Type

Units

Min Area

Price Range

3 BR

904 sqft

S$1.8M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1.8M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$366K on this acquisition.
Located 9 min (750 m) from NE13 Kovan MRT Station.

Price Trends & Rental Yield

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Trilive: A Contemporary Residential Development in Tampines

Trilive stands as a modern condominium development located at 113 Tampines Road, positioned in one of Singapore's most established and sought-after residential zones. The development captures the essence of Tampines' mature landscape—a district renowned for its stable community, quality infrastructure, and strong capital appreciation track record. Situated in the heart of this vibrant precinct, Trilive offers residences that cater to a diverse buyer demographic, from first-time homeowners seeking their foothold in the property market to experienced investors and upgraders pursuing their next acquisition.

The development's location on Tampines Road places it within a predominantly residential neighbourhood characterised by low-rise and mid-rise housing, tree-lined streets, and a settled community feel. This positioning ensures a neighbourhood environment that balances contemporary convenience with neighbourhood tranquility—a rare combination in Singapore's densifying urban landscape. The development benefits from Tampines' maturity as a township, with three decades of sustained development creating a robust ecosystem of amenities, transport links, and social infrastructure.

Connectivity and Transport Accessibility

Kovan MRT Station (NE13), situated approximately 750 metres or a nine-minute walk from the development, serves as the primary public transport nexus for residents. The North-East Line provides direct connectivity to pivotal nodes across Singapore's transport network, including Orchard, Dhoby Ghaut, and the central business district. This connectivity profile renders Trilive particularly attractive for working professionals whose offices cluster around the city centre or along the North-East corridor. The accessibility to Kovan Station has historically influenced rental demand and capital appreciation in the immediate catchment, with properties within similar walking distances typically experiencing steady tenant interest and consistent value growth.

Beyond MRT connectivity, the development's location affords proximity to Tampines' extensive bus network, which disperses across the precinct and links to secondary nodes throughout the east coast and beyond. The combined public transport framework reduces car-dependency for residents, a factor increasingly prized by both owner-occupiers and investment-grade buyers. The maturity of transport infrastructure in Tampines, established over decades, provides reassurance regarding future connectivity and accessibility—reducing the risk of transport-related obsolescence that can affect properties in emerging or nascent districts.

Residential Character and Community Ecosystem

Tampines has evolved into one of Singapore's most liveable residential districts, characterised by a strong community identity and comprehensive social amenities. The precinct hosts multiple primary and secondary schools, including both mainstream and specialised institutions, making it particularly attractive to families with school-age children. Shopping facilities such as established malls, wet markets, and retail strips are interspersed throughout the zone, reducing the necessity for extended journeys for daily necessities. Healthcare facilities, including polyclinics and private medical centres, are embedded within the neighbourhood structure, supporting residents across lifecycle stages.

This ecosystem maturity differentiates Tampines from emerging estates where amenity rollout remains ongoing or incomplete. For Trilive residents, the presence of established schools, healthcare, and retail infrastructure translates into immediate convenience and neighbourhood stability. This maturity also underpins rental desirability—tenants prioritise neighbourhoods with proven amenity completeness and community character, both of which Tampines possesses in abundance. The district's reputation as a family-oriented enclave continues to drive sustained demand from both owner-occupiers and investors seeking stable tenant profiles.

Unit Configurations and Pricing Architecture

Trilive offers a range of unit configurations across the development, with residences spanning multiple bedroom counts and floor area specifications. The pricing architecture reflects the heterogeneity of unit types, with valuations beginning from approximately S$1.83 million and extending upward depending on unit size, orientation, and floor level. This tiered pricing structure democratises access to the development across multiple buyer segments—first-time buyers may target entry-level units, whilst upgraders and investors can pursue larger configurations or premium floor plates. The breadth of unit types within a single development facilitates future resale flexibility, as buying and selling dynamics typically favour developments with diverse unit offerings.

Floor area specifications across the development range to accommodate varying lifestyle preferences, from compact configurations suited to young professionals to expansive layouts appealing to families requiring multiple living zones. The balance of unit types reflects contemporary market dynamics in the Tampines segment, where demand spans both efficient, rental-friendly configurations and larger family residences. This compositional diversity supports both capital appreciation and rental yield potential, depending on the buyer's investment thesis and occupancy intent.

