
- Social pavilion with Teppanyaki and BBQ grill
- Hydrotherapy pool
- Cosy cabana
- Scented garden
- Community culinary garden
- Garden pavilion with BBQ grill
- Viewing deck
- Adventure plaground
- Adventure play pool
- Sun deck
- Leisure cabin
- Changing room
- Palm alcove
- Jogging trail
- Sunken tennis court (access via basetment)
- Fitness station
- Multi-purpose court
- Fitness pavilion with gourmet cooking station
- Pets washing bay
- Pets play
- Pets pavilion
- Childcare centre
The Tapestry showflat location
The showflat of The Tapestry is at Tampines Grande road near the Hitachi Square building.
The Tapestry showflat is walking distance from Tampines station on both the East West and Downtown line.
Educational institutions near The Tapestry
|School level||School name|
|Primary||St Hilda’s Primary|
|Poi Ching School|
|Ngee Ann Secondary|
|Post secondary||Temasek Polytechnic|
|International School||UWC (SEA) East Campus|
|One World International School|
The Tapestry Government Land Sales details
This site used to be called Parcel C by the URA before the land bid was won by CDL at a cost of S$370.1m in May 2017.
At a size of 21,712 sqm, the total built up area allowed by URA is 60,810 sqm.
In analyzing the bids, analysts were of the view that it was quite bullish, considering that the winning price was 17.2% higher than the Alps Residence site.
The Alps Residence site is a neighbouring plot of land won by MCC Land in May 2015 at a cost of S$483 psf per plot ratio.
A CDL spokesman said that they are intending to develop a condominium with about 15 storeys and 800 units. All units will be facing the North-South direction.
Interestingly, the spokesman also said they would be exploring a childcare centre on the site.
At a price of S$370.1m, the total cost of the development could amount to approximately S$650m after stacking on costs such as construction, land financing, professional/legal/tax advisory, marketing and other contingency fees.
This would result in a breakeven price of about S$990 psf.
Add on developer’s profit of about 20% and selling prices would possibly in the S$1,200 psf range.
How does this compare with the surrounding?
The three nearest condominiums are The Alps which is being constructed, The Santorini, Q Bay Residences and Arc at Tampines.
Latest prices of units sold at The Alps Residences are in the S$1,030 to S$1,140 psf range while Santorini is seeing units move at between the S$980 to S$1,130 range.
Q Bay Residences which was completed further back in 2016 are seeing some resale units move between S$900 and S$1,300.
Arc at Tampines is the oldest condominum in the area, and there was only one transaction in Aug 2017 which was transacted at S$860 psf. Further back in 2015, units moved around the S$740 to S$800 psf range.
Using The Alps Residences as the most comparable, prices for the Tapestry could possibly price in the S$1,200 psf range.
In terms of amenities, facilities and schools around The Tapestry, there is Temasek Polytechnic, Springfield Secondary, Junyuan Secondary, St Hilda’s Secondary, St Hilda’s Primary, East View Primary, United World College and Poi Ching School.
Tampines Central CC is about 700m away, as are supermarkets NTUC and Giant which are within 1km.
The nearest MRT station is Tampines West (on the Downtown Line), Tampines (Downtown and East West Line) followed by Tampines East (Downtown Line).
The Tapestry is an approximate 5 min drive to Exit 4 or 5 of Tampines Expressway (TPE) and approximately 5 to 10 mins drive to Exit 4A and 4B of the Pan Island Expressway (PIE).
Bedok Reservoir is a 5 min walk from The Tapestry, and provides nature and exercise lovers an enjoyable place to workout.
The Tapestry is also in an area marked out by URA for rejuvenation.
For example, the Tampines Town Hub which is up and running is a one stop hub that boasts an extensive suite of supporting amenities such as healthcare, community, sports and recreation facilities.
Changi Green General Hospital is also in the vicinity and will serve residents in the area.
For those who are fans of Ikea’s meatball, the Ikea store is only a 5 min drive from The Tapestry.
The Ikea store is also housed in the same compound as Giant and Courts Megastore.
Located on the cusp of Pasir Ris, The Tapestry is also a short distance from Meridian Junior College, Meridian Primary School, Park View Primary School, Overseas Family School and Elias Park Primary School.
The Tapestry is not far from Tampines Central which has numerous shopping centres such as Tampines Mall, Century Square (under renovation as of writing this article) and Tampines 1.
There won’t be any shortage of entertainment and shopping amenities for residents in the area.
The government has earmarked the Tampines area for a major makeover, consisting of 4 main themes.
- Housing: Better living through a better environment
- Leisure: Green and blue spaces come alive
- Transport: Getting you there and back
- Economy: Quality jobs closer to home
These 4 main themes will see Tampines develop into an even more vibrant regional hub over the next 10 years.
The below from the official Masterplan highlighting what residents in the area can look out for.
The new Tampines Town Hub will be Singapore’s first integrated lifestyle hub in the heartlands, bringing retail, sporting and other community services together in one convenient space where residents can gather, interact and bond.
Tampines North is set to become an integral part of Tampines. When fully developed, Tampines North will provide about 21,000 new homes for Singaporeans.
Transport and other facilities will accompany the building of Tampines North to ensure a highly liveable and well-connected living environment for residents.
Future developments that residents can look forward to include:
- Expansion of Changi General Hospital
- A new Integrated Transport Hub (ITH) with MRT and bus interchanges co-located with residential and commercial uses after the completion of the Downtown Line at Tampines Town Centre (already complete)
- New amenities to complement new homes in Tampines North
- In the longer term, Tampines North will also have two primary and two secondary schools, and a new community centre
Parks and waterbodies are within easy reach of residents in Tampines including Sun Plaza Park, Tampines Eco Green and many neighbourhood parks.
