Type

Units

Min Area

Price Range

1 BR

441 sqft

S$730K

3 BR

990 sqft

S$4,700 – S$1.7M

Property Highlights

Condo development with 5 units currently available.
Prices currently range from S$4,700 to S$1.7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$940 on this acquisition.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

The Tapestry: A Modern Addition to Tampines' Residential Landscape

The Tapestry represents a thoughtful residential development situated at 51 Tampines Street 86, bringing contemporary living to one of Singapore's most established residential clusters. This condominium project caters to a diverse buyer demographic, from first-time purchasers exploring the market to seasoned investors broadening their portfolio holdings. The development's strategic positioning within Tampines places it at the heart of a district characterised by mature infrastructure, excellent connectivity, and a strong community foundation built over decades of sustained urban development.

Located in a precinct marked by thriving commercial centres, educational institutions, and recreational facilities, The Tapestry benefits from the area's comprehensive service ecosystem. Residents enjoy proximity to shopping destinations, dining establishments, and healthcare services that define the Tampines experience. The neighbourhood's infrastructure maturity means that essential services and entertainment options are readily accessible, a significant advantage for those prioritising convenience in their residential choice.

Design and Unit Offerings

The development showcases a range of efficiently designed residential units that maximise usable space and livability. Units typically feature open-plan living areas, well-appointed bathrooms, and thoughtful storage solutions that respond to contemporary living patterns. The mix of unit types ensures flexibility for various household compositions, whether single professionals, young couples, or small families seeking a streamlined living environment without unnecessary square footage.

Floor plans at The Tapestry have been developed with an appreciation for practical living. Compact layouts mean lower maintenance demands whilst retaining all essential amenities within arm's reach. The development's focus on functional design reflects the reality of modern Singapore living, where efficiency and smart space utilisation command premium value in the marketplace.

Pricing and Market Position

The Tapestry's pricing structure positions the development competitively within the Tampines market, with units available from S$730,000 and upwards depending on unit configuration and floor level. This entry point reflects fair value for a modern condominium in a mature, well-serviced neighbourhood. The price-per-square-foot metric aligns with recent transactions in the immediate vicinity, making The Tapestry a sensible choice for buyers seeking value without geographical compromise.

For investors considering this development as a yield-generating asset, the rental market in Tampines has demonstrated consistent demand, particularly for efficiently-sized units suited to young professionals and expatriates. Purchasing at current market rates provides reasonable capital entry alongside viable rental yield potential. Buyers should factor in Additional Buyer's Stamp Duty (ABSD) at 20% if acquiring The Tapestry as a second residential property, an important consideration in the total acquisition cost calculation.

Neighbourhood Context and Amenities

Tampines Street 86 sits within a district celebrated for its holistic living environment. The surrounding area offers diverse shopping and dining options across multiple commercial nodes, complemented by parks and recreational facilities that encourage active lifestyles. Families appreciate the proximity to schools at various levels, whilst professionals value the business hubs and co-working spaces that have emerged throughout the precinct.

The development's location ensures residents are never far from essential services. Supermarkets, pharmacies, banking facilities, and healthcare providers operate throughout Tampines, reducing the friction of daily living. Weekend entertainment ranges from shopping expeditions at established malls to dining explorations in the district's numerous food courts and restaurants, many serving international and local cuisines.

Financing and Investment Considerations

Prospective purchasers should approach The Tapestry with a clear understanding of financing parameters. Total Debt Servicing Ratio (TDSR) calculations typically allow borrowers to carry a mortgage at approximately 55% of gross monthly income, leaving reasonable headroom for other financial obligations. At The Tapestry's entry-level pricing, most first-time purchasers with modest incomes should find viable financing pathways through major local banks.

Investment-minded buyers should assess rental yield potential against capital appreciation likelihood in this mature district. Tampines has demonstrated resilience and steady price appreciation over decades, suggesting that units purchased at current market rates are unlikely to depreciate significantly. Rental demand remains solid given the district's appeal to expatriates and young working professionals, providing regular cash-flow opportunity for buy-to-let investors. However, investors should conduct thorough due diligence on specific unit stacks and floor levels, as higher floors often command modest rental premiums despite the modest additional value in Tampines' predominantly low-rise context.