Investment Potential and Rental Yield Considerations

For investors evaluating Trilive within a portfolio context, the development's location, transport connectivity, and neighbourhood amenity profile present a compelling investment case. Tampines has historically demonstrated consistent capital appreciation, with properties in the district tracking regional growth trends whilst maintaining stability relative to emerging estates. The North-East Line connectivity, particularly the proximity to Kovan Station, enhances the rental appeal of the development—tenant demand for properties with excellent public transport access remains robust and relatively insulated from cyclical downturns.

Estimated rental yields for condominium units in the Tampines precinct typically range between 3% and 4.5% per annum, contingent upon unit configuration, floor level, and orientation. Units at Trilive targeting the rental market should align with tenant preferences—typically mid-range configurations with practical layouts and high accessibility to transport. The development's positioning in an established, family-oriented district supports sustained tenant demand across multiple lifecycle segments, mitigating vacancy risk relative to developments in less mature precincts. Investors should note, however, that rental yield trajectories depend on broader market cycles, policy environments, and supply pipeline dynamics across the east coast.

Comparative Positioning Within Tampines

Recent transactional data across Tampines suggests a price per square foot range of approximately S$1,400 to S$1,700 depending on unit size, age, and amenity profile. Trilive's pricing architecture positions the development competitively within this spectrum, reflecting its modern construction standards, contemporary design, and proximity to key transport nodes. Whilst established older properties in the precinct may trade at lower absolute price per square foot figures, they reflect depreciation and potential upgrade requirements—factors that differentiate newer developments such as Trilive, which incorporate modern building systems, enhanced safety standards, and current architectural sensibilities.

The development competes directly with other new and near-new condominium offerings across Tampines, including similar-sized projects in adjacent precincts. The distinguishing factors for Trilive centre on its exact location, floor plate efficiencies, and the integrated amenity offering. Buyers evaluating Trilive against competing developments should prioritise site visits, floor plan analysis, and direct comparison of pricing against recent comparable sales—transactions that provide the most reliable benchmark for valuation and appreciation potential. The maturity of the Tampines market means comprehensive comparable data exists, allowing buyers to make evidence-based decisions regarding value and positioning.

Financing, TDSR, and Buyer Eligibility

Prospective buyers financing purchases at Trilive should factor residential mortgage frameworks applicable to Singapore's banking system. For citizen owner-occupiers, typical loan-to-value ratios extend to 80% of the purchase price, with loan tenures extending to 30 years depending on age and income profile. At the development's pricing points, borrowers with household incomes of approximately S$10,000 per month should comfortably service mortgage obligations within the Total Debt Servicing Ratio (TDSR) framework—the regulatory threshold capping monthly debt servicing at 60% of gross monthly income.

Second-property purchasers must account for Additional Buyer's Stamp Duty (ABSD) implications at the current rate of 20% for Singapore Citizens acquiring a second residential property. For a unit valued at S$1.83 million, the ABSD liability would approximate S$366,000, substantially elevating the overall acquisition cost and financing requirement. This fiscal burden is material and should feature prominently in investment decision-making, as it reduces net returns and alters affordability profiles. Prospective second-property investors should model ABSD obligations across their full portfolio thesis before committing to purchase.

Lease Tenure and Long-Term Value Retention

Trilive's lease tenure structure is integral to long-term investment viability and financing accessibility. Properties with longer lease durations typically command stronger capital retention profiles, as diminishing lease years can suppress valuation growth and restrict financing availability for subsequent buyers. The lease tenure information for Trilive should be verified directly with the development marketing team, as tenure substantially influences resale timelines, refinancing capacity, and generational wealth transfer considerations. Purchasers nearing retirement should factor lease decay projections across their intended holding period—properties approaching the final decades of lease tenure may experience accelerating valuation compression, affecting legacy planning and wealth preservation objectives.

Future Supply Pipeline and District Dynamics

Investors evaluating Trilive within a longer-term holding framework should monitor the district's supply pipeline, as emerging developments in adjacent precincts could influence rental competition and capital appreciation trajectories. The maturity of Tampines means most near-term supply will concentrate in specific nodes rather than dispersing uniformly across the precinct—properties positioned outside future development clusters should experience more insulated appreciation profiles. The established nature of the district, combined with constrained land availability, suggests medium-to-long-term supply growth will remain measured, favouring existing developments such as Trilive through reduced competitive pressure.

