Resale Project Scorecard
The Alps Residences
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2019 · 626 units
Grade S, 8.44 out of 10, the 4th 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
- 88 yrs
- Resales, 12 months to Oct 2026
- 41
- To Tampines West MRT
- 1.4 km
Artist's impression: MCC Land (Tampines) Pte. Ltd.
The Alps Residences Score
- S
- Grade
- Score out of 10
- 8.44
- Highest score among 43 resale condos in District 18
- 4th
Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: MRT access.
Project's Historical Performance25%9/10
Avg Ann. of +4.39% — top-quartile performance within its 2019-era cohort (81st percentile).
The district median is 7/10.
Primary School Effect20%10/10
2 primary schools within 1km (nearest: Poi Ching School at 0.58km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Poi Ching School
- St. Hilda's 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
626 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%4/10
1.4 km from Tampines West MRT (DT31) — weaker MRT access, likely requires bus or car for most trips.
The district median is 6/10.
Rental Yield10%9/10
Rental yield of 4.68% — exceptional income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 88 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.64km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
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 The Alps Residences scores 8.44
The Alps Residences scores 8.44 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 45th of 2,350 resale condos scored in Singapore and 4th of 43 in District 18 (Pasir Ris, Tampines). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is MRT Proximity (4/10).
| Factor | This condoThe Alps Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 7/10 | +0.50 | 69% 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% | 4/10 | 6/10 | −0.26 | 2% of district |
| Rental Yield10% | 9/10 | 6/10 | +0.30 | 95% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Future Transformation6% | 6/10 | 5/10 | +0.06 | 79% 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 The Alps Residences 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.
The Alps Residences Prices
By unit type at The Alps Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom506 sq ft | 506 sq ft | $725,000 to $810,000 | $1,539 psf | 10 |
| 2-bedroom694 sq ft | 694 sq ft | $996,000 to $1.09M | $1,488 psf | 20 |
| 3-bedroom937 sq ft | 937 sq ft | $1.36M to $1.85M | $1,518 psf | 8 |
| 4-bedroom1,410 sq ft | 1,410 sq ft | $2.19M to $2.49M | $1,552 psf | 3 |
Past transactions at The Alps Residences
41 resales, Nov 2025 to Oct 2026 · median $1,512 psf · $725,000 to $2,488,000 · all 41 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 25 Sep 2026 | 109 Tampines Street 86 | 9 | #09-32322BR · Blk 109 | 2BR | 689 | $1,488 | $1,025,000 | Resale |
| 21 Sep 2026 | 107 Tampines Street 86 | 13 | #13-20201BR · Blk 107 | 1BR | 463 | $1,566 | $725,000 | Resale |
| 17 Sep 2026 | 109 Tampines Street 86 | 7 | #07-32322BR · Blk 109 | 2BR | 689 | $1,452 | $1,000,000 | Resale |
| 13 Aug 2026 | 105 Tampines Street 86 | 13 | #13-09093BR · Blk 105 | 3BR | 937 | $1,559 | $1,460,000 | Resale |
| 13 Aug 2026 | 115 Tampines Street 86 | 6 | #06-43432BR · Blk 115 | 2BR | 689 | $1,452 | $1,000,000 | Resale |
| 3 Aug 2026 | 113 Tampines Street 86 | 9 | #09-40402BR · Blk 113 | 2BR | 700 | $1,526 | $1,068,000 | Resale |
| 29 Jul 2026 | 107 Tampines Street 86 | 11 | #11-15152BR · Blk 107 | 2BR | 700 | $1,556 | $1,088,888 | Resale |
| 20 Jul 2026 | 111 Tampines Street 86 | 9 | #09-35353BR · Blk 111 | 3BR | 937 | $1,519 | $1,422,888 | Resale |
| 20 Jul 2026 | 117 Tampines Street 86 | 11 | #11-49492BR · Blk 117 | 2BR | 700 | $1,565 | $1,095,000 | Resale |
| 9 Jul 2026 | 103 Tampines Street 86 | 3 | #03-07072BR · Blk 103 | 2BR | 689 | $1,495 | $1,030,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | 4 | $1,502 psf | $1,455 psf |
| Dec 2025 | 5 | $1,516 psf | $1,496 psf |
| Jan 2026 | 6 | $1,472 psf | $1,458 psf |
| Feb 2026 | 1 | — | $1,420 psf |
| Mar 2026 | 3 | $1,526 psf | $1,467 psf |
| Apr 2026 | 7 | $1,502 psf | $1,519 psf |
| May 2026 | 2 | $1,529 psf | $1,466 psf |
| Jun 2026 | 2 | $1,576 psf | $1,495 psf |
| Jul 2026 | 5 | $1,519 psf | $1,457 psf |
| Aug 2026 | 3 | $1,526 psf | $1,482 psf |
| Sep 2026 | 3 | $1,488 psf | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.3% a year, ranked 11 of 41 in D18 and 177 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 →
The Alps Residences Rent
- Median rent a month
- $2,800 to $4,500
- Gross yield
- 3.8% to 4.4%
