Resale Project Scorecard
Citylife @ Tampines
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2016 · 514 units
Grade S, 8.55 out of 10, the 2nd highest score among 43 resale condos in District 18.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 85 yrs
- Resales, 12 months to Oct 2026
- 31
- To Tampines MRT
- 420 m
Artist's impression, CityLife@Tampines e-brochure (Tampines EC)
Citylife @ Tampines Score
- S
- Grade
- Score out of 10
- 8.55
- Highest score among 43 resale condos in District 18
- 2nd
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%10/10
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.
The district median is 7/10.
Primary School Effect20%10/10
5 primary schools within 1km (nearest: Angsana Primary School at 0.35km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Angsana Primary School
- Poi Ching School
- Tampines North Primary School
- Gongshang Primary School
- Tampines Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
514 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%8/10
420 m from Tampines MRT (EW2 / DT32) — short walk to MRT, good transport convenience.
The district median is 6/10.
Rental Yield10%4/10
Rental yield of 3.04% — below-average income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 85 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%3/10
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.
The district median is 5/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Citylife @ Tampines scores 8.55
Citylife @ Tampines scores 8.55 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 31st of 2,350 resale condos scored in Singapore and 2nd of 43 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).
| Factor | This condoCitylife @ Tampines | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 86% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 57% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 60% of district |
| MRT Proximity13% | 8/10 | 6/10 | +0.26 | 57% of district |
| Rental Yield10% | 4/10 | 6/10 | −0.20 | 2% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Future Transformation6% | 3/10 | 5/10 | −0.12 | 21% of district |
Medians are across the 43 scored resale projects in District 18 (Pasir Ris, Tampines). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Citylife @ Tampines and a median-profile project (7.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Citylife @ Tampines Prices
By unit type at Citylife @ Tampines
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,195 sq ft | 1,195 sq ft | $1.83M to $2.16M | $1,670 psf | 22 |
| 4-bedroom1,378 sq ft | 1,378 sq ft | $2.19M to $3.38M | $1,654 psf | 8 |
Past transactions at Citylife @ Tampines
31 resales, Nov 2025 to Oct 2026 · median $1,673 psf · $1,350,000 to $3,380,000 · 30 of the 30 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Sep 2026 | 63 Tampines Central 7 | 9 | #09-26263BR · Blk 63 | 3BR | 1,130 | $1,794 | $2,028,000 | Resale |
| 4 Sep 2026 | 53 Tampines Central 7 | 2 | #02-06063BR · Blk 53 | 3BR | 1,249 | $1,610 | $2,010,000 | Resale |
| 4 Sep 2026 | 67 Tampines Central 7 | 8 | #08-32323BR · Blk 67 | 3BR | 1,292 | $1,649 | $2,130,000 | Resale |
| 21 Aug 2026 | 67 Tampines Central 7 | 11 | #11-35352BR · Blk 67 | 2BR | 786 | $1,718 | $1,350,000 | Resale |
| 11 Aug 2026 | 51 Tampines Central 7 | 1 | #01-01013BR · Blk 51 | 3BR | 1,335 | $1,386 | $1,850,000 | Resale |
| 11 Aug 2026 | 59 Tampines Central 7 | 13 | #13-16164BR · Blk 59 | 4BR | 1,378 | $1,756 | $2,420,000 | Resale |
| 6 Aug 2026 | 67 Tampines Central 7 | 10 | #10-36363BR · Blk 67 | 3BR | 1,195 | $1,726 | $2,061,800 | Resale |
| 29 Jul 2026 | 55 Tampines Central 7 | 2 | #02-08083BR · Blk 55 | 3BR | 1,163 | $1,660 | $1,930,000 | Resale |
| 26 May 2026 | 55 Tampines Central 7 | 14 | #14-09093BR · Blk 55 | 3BR | 1,227 | $1,760 | $2,160,000 | Resale |
| 8 May 2026 | 51 Tampines Central 7 | 7 | #07-01013BR · Blk 51 | 3BR | 1,195 | $1,640 | $1,960,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | 3 | $1,698 psf | $1,455 psf |
| Dec 2025 | 3 | $1,586 psf | $1,496 psf |
| Jan 2026 | — | — | $1,458 psf |
| Feb 2026 | 7 | $1,620 psf | $1,420 psf |
| Mar 2026 | 4 | $1,662 psf | $1,467 psf |
| Apr 2026 | 4 | $1,703 psf | $1,519 psf |
| May 2026 | 2 | $1,700 psf | $1,466 psf |
| Jun 2026 | — | — | $1,495 psf |
| Jul 2026 | 1 | — | $1,457 psf |
| Aug 2026 | 4 | $1,722 psf | $1,482 psf |