Frequently Asked Questions

What is the estimated rental yield for units at Trilive if purchased as an investment?

Properties across the Tampines precinct typically yield between 3% and 4.5% per annum on a gross rental basis, contingent upon unit configuration, floor level, and market positioning within the lease cycle. Units at Trilive targeting the rental market should prioritise practical layouts and mid-range configurations that appeal to tenant demographics—typically young professionals and small families seeking proximity to public transport. The development's nine-minute walk to Kovan MRT (NE13) enhances rental appeal substantially, as tenant demand for properties with direct MRT accessibility remains robust across economic cycles. However, achieving the upper end of the yield range requires strategic unit selection and competitive pricing relative to the current rental market; investors should model returns against comparable rental benchmarks in the immediate catchment rather than relying on development-wide averages.

How does Trilive's pricing compare to recent price per square foot transactions in Tampines?

Recent transactional data across the Tampines precinct indicates a price per square foot range of approximately S$1,400 to S$1,700, reflecting variations in unit size, property age, and amenity profile. Trilive's pricing architecture positions the development competitively within this spectrum, reflecting its modern construction standards, contemporary design, and proximity to Kovan MRT. Newer developments typically command pricing at the higher end of the precinct range due to modern building systems, energy efficiency, and current design standards—differentiating them from older stock that may trade at lower per-square-foot figures but carry latent upgrade costs. Buyers should conduct direct comparable sales analysis within a three to six-month window prior to purchase, as market conditions in Tampines fluctuate seasonally and can shift development valuations by 5% to 8%.

What are the Additional Buyer's Stamp Duty (ABSD) implications for second-property buyers at Trilive?

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a unit valued at S$1.83 million, the ABSD liability would approximate S$366,000, materially elevating the total acquisition cost and financing requirement. This additional fiscal burden reduces net returns for investors and substantially alters affordability profiles compared to first-property purchasers, who pay only standard stamp duty. Second-property investors must factor the 20% ABSD obligation into their investment thesis before committing, as it typically reduces net yield by 0.5% to 1.5% percentage points depending on financing structure and holding period. The ABSD impact is particularly significant for properties intended as medium-term investments, where the duty burden consumes a larger proportion of potential appreciation gains.

Does lease decay present a risk to long-term resale value at Trilive?

The lease tenure structure of Trilive is integral to long-term capital retention and future financing capacity. Properties with 999-year or Freehold tenure structures avoid lease decay compression entirely, whilst 99-year leasehold properties will eventually experience accelerating valuation erosion as the lease approaches its final decades. If Trilive holds a 99-year lease, purchasers should model potential resale scenarios across extended holding periods, as properties entering their final 30 years of lease tenure typically face financing restrictions and valuation compression of 10% to 20% relative to comparable newer-lease properties. First-time buyers intending to occupy the property for 20 to 25 years should verify lease tenure carefully, as resale complexity increases substantially when properties approach lease thresholds that trigger regulatory restrictions on financing. The lease information should be clarified directly with the development's sales team before purchase commitment.

How does proximity to Kovan MRT station influence demand and capital appreciation at Trilive?

The nine-minute walk to Kovan MRT (NE13) represents a material competitive advantage within the Tampines precinct, as properties within five to ten minutes' walk distance of MRT stations consistently demonstrate stronger capital appreciation and rental demand than those further afield. The North-East Line's connectivity to Orchard, the CBD, and other employment nodes renders Kovan-proximate properties particularly attractive to working professionals, sustaining tenant demand across economic cycles. Historical analysis of Tampines properties indicates that MRT-adjacent developments appreciate at rates 8% to 12% faster over a ten-year period compared to properties beyond fifteen minutes' walk distance, reflecting the sustained premium that transport accessibility commands. Trilive's positioning within this high-demand catchment should support both capital growth and rental income generation, though the extent of appreciation depends on broader market cycles and supply pipeline dynamics.

Which buyer profiles are best suited to Trilive—first-timers, upgraders, HNW investors, or owner-occupiers?

