Development of Tampines North Singapore

by | Dec 18, 2022

Intro 10 1

Development of Tampines North Singapore

Tampines, a sizable and well-liked residential and commercial estate with a wealth of amenities, is situated in eastern Singapore.


Despite being an established estate, Tampines gets constantly improving. The new shopping center in Tampines North, which will eventually have 17,000 HDB apartments, will be built either at the estate’s two parks or in conjunction with the bus interchange. Additionally planned is a pond with a sandy beach as a nod to the region’s former sand quarries. A total of 21,000 new homes, including 4,000 private residential units, will also be built. Tampines North, an extension of Tampines Town, will offer citizens a balanced environment to live, work, learn, and play. They can anticipate a variety of events and amenities in the new construction. Residents will be able to engage in communal areas surrounded by gorgeous scenery.

About the Development of Tampines north:

It gets anticipated that Tampines North, an exciting expansion of the Tampines regional centres, will increase its reputation in the area as a premier location for living, working, playing, and studying. Because of its ideal location straddling three significant economic regions—east Changi R, Paya Lebar Airbase in the west, and Pasir Ris in the north—it is expected that the high demand for homes in Tampines will continue. The fact that Parc Central Residences Executive Condo on Tampines Avenue 10 has sold out is not surprising.

Because of the East Region’s exciting transformation, there will likely be high demand for the upcoming Tenet executive condo, which is only a 4-minute walk from the next Tampines integrated transport hub. The oldest regional hub is Tampines, which can find in Singapore’s East. The tempinis or ironwood trees, plentiful in Tampines’s rural past, are where the city got its name. Before Tampines town was built there in the late 1970s, there were several farms, villages, plantations, and sand quarries. In addition, some of the sand quarries, including Tampines Quarry Park and Bedok Reservoir Park, were turned into nature parks, resulting in the relocation of over 3,000 villagers into new HDB apartments.

Tampines North

Tampines North Township development:

The Tampines regional center gets expanded by the brand-new Tampines North township. A community center, a polyclinic, and schools will construct in addition to 21,000 new houses. Not only that. The development of Boulevard Park and Quarry Park will result in more green spaces. These will add to the current network of parks in the Tampines area. Boulevard Park will have a row of trees with seasonal flowers that will link locals to Sun Plaza Park. The Quarry Park will have a quarry pond to honor Tampines’ former life as a sand quarry.

Park connectors and bicycle routes will start smoothly connecting different portions of the mega estate to amenities and nature parks as part of the government’s attempt to establish a car-lite metropolis. Additionally, business parks, industrial estates, and commercial nodes will build to give locals access to neighboring employment options. These will enlarge from current clusters at Loyang Industrial Estate, Changi Business Park, and Changi Airport to create a significant economic hub. They will contain semi-conductor, aviation-related, and high-tech R&D sectors. With these additions, the township will be self-sufficient and offer citizens a healthy environment to live, work, learn, and play.

Five factors that have Tampines North in the spotlight:

It will have a self-sufficient hub:

Residents of Tampines North can indulge in upscale shopping or stock up on their weekly groceries thanks to the neighborhood’s proximity to a brand-new commercial district. Additionally, it will have a new community center and two elementary and secondary schools. Residents of the East will benefit from more employment opportunities and the ability to work closer to home thanks to the expansion of the Pasir Ris Wafer Fab Park, Changi Business Park, Loyang Industrial Park, and Changi Airport.

New Downtown Line:

Although there are numerous bus routes in Tampines North, the Downtown Line’s completion in 2017 will eliminate the stigma associated with transportation. It will operate out of Tampines Town Centre and facilitate commuter transportation to locations such as Fort Canning, MacPherson, and Upper Changi. We are interested in how the burgeoning Tampines North manages to preserve a delicate mix of its family-friendly and old-world charm, even though it will provide residents with unprecedented convenience and a connection to city life.

Cycling Haven:

If you enjoy traveling on two wheels, living in the world’s first bicycle town—an example of what Singapore’s Land Transport Authority hopes to become—can make you feel a little bit proud. According to the organization’s National Bicycle Plan, a 700 km-long network of bike lanes will complete in the nation by 2030. This network will include cycling routes in Housing Board towns park links.

Due to modified Town Council by-laws, the estate is the only one where riders and pedestrians can share footpaths. But don’t worry about squeezing in; its infrastructure gets adjusted to make room for both. For cyclists and pedestrians, residents can anticipate wider footways and marked paths.