Residents also have convenient access to the nearby Bedok Reservoir Park. Park connectors running along Bedok Canal and along Sungei Tampines connect to the Eastern Coastal Loop, linking Tampines to East Coast Park and Pasir Ris Park.
In the coming years, a number of initiatives will be implemented to ensure that most homes in Tampines will be within 400m of parks or park connectors.
- Setting aside substantial park land in Tampines North for Boulevard Park and Quarry Park that will bring greenery to the doorstep of residents
- A new park connector running between Tampines Avenue 10 and Tampines Avenue 9, to link up the Bedok Reservoir Park and Pasir Ris Park
- New neighbourhood parks at Tampines Street 86 and off Tampines Avenue 9
Alongside the new ITH at Tampines Town Centre, residents can look forward to smoother travel with these enhancements to roads and public transport services, including:
- Enhanced transport connectivity with 5 new MRT stations (Tampines West, Tampines, Tampines East, Expo and Upper Changi) along the Downtown Line, which will be completed by 2017 (already complete)
- Expansion of the cycling network in Tampines Town and new cycling routes in Tampines North
- Two new roads, Tampines Street 85 and Tampines Street 86
- Improvements along Tampines Expressway and Pan-Island Expressway
- Extension of Tampines Street 82
- Improvement of Simei Street 3 (From Simei Avenue to Simei Street 1), Tampines Avenue 4, Tampines Avenue 5, Tampines Avenue 7, Tampines Avenue 9, Tampines Avenue 10, Tampines Street 82, Bedok Reservoir Road and Tampines 23/ 32
- Realignment and widening of Simei Road and Somapah Road
New developments in Tampines will boost the number of jobs available, giving residents the opportunity to work closer to home. What residents can expect:
- New industrial sites within Tampines North along Tampines Avenue 10 and next to IKEA, Giant and Courts
- More employment and educational opportunities from the continued development of Changi Business Park and the Singapore University of Technology and Design (SUTD)
The following PDF from the government will shed more light and provide a map on how the area is likely to develop in future.View Fullscreen
Rental analysis for the area around The Tapestry
For investors thinking of renting a unit at The Tapestry, rents for the nearby Alps Residences are coming in at about S$1,800 per month for units of 400 to 600 sqft.
For bigger units of 700 to 800 sqft, rents are approximately S$2,200.
For larger sized units, there weren’t many done at The Alps Residences in the last 6 months so reference would be taken from Q Bay, where units of between 1,000 and 1,200 sqft are renting for approximately S$2,600 per month.
Q Bay units of between 1,200 and 1,500 sqft are renting for approximately S$3,000 per month.
Rental demand for units in the area will likely come from staff of Temasek Polytechnic, if they aren’t able to secure polytechnic supplied housing.
The United World College of South East Asia (East Campus) would also provide some rental demand.
For renters who find staying in the Tampines Central vicinity too expensive, some of them may also consider this area and The Tapestry.
Further out, professionals working in the Singapore University of Technology and Design and the Changi Business Park area could provide some form of rental demand.
Rental yields for projects around The Tapestry range from 2.9% to 3.7%, based on transactions in the last 12 months.
The rental yields are as follows
|Project||Rental yield (%)|
|Arc at Tampines||3.0|
|Q Bay Residences||2.9|
Investors in The Tapestry can use the table as a gauge and comparison on how much rental yield their investment unit can fetch.
Future supply around The Tapestry
In a 1km radius around the Tapestry, there is only one upcoming project, The Alps Residences.
Expected to TOP in June 2020, The Alps Residences will have 626 units.
Over the last 1 year, units at The Alps Residences have been sold at an average price of S$1,070 psf.
For investors, even though there may be competition from the upcoming Alps Residences, the demand by renters in the area is likely to remain stable and even strong, strong due to educational institutions (United World College, Singapore University of Technology and Design etc.) and business districts (Changi Business Park and Tampines Hub) in the surrounding area.
Demand for The Tapestry
For investors, the neighbourhood around The Tapestry consists of numerous business hubs and institutions that is likely to contribute to rental demand.
Nearby educational institutions include the United World College of South East Asia (East Campus), Singapore University of Technology and Design and Temasek Polytechnic.
These institutions employ expatriate teachers and they will likely be a source of potential tenants for investors in The Tapestry.
In addition, Tampines Hub, Changi Business Park and the industrial area further north of The Tapestry is a source of workers and tenants for investors.
The Tapestry artist impression
The Tapestry infinity pool
The Tapestry Club
The Tapestry Gymnasium
CDL – Developer background
City Developments Limited (CDL) is a Singapore-listed international real estate operating company with a global presence spanning 97 locations in 26 countries.
As one of Singapore’s largest companies by market capitalisation, its income-stable and geographically-diversified portfolio comprises residences, offices, hotels, serviced apartments, integrated developments and shopping malls, totalling over 18 million square feet of floor area globally.
CDL has hotel assets in one of the world’s largest hotel groups – its London-listed subsidiary, Millennium & Copthorne Hotels plc (M&C), has over 130 hotels globally, many in key gateway cities.
Globally, CDL has developed over 40,000 homes and is one of Singapore’s largest commercial landlords, with one of the biggest landbanks amongst Singapore private-sector developers.
Building on its track record of over 50 years in real estate development, investment and management, CDL has developed growth platforms in five key international markets – UK, US, China, Japan and Australia.
Contact us regarding The Tapestry
If you’re interested to explore getting a unit(s), drop us a note.