Trilive's unit diversity and pricing architecture appeal across multiple buyer segments. First-time buyers can access entry-level configurations at the lower end of the development's pricing spectrum, benefiting from the modern construction quality and MRT connectivity without the higher price point of larger units. Upgraders transitioning from HDB or first-apartment ownership find mid-range configurations and floor space appropriate for growing families, with pricing competitive to other established condominiums in Tampines. High-net-worth individuals may gravitate toward premium floor plates and larger residences that command prestige and international standards. Investors benefit from the development's location, rental demand profile, and diverse unit offerings that allow portfolio construction around rental yield or capital appreciation objectives. Owner-occupiers appreciate the neighbourhood maturity, established amenities, and community character that Tampines provides—factors that enhance lifestyle quality beyond pure investment metrics. The breadth of positioning means Trilive serves as a viable acquisition target across the wealth and lifecycle spectrum.

What TDSR headroom exists for typical Trilive purchasers at current pricing levels?

At Trilive's pricing points starting from approximately S$1.83 million, a buyer with household income of S$10,000 per month would qualify for an 80% loan-to-value mortgage of approximately S$1.464 million, with a 30-year tenure resulting in monthly servicing of roughly S$5,200. This obligation consumes approximately 52% of gross household income, leaving approximately 8% headroom within the Total Debt Servicing Ratio threshold of 60%. This calculation assumes no pre-existing debt obligations; buyers with vehicle loans, credit card facilities, or other liabilities would face reduced TDSR headroom. For second-property purchasers, the 20% ABSD obligation of approximately S$366,000 must be funded separately from the 80% loan, requiring cash reserves to cover both down payment and duties. Properties at the higher end of the development's price range would require proportionally higher household income levels to maintain equivalent TDSR headroom, potentially restricting access to premium units to households earning S$15,000 to S$18,000 per month depending on unit configuration.

How does Trilive compare to competing condominium developments in nearby Tampines precincts?

Trilive competes with other new and near-new condominium offerings across Tampines, including developments in adjacent streets and precincts that target similar buyer demographics. The distinguishing factors centre on Trilive's exact site location, floor plate efficiencies, integrated amenity offerings, and the quality of construction and finishes. Developments within the same precinct may offer comparable transport accessibility to Kovan MRT if situated within similar walking distances, but site-specific factors such as orientation, surrounding uses, and noise profiles differentiate individual projects. Prospective buyers should conduct site visits to competing developments, comparing floor plans, amenity specifications, and finishes against Trilive's offerings before making valuation judgements. Recent transactional data for comparable developments provides the most reliable benchmark for assessing Trilive's competitive pricing; developments that have completed sales in the past six months offer the closest comparable reference points for current market positioning.

Which unit stack or floor level offers the best value proposition at Trilive?

Value optimisation at Trilive depends on buyer objectives and investment thesis. Lower-floor units (levels 2-10) typically offer the best pricing per square foot due to reduced prestige factors and potential for elevated noise or privacy concerns from ground-level visibility. Mid-stack units (levels 11-20) represent an optimal value-to-prestige balance for many buyers, offering reasonable pricing whilst avoiding the mass-market premium of very high floors. Premium high-stack units (levels 25+) command substantial price premiums—often 15% to 25% above lower floors—reflecting views, natural light, and prestige positioning. For investors prioritising rental yield, mid-stack units tend to offer superior pricing efficiency, as tenants value practical layouts and accessibility more than prestige floor positioning. Owner-occupiers seeking lifestyle amenity may justify premium pricing for high-floor units with exceptional views and natural light. The development's orientation and surrounding context should be evaluated during site visits to understand wind patterns, solar exposure, and view potential across different stack levels.

What is the future supply pipeline in the Tampines district and how might it impact Trilive's appreciation potential?

The east coast corridor, encompassing Tampines and adjacent precincts, continues to attract new residential development, though the mature nature of the district means fresh launches are calibrated around identified demand gaps rather than wholesale precinct transformation. The Urban Redevelopment Authority's planning framework for Tampines contemplates measured intensification, with new stock typically occupying underutilised or transitional sites rather than greenfield areas. Recent planning announcements suggest that new residential supply in Tampines will remain measured over the next five to seven years, with most launches concentrating in specific regeneration nodes rather than dispersing uniformly across the precinct. This supply-constrained environment should support existing property valuations, including Trilive's long-term capital appreciation potential, as new stock will not overwhelm established neighbourhoods with surplus inventory. Properties positioned outside future development clusters should experience more insulated appreciation trajectories; investors should map the district's pipeline before committing, as proximity to emerging mega-developments could influence rental competition and neighbourhood character.

Condominium At 113 Tampines Road — From S$1.8M