| Sep 2026 | 3 | $1,649 psf | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.2% a year, ranked 5 of 41 in D18 and 76 of 715 condos. See the most profitable condos in D18 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Citylife @ Tampines Rent
- Median rent a month
- $4,500 to $5,500
- Gross yield
- 2.7% to 2.8%
- Rental contracts
- 40
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,500 | $4,360 to $4,790 | 2.7% | 34 |
| 4-bedroom | $5,500 | $5,350 to $5,500 | 2.8% | 6 |
Rental contracts at Citylife @ Tampines
41 contracts, Sep 2025 to Aug 2026 · median $4,700 a month · $3,300 to $5,700
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,600 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,700 |
| Aug 2026 | 4BR | 1,300 to 1,400 sq ft | $5,500 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,350 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,700 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,700 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,700 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Citylife @ Tampines By stack
- Highest, stack 04
- $1,700 psf
- Lowest, stack 37
- $1,181 psf
- Stacks with 2+ resales
- 33
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,386 psf | 1,249 sq ft | Levels 1 to 14 | 6 |
| 02 | $1,621 psf | 1,098 sq ft | Levels 2 to 13 | 5 |
| 03 | $1,550 psf | 1,399 sq ft | Levels 4 to 15 | 4 |
| 04 | $1,700 psf | 1,437 sq ft | Levels 6 to 9 | 2 |
| 05 | $1,525 psf | 1,098 sq ft | Levels 2 to 15 | 5 |
| 06 | $1,580 psf | 1,249 sq ft | Levels 2 to 12 | 7 |
| 07 | $1,267 psf | 1,582 sq ft | Levels 1 to 6 | 4 |
| 08 | $1,660 psf | 1,163 sq ft | Levels 2 to 9 | 3 |
Show the other 25 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,373 psf | 1,206 sq ft | Levels 1 to 14 | 4 |
| 10 | $1,419 psf | 1,184 sq ft | Levels 1 to 12 | 4 |
| 11 | $1,315 psf | 1,216 sq ft | Levels 2 to 10 | 6 |
| 12 | $1,463 psf | 1,184 sq ft | Levels 6 to 14 | 3 |
| 13 | $1,246 psf | 1,378 sq ft | Levels 4 to 14 | 7 |
| 14 | $1,253 psf | 1,432 sq ft | Levels 1 to 10 | 6 |
| 15 | $1,352 psf | 1,184 sq ft | Levels 1 to 12 | 6 |
| 16 | $1,270 psf | 1,378 sq ft | Levels 1 to 13 | 5 |
| 17 | $1,397 psf | 1,351 sq ft | Levels 4 to 7 | 2 |
| 18 | $1,422 psf | 1,351 sq ft | Levels 3 to 7 | 4 |
| 19 | $1,386 psf | 1,432 sq ft | Levels 2 to 11 | 5 |
| 20 | $1,314 psf | 1,378 sq ft | Levels 2 to 8 | 5 |
| 21 | $1,207 psf | 1,378 sq ft | Levels 1 to 13 | 7 |
| 22 | $1,293 psf | 1,378 sq ft | Levels 1 to 9 | 4 |
| 23 | $1,271 psf | 1,432 sq ft | Levels 3 to 11 | 3 |
| 24 | $1,451 psf | 1,189 sq ft | Levels 4 to 7 | 2 |
| 26 | $1,608 psf | 1,184 sq ft | Levels 4 to 14 | 4 |
| 29 | $1,419 psf | 1,157 sq ft | Levels 1 to 7 | 4 |
| 30 | $1,366 psf | 1,163 sq ft | Levels 6 to 8 | 2 |
| 32 | $1,288 psf | 1,265 sq ft | Levels 7 to 15 | 6 |
| 33 | $1,350 psf | 1,168 sq ft | Levels 7 to 10 | 2 |
| 34 | $1,459 psf | 786 sq ft | Levels 6 to 15 | 2 |
| 35 | $1,679 psf | 786 sq ft | Levels 9 to 13 | 4 |
| 36 | $1,465 psf | 1,195 sq ft | Levels 6 to 10 | 3 |
| 37 | $1,181 psf | 1,152 sq ft | Levels 2 to 11 | 3 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Citylife @ Tampines Floor plans
35 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom2 plans · 786 sq ft
3-Bedroom14 plans · 1,098 to 2,411 sq ft
4-Bedroom9 plans · 1,378 to 2,982 sq ft
5-Bedroom10 plans · 2,228 to 4,349 sq ft
Floor plans: CityLife@Tampines floor plan brochure (Tampines EC). Developer's plans, subject to change; areas are approximate. Some homes are mirror images.
Citylife @ Tampines Site plan
Every block in 3D, with the sun on each home →
Site plan: CityLife@Tampines floor plan brochure (Tampines EC). Artist's impression, not drawn to scale.
Citylife @ Tampines Notes
How these numbers are worked out
- Grade S places Citylife @ Tampines in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,673 psf at Citylife @ Tampines against $1,474 psf across District 18, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,568 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (5 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 31 resale caveats at Citylife @ Tampines ranged from $867 psf to $1,794 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Tampines MRT (EW2 / DT32), 420 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 5 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Citylife @ Tampines for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.