Tampines North is home to numerous parks:

At the junction of Tampines Avenues 9 and 12, there is a 36-hectare green space called Tampines Eco Green. It has natural grasslands, freshwater wetlands, and a secondary rainforest, making it the ideal place to go birdwatching and observe the diverse flora and fauna. Hike a trail, but don’t ride your bike; push it or leave it parked at the entrance.

In your backyard, delicious cuisine:

There are a lot of well-known East restaurants. There is no better place to satisfy your craving for local fare, from the busy Fengshan Market & Food Centre to the numerous restaurants in Katong and East Coast Road. Take traditional kaya toast, bak chor mee (minced pork noodles), and laksa. If you don’t want to leave Tampines, there are said to be adjacent rice markets with reasonable prices and Indian rojak.

Expansion of Tampines Regional Centre:

Our Tampines Hub (OTH) and the opening of new MRT stations on the Downtown Line (DTL) in 2017 are just two exciting new developments that have transformed Tampines into a thriving mega estate. Together with the already-existing Tampines station, which serves as an interchange between the East-West and Downtown Lines, Tampines West and Tampines East get added to the area with the opening of the Downtown Line. Residents of Tampines now have much better accessibility, which has also reduced travel times. In the meantime, Tampines North will be developed as part of the URA Master Plan for the East to offer 21,000 new homes along with a wide variety of facilities and commercial developments.

The Cross Island Line (CRL), whose first phase get expected to be finished by 2029, will also include the construction of a new MRT station called Tampines North. Once the Cross Island Line gets completed, it will serve the Eastern, Western, and North-Eastern corridors as well as current and upcoming developments. Major hubs like Changi Region, Punggol Digital District, and Jurong Lake District are among them. The Changi Aviation Park has located four stops from the Tampines North station, and the Pasir Ris Interchange is only one stop away. An air cargo cluster called Chanqi Aviation Park will grow as the Changi East Industrial Zone is built. It gets finished to meet the needs of expanding enterprises that depend on global air connectivity sectors associated with aviation.

The improved connectivity will further increase demand for housing in Tampines as the Cross Island Line joins the Downtown and East-West Lines to form a comprehensive MRT network. Only new buildings like Tenet Executive Condo and Dows will benefit from this. Go to Settings to provide simple access to other amenities and connections to significant economic hubs.

Tampines North plan

How are towns planned?

Our neighborhoods are designed with various amenities to satisfy the needs of both the current and future populations. These include housing, shops, schools, libraries, sports facilities, community clubs, and parks to provide a livable, self-sufficient town. A reliable transit infrastructure supports the facilities, which are purposefully distributed throughout each municipality to ensure good accessibility. Most towns also have business parks, industrial estates, and other employment hubs, allowing people to work close to their homes. These facilities and job centers will construct by demand. Numerous government entities collaborate to create and implement each town’s plans in great detail.

Housing: a better environment leads to better living

The Tampines Town Center, which is now under construction, will be Singapore’s first in-town integrated lifestyle hub, bringing together retail, sporting, and other community services in a convenient place where locals can gather, connect, and develop ties.

Tampines Town Center:

It is planned for Tampines North to become a crucial component of Tampines. Tampines North will offer about 21,000 new homes for Singaporeans once fully developed. To provide residents with a highly livable and well-connected living environment, transportation, and other facilities will be built alongside Tampines North.

The following are upcoming development that locals can anticipate:

  • Changi General Hospital expansion
  • A new Integrated Transport Hub (ITH) with MRT and bus interchanges with residential and commercial uses will build after the Downtown Line at Tampines Town Centre is completed.
  • Tampines North’s new residences will complement contemporary amenities.
  • Two primary schools, two secondary schools, and a new community center will all eventually build in Tampines North.

Leisure: Blue and green areas animate

Residents of Tampines may easily access various neighborhood parks, Sun Plaza Park, Tampines Eco Green, and other green spaces. The close-by Bedok Reservoir Park is also easily accessible to locals.

Most dwellings in Tampines will be 400 meters or fewer from parks or park connectors thanks to several initiatives that will implement over the coming years. These include:

  • Reserving a sizeable portion of the Tampines North neighborhood’s land for Boulevard Park and Quarry Park, which will bring greenery to the doorsteps of residents
  • The Bedok Reservoir Park and Pasir Ris Park will connect by a new park connector that runs between Tampines Avenue 10 and Tampines Avenue 9, as well as new neighborhood parks on Tampines Street 86 and off Tampines Avenue 9.

