Rent vs D18 +28.8%
Rents above district median
Citylife@tampines's latest 12-month median rent is $4,700 compared with the D18 median of $3,650 for the same period. Use this district check before narrowing by bedroom and area band.
Citylife@tampines rent and sale price
D18 / Tampines, Pasir Ris
Address 61 Tampines Central 7 Citylife@tampines Singapore 528595
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Quick summary about Citylife@tampines
Citylife@tampines is a 99-year leasehold executive condominium in D18 / Tampines, Pasir Ris. The page currently tracks 191 rentals and 180 sales.
- Latest 12M median rent is $4,700 per month from 42 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,019,000, with median sale PSF at $1,670 psf from 32 sales.
- Rent is up 5.0% over the last 3 months. Sale PSF is up 1.2% over the last 3 months.
Citylife@tampines Market Brief
Compare the project with D18 across rent, sale PSF, tenure and transaction activity.
Compared with D18
Sale PSF vs D18 -4.5%
Sale PSF near district median
Citylife@tampines's latest 12-month median sale PSF is $1,670 psf versus the D18 median of $1,749 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.79%
Rent support near district screen
Gross yield is roughly 2.79% versus a D18 screen of 2.47%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 27.8% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +2.9%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2012 matters most on sale price. Compare Citylife@tampines against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,700
Is the asking rent fair?
$4,450 to $4,950 is the first fair-rent band to check. Above $4,950 should have a visible reason.
Latest 12M median sale PSF $1,670 psf
Is the purchase price fair?
$1,960,000 to $2,080,000 and $1,620 to $1,720 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,500
Are similar units renting for more?
3 bed and 1,100 to 1,200 sqft give the closest unit-size checks.
Rent stability 27.8% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +2.9%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Citylife@tampines Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Executive Condominium
Sales 180 resale transactions
Total sold value $325.2M
Citylife@tampines Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 191 Jun 2021 to Sept 2026
Sale transactions 180 Jun 2021 to Oct 2026
Rent trend 5.0% Last 3 months
Sale PSF trend 1.2% Last 3 months
Citylife@tampines Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
TAMPINES MRT STATION (DT32) 0.5 km away
TAMPINES MRT STATION (EW2) 0.78 km away
TAMPINES EAST MRT STATION (DT33) 1.48 km away
Schools nearby
ANGSANA PRIMARY SCHOOL 0.56 km away
TAMPINES NORTH PRIMARY SCHOOL 0.78 km away
GONGSHANG PRIMARY SCHOOL 0.85 km away
PASIR RIS SECONDARY SCHOOL 0.99 km away
Amenities
TAMPINES PARK CONNECTOR Park / green link · 1.32 km away
HAWKER CENTRE @ OUR TAMPINES HUB Food centre · 0.68 km away
Citylife@tampines Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,850 63 rentals in view
Latest median sale PSF $1,720 psf 46 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Oct 2026 0 - 1 $1,720 psf $2,055,000
Sept 2026 2 $4,850 4 $1,651 psf $2,054,000
Aug 2026 4 $4,650 4 $1,722 psf $1,955,900
Jul 2026 8 $4,700 1 $1,660 psf $1,930,000
Jun 2026 4 $4,725 0 - -
May 2026 6 $4,475 2 $1,700 psf $2,060,000
Apr 2026 1 $4,400 3 $1,711 psf $2,088,888
Mar 2026 6 $4,650 4 $1,662 psf $1,936,500
Feb 2026 2 $5,000 7 $1,620 psf $2,048,000
Jan 2026 3 $4,800 0 - -
Dec 2025 1 $4,300 3 $1,586 psf $2,185,000
Nov 2025 2 $5,600 3 $1,698 psf $2,000,000
Projects Similar to Citylife@tampines
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2008 Double Bay Residences 2.6 km away 853 transactions
- Median rent
- $4,200
- Median sale PSF
- $1,315 psf
- Median rent
- $4,300
- Median sale PSF
- $1,452 psf
- Median rent
- $3,525
- Median sale PSF
- $1,465 psf
- Median rent
- $3,650
- Median sale PSF
- $1,351 psf
- Median rent
- $3,500
- Median sale PSF
- $1,523 psf
- Median rent
- $3,700
- Median sale PSF
- $1,286 psf
Citylife@tampines Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,750 $3,700 6
3 bed $4,500 $4,224 139
4 bed $5,400 $5,170 46
Citylife@tampines Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,750 $3,700 6
1,000 to 1,100 sqft $4,200 $4,185 15
1,100 to 1,200 sqft $4,500 $4,311 104
1,200 to 1,300 sqft $4,700 $4,000 15
1,300 to 1,400 sqft $5,200 $4,797 30
1,400 to 1,500 sqft $5,250 $4,750 14
1,500 to 1,600 sqft $5,350 $5,167 3
1,600 to 1,700 sqft $5,850 $5,850 2
Citylife@tampines Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,720,000 $1,260 psf 58
06 to 10 $1,720,000 $1,394 psf 74
11 to 15 $1,794,000 $1,271 psf 48
Citylife@tampines Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Citylife@tampines shows a latest 12-month median monthly rent of $4,700 across 42 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,700
Rentals in period 42
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Citylife@tampines show a median price of $2,019,000 and $1,670 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,019,000
Latest 12M median PSF $1,670 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2012 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Citylife@tampines has 180 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $325.2M
Latest record Oct 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Citylife@tampines numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,700/mo Test gross and net yield against typical rent. Buy vs rent $2.0M Compare ownership cost against renting. Mortgage $2.0M Estimate monthly payment from the sale price. Stamp duty $1,670 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D18 to compare Citylife@tampines against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Citylife@tampines FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Citylife@tampines?
Citylife@tampines has a latest 12-month median monthly rent of $4,700 across 42 rentals in that period.
What is the typical sale price at Citylife@tampines?
The latest 12-month median sale price for Citylife@tampines is $2,019,000, based on 32 sales in that period.
What is the median sale PSF at Citylife@tampines?
The latest 12-month median sale price per square foot for Citylife@tampines is $1,670 psf. The average for the same period is $1,636 psf.
Is Citylife@tampines freehold or leasehold?
Citylife@tampines is listed as 99-year leasehold from 2012. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Citylife@tampines located?
Citylife@tampines is located at 61 Tampines Central 7 Citylife@tampines Singapore 528595 in D18 / Tampines, Pasir Ris.
How current is the Citylife@tampines transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.