RPS · Resale Project Scorecard
Citylife @ Tampines — Grade S
RPS score 8.55/10 · D18 · Pasir Ris, Tampines · 514 units · scored across 7 weighted factors — methodology published.
99YR · City Developments Limited · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +5.15% places this condo in the top 6% of its 2016-era cohort — exceptional capital appreciation relative to peers of the same vintage.
4 primary schools within 1km (nearest: ANGSANA PRIMARY SCHOOL at 0.45km). Exceptional school catchment — strong appeal for families with young children.
514 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.56km from Tampines Mrt Stn (DT32) — short walk to MRT, good transport convenience.
Rental yield of 3.04% — below-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Pasir Ris MRT CRL interchange (CR5, CRL1) at 1.71km, far enough that the impact on this project is modest.
Primary schools within 1km: Angsana Primary School, POI Ching School, Tampines North Primary School, Gongshang Primary School.
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The verdict· Scores updated September 2026
Citylife @ Tampines scores 8.55 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 24th of 2,357 resale condos scored in Singapore and 2nd of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Future Transformation (3/10). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: total returns, future transformation.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Citylife @ Tampines
12 months to September 2026 (Oct 2025 – Sep 2026): 31 resale transactions, median $1,667 psf, median price $2.01M. Median PSF is up 6.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,568 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 7 | $1,644 psf | $2.19M |
| Jan–Mar 2026 | 11 | $1,657 psf | $1.98M |
| Apr–Jun 2026 | 6 | $1,703 psf | $2.08M |
| Jul–Sep 2026 | 7 | $1,660 psf | $2.01M |
| 12-month total | 31 | $1,667 psf | $2.01M |
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.
Citylife @ Tampines: frequently asked questions
Answers generated from the scorecard data — RPS rank 24th of 2,357, scores updated September 2026.
- Is Citylife @ Tampines a good buy in 2026?
- Citylife @ Tampines scores 8.55/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 24th of 2,357 Singapore resale condos and 2nd of 44 in District 18 (Pasir Ris, Tampines). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: total returns, future transformation. 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 Citylife @ Tampines?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 31 resale transactions at Citylife @ Tampines, at a median of $1,667 psf and a median price of $2.01M (range $867 psf to $1,770 psf). The median PSF is up 6.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,568 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Citylife @ Tampines from the nearest MRT station?
- Citylife @ Tampines is about 560m from Tampines MRT (DT32), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Citylife @ Tampines compare with The Tampines Trilliant?
- The Tampines Trilliant is the project scored next to Citylife @ Tampines on the District 18 ranking: 8.74 (Grade S) against Citylife @ Tampines's 8.55 (Grade S). The Tampines Trilliant scores higher on Rental Yield (4 vs 6).
- Which primary schools are within 1km of Citylife @ Tampines?
- 4 primary schools are within 1km of Citylife @ Tampines: Angsana Primary School, POI Ching School, Tampines North Primary School, Gongshang Primary School. 4 primary schools within 1km (nearest: ANGSANA PRIMARY SCHOOL at 0.45km). Exceptional school catchment — strong appeal for families with young children. Citylife @ Tampines scores 10/10 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 Citylife @ Tampines, and how big is the project?
- Citylife @ Tampines is 99-year leasehold, completed in 2016, has 514 units, developed by City Developments Limited. 99YR tenure — about 85 years remaining — no near-term decay concern. 514 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%.
Scored either side of Citylife @ 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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