- Rental contracts
- 186
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,800 | $2,700 to $2,800 | 4.4% | 84 |
| 2-bedroom | $3,400 | $3,300 to $3,500 | 4.0% | 85 |
| 3-bedroom | $4,500 | $4,200 to $4,600 | 3.8% | 17 |
Rental contracts at The Alps Residences
187 contracts, Sep 2025 to Aug 2026 · median $3,200 a month · $2,200 to $6,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,600 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,700 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,750 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,900 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Alps Residences By stack
- Highest, stack 13
- $1,609 psf
- Lowest, stack 31
- $1,289 psf
- Stacks with 2+ resales
- 44
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,444 psf | 700 sq ft | Levels 1 to 8 | 4 |
| 03 | $1,408 psf | 689 sq ft | Levels 5 to 10 | 4 |
| 04 | $1,492 psf | 1,066 sq ft | Levels 1 to 10 | 7 |
| 05 | $1,425 psf | 1,410 sq ft | Levels 2 to 8 | 2 |
| 06 | $1,502 psf | 937 sq ft | Levels 3 to 11 | 3 |
| 07 | $1,481 psf | 689 sq ft | Levels 3 to 11 | 4 |
| 09 | $1,511 psf | 937 sq ft | Levels 2 to 15 | 6 |
| 10 | $1,396 psf | 689 sq ft | Levels 4 to 14 | 4 |
Show the other 36 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $1,494 psf | 700 sq ft | Levels 3 to 15 | 6 |
| 12 | $1,404 psf | 1,087 sq ft | Levels 1 to 15 | 8 |
| 13 | $1,609 psf | 441 sq ft | Levels 4 to 12 | 3 |
| 14 | $1,502 psf | 506 sq ft | Levels 7 to 14 | 3 |
| 15 | $1,479 psf | 700 sq ft | Levels 2 to 15 | 6 |
| 16 | $1,401 psf | 700 sq ft | Levels 1 to 13 | 5 |
| 17 | $1,512 psf | 506 sq ft | Levels 1 to 12 | 5 |
| 18 | $1,478 psf | 506 sq ft | Levels 2 to 11 | 4 |
| 19 | $1,480 psf | 463 sq ft | Levels 1 to 7 | 3 |
| 20 | $1,497 psf | 463 sq ft | Levels 1 to 13 | 8 |
| 22 | $1,502 psf | 506 sq ft | Levels 1 to 5 | 5 |
| 23 | $1,420 psf | 700 sq ft | Levels 6 to 9 | 2 |
| 24 | $1,367 psf | 700 sq ft | Levels 2 to 7 | 2 |
| 25 | $1,453 psf | 506 sq ft | Levels 2 to 13 | 4 |
| 26 | $1,590 psf | 441 sq ft | Levels 1 to 11 | 4 |
| 27 | $1,543 psf | 495 sq ft | Levels 5 to 13 | 2 |
| 28 | $1,413 psf | 506 sq ft | Levels 4 to 8 | 3 |
| 29 | $1,439 psf | 495 sq ft | Levels 1 to 13 | 4 |
| 30 | $1,408 psf | 700 sq ft | Levels 1 to 9 | 7 |
| 31 | $1,289 psf | 700 sq ft | Levels 1 to 5 | 3 |
| 32 | $1,459 psf | 689 sq ft | Levels 7 to 10 | 4 |
| 34 | $1,408 psf | 1,410 sq ft | Levels 3 to 12 | 3 |
| 35 | $1,506 psf | 937 sq ft | Levels 1 to 11 | 6 |
| 36 | $1,345 psf | 689 sq ft | Levels 1 to 9 | 4 |
| 37 | $1,370 psf | 1,066 sq ft | Levels 2 to 11 | 3 |
| 39 | $1,369 psf | 689 sq ft | Levels 2 to 3 | 3 |
| 40 | $1,301 psf | 700 sq ft | Levels 2 to 15 | 6 |
| 41 | $1,442 psf | 1,087 sq ft | Levels 2 to 15 | 6 |
| 42 | $1,450 psf | 1,066 sq ft | Levels 1 to 14 | 4 |
| 43 | $1,444 psf | 689 sq ft | Levels 1 to 10 | 5 |
| 44 | $1,506 psf | 937 sq ft | Levels 3 to 13 | 5 |
| 45 | $1,436 psf | 937 sq ft | Levels 1 to 9 | 4 |
| 46 | $1,370 psf | 1,066 sq ft | Levels 2 to 12 | 3 |
| 47 | $1,452 psf | 689 sq ft | Levels 3 to 8 | 2 |
| 48 | $1,525 psf | 700 sq ft | Levels 1 to 2 | 2 |
| 49 | $1,515 psf | 700 sq ft | Levels 1 to 12 | 7 |
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 →
The Alps Residences Floor plans
38 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom7 plans · 441 to 506 sq ft
2-Bedroom14 plans · 689 to 700 sq ft
3-Bedroom11 plans · 936 to 1,087 sq ft
4-Bedroom5 plans · 1,410 to 2,088 sq ft
5-Bedroom1 plan · 2,486 sq ft
Floor plans: MCC Land (Tampines) Pte. Ltd., The Alps Residences e-brochure. Developer's plans, approximate and subject to change.
The Alps Residences Site plan
Every block in 3D, with the sun on each home →
Site plan: MCC Land (Tampines) Pte. Ltd. Developer's illustration, subject to change.
The Alps Residences Notes
How these numbers are worked out
- Grade S places The Alps Residences 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: $1,512 psf at The Alps Residences 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 $1,515 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.
- 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 (4 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 41 resale caveats at The Alps Residences ranged from $1,446 psf to $1,702 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2019, 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 West MRT (DT31), 1.4 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 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 The Alps Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.