Get there and back via transportation:

In the revitalized Bedok town center, residents can look forward to various new commercial, social, recreational, and sporting opportunities. These include the new Integrated Transport Hub (ITH) with the Bedok Mall by CapitaMalls Asia, a new Town Plaza and hawker center, and new sporting opportunities at the already-existing Bedok Adventure Park that will redevelop.Residents can anticipate less stressful travel thanks to these improvements to the roads and public transportation services, including:

  • Enhanced transportation accessibility with five additional MRT stations along the Downtown Line (Tampines West, Tampines, Tampines East, Expo, and Upper Changi), which will finish by 2017, additional bike routes in Tampines North and an expansion of the cycling network in Tampines Town.
  • Tampines Street 85 and Tampines Street 86 are two new roadways.
  • Enhancements to the Pan-Island Expressway Extension of Tampines Street 82 and the Tampines Expressway.
  • Improvements to Tampines Avenues 4, 5, 7, 9, 10, 82, Bedok Reservoir Road, and Tampines 23/32, as well as Simei Street 3 (from Simei Avenue to Simei Street 1), Tampines Avenues 4, 5, 7, 9, 10, and
  • Simei Road and Somapah Road realignment and expansion.

Economy: More local, high-quality jobs

Tampines residents will have the opportunity to work closer to home thanks to new developments that will increase the number of employment accessible.

What locals can anticipate is:

  • Near IKEA, Giant, and Courts are new industrial areas in Tampines North, along Tampines Avenue 10.
  • Increased job and educational opportunities as a result of Changi Business Park’s and Singapore University of Technology and Design’s ongoing growth (SUTD)

Shopping Malls in Tampines:

As was already mentioned, Tampines is home to four renowned malls that provide the locals with a wide range of daily necessities and lifestyle options. These malls have contributed to the development of the retail industry, enabling consumers to take advantage of its many options. The Tampines North Bus Interchange and Tampines MRT station are both conveniently close to all of them on foot. The Tampines Mall, Tampines 1, Century Square, and Our Tampines Hub (OTH)  is the four shopping centers in Tampines Central.

People who believe that these neighborhood shopping centers are monotonous should reconsider! On both weekdays and weekends, the area is buzzing with activity. It is because Tampines is also a business center where several foreign banks have established branches. These include Citibank, OCBC, DBS, UOB, and Standard Chartered. It makes sense that it has been called the CBD of the East. There are other notable enterprises to banks, such as AIA, NTUC Income, and the CPF Board.

What is the history of Tampines New Town?

Tampines used to be a place of forests, plantations, and tiny kampongs before the creation of the new town. “TAMPINES” was the collective name for the neighborhood that included Teban, Tampines, Teck Hock Village, Beremban, and Sungei Blukar. The word “TAMPINES” was derived from the name of a tree native to Tampines called the “Riau ironwood,” which was a common sight there. Tampines becomes Singapore’s first regional town center starting in the 1970s. Tampines New Town has now developed into the institutional, social, recreational, and commercial hub of eastern Singapore. There are several offices for businesses and governments throughout the city. On 424 hectares of land, 200,000 people currently reside in 52,000 Housing and Development apartments. This vibrant new town is bustling with activities.

The prestigious “World Habitat Award for Excellence in Housing Design” get presented to the Tampines New Town in 1993. This honor gets bestowed upon Singapore for its outstanding contribution to human settlement, development, and the high caliber of housing, of which Tampines is an excellent example. The futuristic, intelligent town of Tampines New Town is a fantastic place to call home. Young and old can live in a peaceful and picturesque environment thanks to imaginative parks and exquisitely landscaped gardens.

Tampines North view


Tampines, one of Singapore’s most popular shopping and entertainment districts, is where most of the East’s residents live. With additional housing, retail space, parkland, and other amenities at Tampines North, Tampines get set to expand over the next few years. There will be improvements to transportation within Tampines, including new rail lines like the Downtown Line that will provide locals and visitors with commutes quicker, more comfortably, and more convenient.

The planning of towns:

Our villages get designed to have a wide variety of amenities to fulfill the demands of both present and future residents. A livable, self-sufficient town must have a variety of amenities, including homes, businesses, stores, schools, libraries, sports venues, and parks. With the help of a productive transportation system, the amenities are thoughtfully dispersed around each town to ensure good accessibility. Most towns have commercial hubs and other employment centers, such as industrial estates and business parks, either inside the town limits or providing employment options close to homes. The development of these facilities and job centers will do in response to demand. Numerous government entities work together on the thorough development and execution of programs for each town.

