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|January 08,2026EC vs Private Condo: District 18's 1H26 Launch Choice
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For buyers eyeing Tampines in early 2026, the decision is unusually stark: one Executive Condominium, one private condominium, launching within the same narrow window - but leading down very different paths.
This is not a question of which project is "better", but which structure fits where a buyer is headed next.
In our earlier analysis of the early-2026 launch pipeline (Part 1 and Part 2), we noted that the first half of 2026 would likely emerge as a compressed decision window, with many projects arriving within a short timeframe. As 2026 begins, first-timers and upgraders are finding it harder to cut through the noise and focus on what truly matters when choosing a home.
District 18 (Tampines) stands out not because of volume, but scarcity. New launches here have been infrequent, with earlier projects such as Parktown Residences and Aurelle EC launching in 2025, highlighting how episodic new supply in the district has been.
This is why the first half of 2026 matters. With Rivelle Tampines and Pinery Residences expected to launch just one to two months apart, buyers looking specifically at Tampines may be deciding between what could be the only two new residential options in the district for the foreseeable future - one EC, one private, same timing, very different paths.
Before weighing individual projects, it is important to recognise that an Executive Condominium (EC) and a private condominium are fundamentally different housing instruments - a contrast made even clearer here as the two upcoming projects are located along the same street.
2025's launch performance in Tampines highlights this distinction. On the private side, Parktown Residences recorded strong demand at launch, with over 87% of the 1,193 units sold, reflecting buyer appetite for immediacy, flexibility, and long-term optionality. On the EC front, Aurelle EC also drew robust interest, selling 90% of the 760 units during launch day, reinforcing how affordability-led pathways continue to resonate with first-timers and younger upgraders.
While both offer modern living in a mature estate, they are designed for different buyer journeys. ECs, designed for the middle-class in mind, come with eligibility rules and a minimum occupation period (MOP), shaping longer holding horizons. Private condominiums, by contrast, offer immediate flexibility in ownership, leasing, and exit.
When both options appear side by side within the same district and market cycle, the decision naturally shifts away from surface-level price comparisons towards choosing the path that best fits the next five to ten years.
For buyers unfamiliar with ECs, they are often misunderstood as simply "cheaper private condos." In reality, they follow a distinct framework that shapes how and when owners can use the home.
Rivelle Tampines, expected to comprise around 572 units, is located along Tampines Street 95, just a few minutes walk away from Tampines West MRT station. Based on available site data, the land was awarded at about $768 psf per plot ratio, which is higher than the land rate for Aurelle of Tampines - which was awarded at $721 psf per plot ratio and launched at an average of $1,767 psf. This suggests that Rivelle's eventual launch pricing is likely to reflect a step-up while still seating meaningfully below nearby private condominium pricing.
Project Name | TOP | Min. PSF | Max. PSF | Avg. PSF | Min. Price | Max. Price | Avg. Price | Unit Type |
Aurelle Of Tampines | 2028 | $1,650 | $1,882 | $1,767 | $1,417,000 | $2,481,000 | $1,709,240 | 3, 4, 5+ |
Tenet | 2026 | $1,296 | $1,651 | $1,474 | $1,158,000 | $2,256,000 | $1,707,300 | 3, 4, 5+ |
Citylife@Tampines | 2016 | $851 | $1,770 | $1,523 | $1,300,000 | $3,700,000 | $2,145,049 | 2, 3, 4, 5+ |
The Tampines Trilliant | 2015 | $1,244 | $1,835 | $1,664 | $1,470,000 | $2,888,000 | $1,915,341 | 3, 4 |
Arc At Tampines | 2014 | $1,251 | $1,463 | $1,379 | $1,150,000 | $2,160,000 | $1,467,493 | 2, 3, 4 |
5 most recent ECs in Tampines according to PropNex Investment Suite as of 22 December 2025
Looking at past EC launches in Tampines, interested buyers can also expect a family-oriented unit mix, likely ranging from three- to five-bedroom layouts. What stands out from recent EC data is the upward shift in average psf over time, even as unit types remain largely family-sized, suggesting that price growth has been driven more by land and construction costs than by speculative demand - reinforcing the EC's role as a long-term, owner-occupier product.
Rivelle is therefore likely to resonate with buyers who prioritise affordability within a private-style environment, particularly first-timers and younger households planning their first significant upgrade.
For many, the EC pathway represents a structured progression. Entry prices are typically more approachable, but they come with longer holding horizons and regulatory considerations. The MOP requires buyers to be clear about their lifestyle stability and medium-term plans.
From a planning perspective, EC buyers often take a longer view. The focus is less on short-term flexibility and more on gradual asset growth, with the EC acting as a stepping stone rather than a final destination. For households comfortable with that timeline, this route can offer a disciplined and accessible entry into the private housing ladder.
Private condominiums operate with far fewer structural constraints, which is why they appeal to buyers who prioritise flexibility and control.
Pinery Residences, expected to comprise around 588 units and located alongside Rivelle Tampines along Tampines Street 95, represents the private counterpart in this side-by-side comparison. Based on available site data, the land was awarded at about $1,004 psf per plot ratio, which is higher than the land rate for Parktown Residences - which was awarded at $884 psf per plot ratio and launched at an average of $2,363 psf.
Project Name | TOP | Min. PSF | Max. PSF | Avg. PSF | Min. Price | Max. Price | Avg. Price | Unit Type |
Parktown Residences | 2028 | $2,146 | $2,605 | $2,369 | $1,070,000 | $4,045,000 | $1,994,629 | 1, 2, 3, 4, 5+ |
Treasure At Tampines | 2023 | $1,519 | $1,987 | $1,762 | $755,000 | $2,988,888 | $1,576,598 | 1, 2, 3, 4, 5+ |
The Tapestry | 2021 | $1,504 | $1,1815 | $1,704 | $730,000 | $2,180,000 | $1,246,261 | 1, 2, 3, 4, 5+ |
The Alps Residences | 2019 | $1,398 | $1,701 |
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