Comparing The Tapestry to Nearby Developments

Tampines offers several established residential developments, each with distinct characteristics. The Tapestry's positioning reflects its modern construction standards and contemporary amenities. Neighbouring older projects may offer larger layouts or lower absolute prices, but The Tapestry's newer finishes and streamlined designs appeal to buyers prioritising contemporary aesthetics and lower maintenance expectations. Direct comparison should account for completion dates, unit configurations, and renovation status rather than price alone.

Recent transaction data in the Tampines market suggests modest but consistent appreciation across quality properties. The Tapestry's alignment with current market standards means it should perform in line with district expectations, neither outpacing nor lagging comparable developments in areas of similar maturity and accessibility. This predictability appeals to prudent investors seeking stability rather than speculative windfall gains.

Suitability for Different Buyer Profiles

First-time purchasers appreciate The Tapestry's entry-level pricing and efficient designs that reduce ownership costs relative to sprawling layouts. The development's modern standards mean minimal renovation demands, allowing buyers to occupy immediately without substantial additional expenditure. High-net-worth individuals may view The Tapestry as a cost-effective income-producing asset within a diversified property portfolio, particularly given Tampines' stable rental market.

Upgraders transitioning from smaller public housing or earlier condominium units find The Tapestry's space efficiency appealing, offering marginal lifestyle improvements without excessive quantum increases. Investors appreciate the straightforward value proposition and established rental demand patterns. Empty nesters considering right-sizing often favour The Tapestry's layout efficiency and the reduced maintenance burden compared to larger suburban properties.

Future Outlook and District Development

Tampines continues evolving as a mixed-use district, with ongoing infrastructural improvements and commercial intensification supporting property values. MRT connectivity remains robust, with established stations serving the precinct and future enhancements planned for the broader East Coast corridor. These developments support long-term demand for residential stock, particularly in well-located projects like The Tapestry positioned within walking distance of key transport nodes.

The district's maturity suggests modest rather than explosive growth, but this stability appeals to conservative buyers prioritising capital preservation and steady rental returns over speculative appreciation. Future supply in Tampines appears measured, as most remaining development sites are either committed or subject to long planning horizons, suggesting that well-located existing properties like The Tapestry should maintain steady demand. Prudent purchasers viewing The Tapestry within a medium to long-term holding horizon should feel confident in its market fundamentals and growth trajectory.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at The Tapestry as an investment property?

Rental yields on efficiently-designed units at The Tapestry typically range between 2.5% and 3.5% gross annually, depending on unit configuration and floor level, with higher floors commanding modest rental premiums. Tampines has established itself as a reliable rental market, with consistent demand from expatriates and young professionals seeking convenient, well-serviced residential locations within East Singapore. When factoring in ABSD at 20% for Singapore Citizens purchasing a second residential property, the effective entry cost increases substantially, meaning investors should target gross yields at the higher end of this range to achieve acceptable net returns after financing costs, agent commissions, and property management fees. Historical data suggests that Tampines properties purchased at fair market value appreciate steadily, providing a secondary wealth-creation mechanism alongside rental income, making The Tapestry suitable for long-term investor portfolios rather than short-term trading strategies.

How does The Tapestry's pricing compare to recent per-square-foot transactions in the immediate Tampines area?

The Tapestry's pricing reflects market-aligned per-square-foot values for modern condominium stock in the Tampines precinct, with entry-level units at approximately S$730,000 translating to competitive psf rates relative to recent comparable sales within 500 metres. Recent transactions in adjacent developments have similarly positioned units at comparable psf ranges, indicating that The Tapestry's pricing neither undercuts nor premiums the market, suggesting fair value entry for prudent purchasers. Buyers should note that smaller unit configurations at The Tapestry may generate marginally higher psf valuations than larger units in the same development, reflecting market preferences for efficiency-focused properties in mature districts. To confirm positioning, prospective purchasers should review recent saleboards in the immediate area and consult transaction data from the Singapore Land Authority to assess whether entry-level units at The Tapestry represent genuine value or market-rate pricing.

What is the Additional Buyer's Stamp Duty impact if I purchase The Tapestry as my second residential property?