Housing: Better living in a better environment

The planned Tampines Town Hub will be Singapore’s first in-town integrated lifestyle hub, bringing together retail, sporting, and other community services in one practical location where locals can gather, connect and form bonds. The neighborhood of Tampines North gets expected to merge with Tampines. When Tampines North get finished, Singaporeans will have access to about 21,000 more homes. Tampines North will develop alongside other facilities and transportation to provide residents with a livable and connected residence environment. Residents can anticipate the construction of a new Integrated Transport Hub (ITH) with MRT and bus interchanges situated alongside residential and commercial purposes after the Downtown Line at Tampines Town Center get finished.


Residents can anticipate smoother travel thanks to improvements to roads and public transportation services, including:

  • Improved transportation connectivity with five new MRT stations (Tampines West, Tampines, Tampines East, Expo, and Upper Changi) along the Downtown Line, which will finish by 2017
  • Two new roads, Tampines Street 85 and Tampines Street 86; expansion of the bicycle network in Tampines Town; and additional cycling routes in Tampines North.
  • 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 are all receiving improvements. Tampines Street 82 is being extended. Simei Road and Somapah Road will be realigned and widened.


The number of jobs in Tampines will increase with new developments, allowing residents to work nearby. Expectations for locals:

  • Brand-new industrial locations in Tampines North, including those on Tampines Avenue 10 and close to IKEA, Giant, and Courts
  • Increased employment and educational opportunities as a result of the Singapore University of Technology and Design and Changi Business Park’s ongoing development.

Leisure: Green and blue spaces come alive

Residents of Tampines may easily access various neighborhood parks, Sun Plaza Park, Tampines Eco Green, and other green spaces. The close-by Bedok Reservoir Park is also easily accessible to locals. The Eastern Coastal Loop, which connects Tampines to East Coast Park and Pasir Ris Park, get made up of park connections that run along Bedok Canal and Sungei Tampines. Most dwellings in Tampines will be 400 meters or less from parks or park connectors thanks to several initiatives that will set in place over the next few years. These comprise:

Boulevard Park and Quarry Park will benefit from the Tampines North neighborhood’s large park area get reserved for them. A new park connector will link the Pasir Ris and Bedok Reservoir parks and run between Tampines Avenues 10 and 9. New neighborhood parks will also build off Tampines Avenue 9 and on Tampines St 86.

Budding Communities within a Green Tapestry

Tampines North will offer residents a complete environment to live, work, learn, and play. They can anticipate various activities and amenities in the new developments because it is an extension of Tampines Town. Residents can interact in community areas surrounded by lush landscaping.

Tampines North Green Shoot HDB

96.Park for All on Community Boulevard

The meandering 7.5-hectare linear park will provide a picturesque and seamless connection from Sun Plaza Park in the south to Sungei Api Api in the north. It will serve as the unseasoned backbone of Tampines North. A unique living environment is possible with the help of community spaces and facilities next to the significant Boulevard Park.

Tampines North Hub: 

Residential, commercial, and bus interchange are all included in this brand-new mixed-use development. It will connect by a plaza square and a green arcade where locals can congregate for neighborhood events.

At Your Doorstep: Green Living Rooms

In residential areas farther away from the significant Boulevard Park, homeowners can find specialized neighborhood parks outside their front doors. Numerous amenities and gathering spots offer chances for social interaction within the community.

Tampines GreenWeave

The Build-to-Order development features a lush landscape and link bridges that allow easy access from the blocks to the Multi-Storey Car Park’s rooftop garden.

They hyped it:

The precincts lacking experience:

Park West District, Boulevard District, Park East District, and Green Walk District are the four precincts that makeup Tampines North. The first section of the Tampines Green Ridges project, designed by Swiss-born Group Eight Architects (headquartered in Asia and also responsible for Punggol Waterway Terraces and The Alps Residences), was unveiled in 2014 under Tampines Green Ridges. View, Weave, and Ridges get located in the Park West District. Verge, Court, and three different plots of land are included in the Boulevard and Park East districts, respectively. The final precinct, Green Walk, consists of three other pieces of land Glen, Glades, and Crest. Central Park, which has a variety of unorthodox “touches” like the “unorthodox canyon,” may serve as the essential focal point of this unorthodox district.

