RPS · Resale Project Scorecard
Arc @ Tampines — Grade S
RPS score 8.28/10 · D18 · Pasir Ris, Tampines · 574 units · scored across 7 weighted factors — methodology published.
99YR · Wing Tai Holdings · TOP 2014
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +4.21% places this condo in the top 6% of its 2014-era cohort — exceptional capital appreciation relative to peers of the same vintage.
1 primary school within 1km (ST. HILDA'S PRIMARY SCHOOL, 1.02km away). Adequate but narrow school optionality.
574 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
1.27km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.80% — strong income return.
99YR tenure — about 84 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.74km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: ST. Hilda's Primary School.
The verdict· Scores updated September 2026
Arc @ Tampines scores 8.28 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 54th of 2,357 resale condos scored in Singapore and 3rd of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project's Historical Performance (10/10) and Project Size (10/10); its weakest is MRT Proximity (4/10). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Arc @ Tampines
12 months to September 2026 (Oct 2025 – Sep 2026): 26 resale transactions, median $1,405 psf, median price $1.39M. Median PSF is flat on the previous 12 months.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 7 | $1,404 psf | $1.36M |
| Jan–Mar 2026 | 10 | $1,398 psf | $1.57M |
| Apr–Jun 2026 | 8 | $1,424 psf | $1.49M |
| Jul–Sep 2026 | 1 | $1,348 psf | $1.09M |
| 12-month total | 26 | $1,405 psf | $1.39M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Arc @ Tampines: frequently asked questions
Answers generated from the scorecard data — RPS rank 54th of 2,357, scores updated September 2026.
- Is Arc @ Tampines a good buy in 2026?
- Arc @ Tampines scores 8.28/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 54th of 2,357 Singapore resale condos and 3rd of 44 in District 18 (Pasir Ris, Tampines). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Arc @ Tampines?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 26 resale transactions at Arc @ Tampines, at a median of $1,405 psf and a median price of $1.39M (range $1,309 psf to $1,467 psf). The median PSF is flat on the previous 12 months (Oct 2024 – Sep 2025). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Arc @ Tampines from the nearest MRT station?
- Arc @ Tampines is about 1.3km from Tampines West MRT (DT31), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Arc @ Tampines compare with Citylife @ Tampines?
- Citylife @ Tampines is the project scored next to Arc @ Tampines on the District 18 ranking: 8.55 (Grade S) against Arc @ Tampines's 8.28 (Grade S). Arc @ Tampines scores higher on Rental Yield (7 vs 4) and Future Transformation (6 vs 3); Citylife @ Tampines scores higher on MRT Proximity (4 vs 8) and Primary School Effect (9 vs 10).
- Which primary schools are within 1km of Arc @ Tampines?
- One primary school is within 1km of Arc @ Tampines: ST. Hilda's Primary School. 1 primary school within 1km (ST. HILDA'S PRIMARY SCHOOL, 1.02km away). Adequate but narrow school optionality. Arc @ Tampines scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Arc @ Tampines, and how big is the project?
- Arc @ Tampines is 99-year leasehold, completed in 2014, has 574 units, developed by Wing Tai Holdings. 99YR tenure — about 84 years remaining — no near-term decay concern. 574 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: These Are Our Top 5 Condos in Tampines, Ranked by the Data
Scored either side of Arc @ Tampines in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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