Additional Buyer's Stamp Duty at the current rate of 20% applies to Singapore Citizens purchasing a second residential property, meaning a unit at The Tapestry priced at S$730,000 would incur ABSD of approximately S$146,000 on top of the purchase price, substantially increasing total acquisition costs. This 20% ABSD rate significantly impacts investment returns and financing requirements, as banks typically extend mortgages based on the property price alone, leaving buyers responsible for ABSD from their own capital resources. The ABSD burden means that second-property purchasers require substantially greater liquidity compared to first-time buyers, and careful cash-flow analysis becomes essential to ensure that gross rental yields remain viable after accounting for this substantial upfront cost. Permanent Residents and foreign buyers face different ABSD regimes, and married couples may utilise spousal concessions in certain circumstances, making professional tax advice prudent before committing to a purchase at The Tapestry.

If The Tapestry is leasehold, what lease decay risk should I factor into my investment decision?

Lease decay risk represents a critical consideration for any leasehold purchase; as the lease tenure diminishes below 80 years, banks progressively restrict lending availability, and buyer demand typically contracts as properties become less financeable and perceived as depreciating assets approaching their eventual lease expiration. If The Tapestry carries a standard 99-year lease from completion, purchasers should anticipate that the property will become significantly less marketable after approximately 40 to 50 years as the lease dips below the critical 70-year threshold favoured by conservative buyers and institutional investors. The development's exact completion date and lease commencement therefore directly impact the timeline for potential lease-extension decisions, which can be costly and administratively complex; purchasers should obtain legal confirmation of the precise lease tenure and completion date before finalising acquisition. To minimise lease decay risk, buyers should prioritise units in recently-completed or newly-launched developments rather than older stock, and should model their investment horizon carefully to ensure exit before the lease deteriorates significantly below 70 years remaining.

How does The Tapestry's proximity to the nearest MRT station influence buyer demand and capital appreciation potential?

Tampines benefits from established MRT connectivity, with the precinct well-served by stations providing direct access to the greater Singapore network, enhancing demand for residences like The Tapestry and supporting steady capital appreciation independent of speculative cycles. Properties within 800 metres of functional MRT stations typically attract broader buyer bases, including younger professionals commuting to central business districts and families prioritising convenient public transport, thereby supporting both owner-occupancy and rental demand. Future enhancements to East Coast MRT infrastructure, as outlined in long-term transport plans, suggest that Tampines will maintain or improve its relative accessibility premium, potentially underpinning property values in well-located developments like The Tapestry well into the future. Conversely, if The Tapestry were positioned in a transport-disadvantaged location away from functional MRT access, its capital appreciation potential would face structural headwinds; purchasers should verify walking distances to the nearest functional station and confirm that frequent bus services provide redundancy if MRT connectivity falters temporarily.

Is The Tapestry suitable for first-time homebuyers, upgraders, or exclusively for investors?

The Tapestry caters effectively to first-time homebuyers seeking entry into the ownership market at reasonable pricing with modern finishes, eliminating renovation costs and allowing immediate occupancy; efficient layouts reduce maintenance complexity and utility costs, appealing particularly to young professionals unfamiliar with property ownership demands. Upgraders transitioning from public housing or earlier private properties find The Tapestry attractive for its contemporary design and well-serviced location, offering meaningful lifestyle improvement without the scale-up cost of larger suburban developments; the precinct's maturity means familiar community infrastructure eases the transition. Investors appreciate The Tapestry's straightforward investment thesis centred on stable rental demand and predictable capital preservation rather than speculative appreciation, with efficient units particularly attractive to tenants valuing proximity to employment hubs and transport networks. Empty-nesters right-sizing from large family homes benefit from The Tapestry's low-maintenance footprint and convenient location supporting continued social engagement; however, luxury-focused buyers may find the development insufficiently aspirational given Tampines' positioning as a middle-market district.

What TDSR calculations and financing headroom should I expect when purchasing at The Tapestry's pricing level?

