Rivelle Tampines is a 99-year Executive Condominium (EC) developed by Sim Lian Group, located along Tampines Street 95 in District 18. Comprising 572 units, the project offers a mix of 3- to 5-bedroom homes designed primarily for HDB upgraders and young families.
What makes Rivelle particularly attractive is its position within Tampines, one of Singapore’s most mature and self-sufficient regional centres. Buyers are not simply purchasing an EC—they are entering an estate with established schools, shopping malls, employment nodes and transport infrastructure. Combined with the natural pricing advantage that ECs enjoy over private condominiums, Rivelle presents a compelling opportunity for eligible buyers looking to upgrade their lifestyle without paying full private condominium prices.
That said, buyers should remember that ECs come with eligibility conditions, income ceilings and a Minimum Occupation Period (MOP). If you’re comfortable with these restrictions, Rivelle offers one of the strongest value propositions in today’s market.
Price Performance of Nearby Projects
Tampines has consistently been one of Singapore’s strongest-performing suburban housing markets, supported by genuine owner-occupier demand and limited land supply. Around Rivelle, nearby projects such as Tenet, Parktown Residence, and Treasure at Tampines provide useful pricing benchmarks.
As a newly launched EC, Rivelle achieved an average selling price of approximately $1,893 psf, significantly below nearby new private condominiums despite offering comparable modern facilities and layouts.
The most relevant comparison is Pinery Residences, a neighbouring private condominium that launched shortly after Rivelle. While both developments share a similar location and target many of the same family buyers, they sit in different market segments. Rivelle launched at an average price of approximately $1,893 psf, while Pinery Residences achieved an average of about $2,546 psf, representing a price gap of around 25%.
From my perspective, this comparison highlights Rivelle’s biggest strength. Buyers are purchasing a home in essentially the same neighbourhood at a meaningful discount simply because it is an Executive Condominium. Of course, that discount comes with conditions such as eligibility requirements, a five-year Minimum Occupation Period (MOP), and restrictions before full privatisation. However, for eligible buyers who intend to stay for the long term, Rivelle offers a compelling value proposition.
My Buy Smart Review of Rivelle Tampines EC
| Location | Location is Rivelle’s biggest strength. Tampines has long established itself as one of Singapore’s most complete regional centres, offering excellent connectivity, shopping, healthcare, schools and employment opportunities. Unlike newer estates that require years to mature, everything is already in place. Whether it’s Tampines Mall, Our Tampines Hub, Changi Business Park or Jewel Changi Airport, residents are never far from daily conveniences. |
| Layout | Rivelle offers only 3-, 4- and 5-bedroom layouts, clearly targeting families. The layouts are practical and functional, with decent living spaces that suit long-term owner occupation. This also means there are no smaller units competing in the future resale market, creating a more family-oriented community. |
| Facilities | Despite being an EC, Rivelle offers facilities comparable to many private condominiums, including multiple swimming pools, tennis and pickleball courts, landscaped gardens, gymnasium and function rooms. Sim Lian has a strong track record in delivering practical developments with comprehensive facilities. |
| Amenities | Residents enjoy easy access to Tampines Mall, Tampines 1, Century Square, Our Tampines Hub and Changi City Point. Daily necessities, dining options and recreational facilities are already well established, making this one of the most convenient residential towns in Singapore. |
| Good Schools | Families will appreciate the wide selection of schools in the vicinity, including St. Anthony’s Canossian Primary School, Red Swastika School, Poi Ching School and several secondary schools. This has always been one of Tampines’ strongest attractions. |
| Transport Convenience | Although Rivelle is not directly connected to an MRT station, Tampines West MRT is within walking distance, while the PIE and TPE provide excellent islandwide connectivity for drivers. Residents also benefit from an extensive bus network throughout Tampines. |
| Future Development Plans | Tampines continues to evolve through the development of Tampines North, new parks, cycling infrastructure and expanded commercial amenities. However, I believe Rivelle’s biggest strength isn’t future transformation—it’s the fact that buyers are entering a mature estate where the fundamentals are already proven. |
I think Rivelle is one of the more compelling EC launches in recent years. It combines the pricing advantage of an Executive Condominium with the strength of an established town that has consistently attracted owner-occupiers. That combination is difficult to ignore.
The biggest attraction isn’t just that it’s cheaper than a private condominium. It’s that buyers are purchasing into a mature location at a discount to surrounding private developments. Historically, this has been one of the reasons why many well-located ECs have performed strongly over the longer term.
That said, buyers should avoid looking at Rivelle purely as an investment opportunity. The MOP and eligibility restrictions mean this is first and foremost a home. If you’re buying with a long-term mindset, Rivelle offers an attractive balance of affordability, liveability and future potential. In my view, it is one of those projects where the fundamentals speak louder than the marketing.
Buy Smart Pointers
1. Don’t compare Rivelle with other ECs alone.
Compare it against nearby private condominiums to appreciate the value proposition.
2. Think beyond the MOP.
The biggest advantage of an EC often becomes clearer over a longer holding period.
3. Buy because Tampines works.
The mature estate, strong amenities and consistent demand are the real reasons to own here—not just the EC discount.
Interested to find out more? Want an analysis or the floor plans? Drop me a message and I will be more than glad to share.
Want to know more about EC eligibility, read my post on EC here.
| Developer | Sim Lian Group (Tampines 7 Pte. Ltd.) |
| Address | Tampines Street 95 |
| District | D18 – Pasir Ris / Tampines |
| Tenure | 99 years leasehold |
| No. of Units | 572 residential units |
| Expected TOP | Jun 2030 |
| Nearest MRT | Tampines West MRT (Downtown Line) – approximately 900m |
| Popular School(s) within 1km | St Anthony’s Canossian Primary School St Hilda’s Primary School Junyuan Primary School |