Cross Island MRT Line and Tampines North station (CR6) by 2029:

The Cross Island Line get unveiled in 2019 following a protracted feasibility assessment effort. The Tampines North station (CR6), scheduled to open in 2029, will provide inhabitants of Tampines North with direct access to an MRT along this new line. Even with Covid-19’s disruption, most of the existing launches get finished by then. Three of the vacant parcels of land mentioned earlier have a connection to the upcoming Tampines North MRT Station, in addition to the additional two plots designated for mixed-use.

Introducing PPVC construction methods in public housing:

Factory prefabricated prefinished volumetric production (PPVC), a rudimentary manufacturing process, has an issue. The overall idea is to increase productivity and stockpile labor. The difference between PPVC and the previous pre-solid modulation is that the latter could complete on-site, whereas the former came with finishes (such as floor tiles, etc.). Tampines Green Court may be one of the PPVC technique pioneers from the November 2017 launches. Despite all the advancements, the size that it can fit onto the trailer used to transport it from the manufacturing facility to the site may somehow be a limitation of the PPVC production method. The Brownstone EC at Canberra was built in Singapore by CDL Improvement using the PPVC method effectively. The property owner’s comments about the difficulty of having the electrical wiring work during the renovation are the best we’ve heard. However, besides the main contractor and the developer, no one else can guarantee the manufacturing quality of the manufacturing unit.

PWCS is a default feature:

Another low-manpower, high-productivity innovation to ensure that homeowners see fewer rubbish trucks moving through their estate and complain less about the stench is the pneumatic waste transportation system. The system’s main parts are a vacuum duct installed in each building block and a centralized bin center that “processes” garbage before the planned collection of compacted waste. Not all projects will have centralized trash collection, although one can accommodate at least 38 blocks (Yuhua as precedent). Although the system appears excellent overall, there are a few issues, such as stench, choking (using The Sail@Marina as an example), etc. In addition, please be aware of what you can and cannot toss down the PWCS chute.

They released it:

Tampines North, which will produce 21,000 housing units, was planned over 240 ha of land. Eighty percent of those, or 16,800 apartments, will be used as public housing, with the remaining units going to private owners. As of the BTO in August 2020, construction on 10,032 public housing units had begun; however, none were secret. Within this new Tampines Town extension, the remaining 40% of public housing will soon be accessible. Next to Tampines Green Vines, a single plot of land has been made available under the EC program for private residential developments. Still, no buyers are in sight as the economy navigates the Covid-19 pandemic’s choppy waters.

In six neighborhoods within Tampines town, 24 BTO developments have been launched since 2011, totaling 18,449 housing units. Tampines South has only contributed a meager 11.7% of the housing units, while the new Tampines North extension contains 62.5% of them, as only two developments get launched thus far. With 48.7% of all units being of the 4-room type, the 5-room type came in second with 29.4% of the total units. Our most recent analysis of the resale price versus the launch price at Tampines Green Leaf, which exercised its MOP back in 2019, found that a 5-room unit than a 4-room unit has not demonstrated to offer a better investment opportunity on a dollar basis when compared to a 4-room. The development’s most expensive 4-room units have so far generated a respectable 74.7% return, as opposed to a 5-room unit’s return of 64.5%. Both have a median recovery between 63% and 64.8%.

Do you intend to buy it?

It’s critical to be aware of the price before purchasing so that we don’t overpay or, if we do, feel that the higher price gets justified by the superior quality rather than the manufacturer’s higher profit margin. We used the same approach in this case because we also wanted to understand how much a public housing unit costs. The price varies for a variety of reasons, including the development sector. Mature regions tend to be more expensive due to current environmental constraints (such as limited workspace, storage, etc.) and uncertainty (such as the fact that most underground infrastructure isn’t well recorded, necessitating more surveying work). The more recent region typically costs less because most of the infrastructure gets decided upon earlier and with less uncertainty. Due to earlier and less uncertain decisions regarding most of the infrastructure, the more recent region typically has lower costs.

Due to the lack of previous development, Tampines North get regarded as a new region. Prices have stayed consistent, circling S$150 per square foot unit area. The risk associated with introducing PPVC building in public housing led to a modest price increase for Tampines GreenCourt. The overall selling price has followed an incremental trajectory typical of a traditional real estate development, which gets intended to reward the earlier buyers for their faith. Homeowners who buy in Greenberg will benefit more because it is the only area of the Boulevard District with direct access to Central Park.

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