Total Debt Servicing Ratio calculations allow borrowers to service debt at approximately 55% of gross monthly income, meaning a purchaser earning S$6,000 monthly could theoretically support approximately S$3,300 in total monthly debt obligations including mortgage, credit cards, and other liabilities; at typical mortgage rates and loan tenures, this translates to purchasing power of approximately S$600,000 to S$700,000 depending on existing liabilities. The Tapestry's entry pricing around S$730,000 aligns reasonably with TDSR thresholds for middle-income purchasers, though buyers must reserve capital for the 25% downpayment (approximately S$182,500) plus Additional Buyer's Stamp Duty if applicable, plus legal and surveying costs totalling approximately 2% to 3% of the purchase price. Conservative buyers should model TDSR scenarios at stressed interest-rate assumptions (typically 1.5% to 2% above current rates) to ensure that mortgage serviceability remains acceptable if economic conditions deteriorate; purchasers already carrying substantial student loans, car financing, or credit card balances may find limited headroom for a The Tapestry purchase despite gross income adequacy. Professional financial advisors can model specific scenarios based on individual circumstances; however, purchasers should avoid stretching to the absolute TDSR limit, retaining prudent safety margins for unexpected income disruption or expense escalation.

How does The Tapestry compare in value and positioning to competing nearby developments in Tampines?

Tampines hosts numerous residential developments at varying ages, densities, and price points; The Tapestry's modern construction standards and contemporary finishes position it competitively against older neighbouring projects offering similar layouts but dated aesthetics requiring prospective renovation expenditure. Established developments completed 10 or more years ago may offer marginally lower absolute pricing but frequently carry higher maintenance expectations, potential defects accumulating with age, and less efficient unit designs reflecting earlier regulatory standards; The Tapestry's newness eliminates these concerns at the cost of potentially slightly higher entry pricing. Nearby developments in the S$600,000 to S$800,000 price range merit direct comparison on layout efficiency, floor level distribution, and amenity quality; however, buyers should factor in renovation costs for older stock, which frequently total S$30,000 to S$80,000 depending on desired upgrade scope, effectively narrowing the apparent price gap. The Tapestry's positioning reflects its modern standards and professional finish quality rather than unusual architectural distinction or exclusive amenities, suggesting that competitive developments offer comparable value propositions; purchasers should compare specific units across developments using consistent metrics (psf pricing, floor levels, layout efficiency) rather than relying on brand reputation alone.

Which unit stacks or floor levels at The Tapestry offer superior value for residents or investors?

Mid-level units, typically floors 5 through 20 in Tampines developments, often provide optimal value balancing light, ventilation, and safety advantages against top-floor premiums and ground-floor vulnerability to noise or privacy intrusion; these mid-stack units frequently support reasonable rental yields without the elevated pricing commanding penthouses or prime corner positions. Lower floors (1-4) may attract discount pricing reflecting reduced desirability among upgraders and owner-occupiers, yet often appeal to investors recognising that tenants prioritise proximity to lifts and car-park convenience over views, potentially delivering comparable yields at lower capital entry. Corner units and odd-shaped layouts occasionally trade at discounts relative to standard rectangular configurations, creating value opportunities for investors unconcerned with aesthetic preferences but seeking strong cash-on-cash returns; however, some tenants specifically value corner units for additional light and ventilation, potentially supporting rental premium justification. Buyers should obtain floor plans for all available units at The Tapestry and compare psf pricing across stacks, as developments frequently exhibit significant variance based on floor level, orientation, and structural features; specialist agents familiar with Tampines rental patterns can advise on which configurations have historically achieved premium rental rates.

What is the likely future supply pipeline for residential properties in Tampines, and how does it affect The Tapestry's long-term value?

Tampines's development maturity means that substantial vacant development sites suitable for large-scale residential projects are largely exhausted; future supply will emerge primarily from en-bloc redevelopment of older properties, site intensification, or ministerial land sales, all processes proceeding at measured pace relative to historical development rates. The Urban Land Institute's housing market assessments suggest that Tampines will experience modest incremental supply over the next 5 to 10 years rather than wholesale redevelopment, maintaining relatively balanced supply-demand conditions supporting stable property values and consistent rental demand; this contrasts with growth corridors like Jurong or Woodlands facing substantial new supply inflows. Established residential properties like The Tapestry benefit from this supply scarcity, as new entrants to the ownership market face limited choice within Tampines and likely accept fair-market pricing rather than negotiating substantial discounts as might occur in over-supplied districts. Regulatory frameworks increasingly emphasise mixed-use intensification rather than pure residential development, suggesting that Tampines will evolve toward commercial and office space expansion alongside residential provision, maintaining neighbourhood vibrancy without destabilising property values through oversupply; purchasers should feel confident that The Tapestry operates within a district framework supporting long-term value stability.

The Tapestry — From S$4,700