Rivelle Tampines EC: launch results and price analysis

Rivelle's first day of sales on 21 March 2026 ended with 529 of 572 units sold, a sell-through of about 92.5 percent, at an average price of S$1,893 per square foot, as reported by EdgeProp. The project was fully sold within a month. Those three numbers are the whole story of the launch, and they deserve a closer look than the headline they produced.

This article does three things. It breaks the average down into what buyers actually paid for three-, four- and five-bedroom units. It compares Rivelle's launch with the two ECs that launched before it in Tampines, Aurelle of Tampines and Tenet. And it sets out, without hype, what the result implies for buyers who are now waiting for a bounce unit or planning to buy on the resale market from 2035.

What the average psf hides

An average of S$1,893 psf across 572 units is a blended figure. Three things pull individual unit prices away from it.

Unit type. At Rivelle, the smallest units are the 883 sqft Type C1P three-bedders and the largest are the 1,378 sqft Type E1 five-bedders. Singapore new-launch pricing almost always puts a higher psf on smaller units, because the absolute quantum is what most buyers budget against. A three-bedroom from S$1.588 million works out to roughly S$1,800 psf for a C1P on a low floor, while five-bedroom units started from S$2.586 million, about S$1,877 psf. All 241 three-bedroom units were taken on the first day; 34 of the 40 five-bedders sold that day.

Floor level. Rivelle's blocks rise 12 to 14 storeys. The typical floor premium at an EC launch is between S$5,000 and S$10,000 per floor on a mid-sized unit, so a 14th-floor C2S can be S$80,000 to S$120,000 above the same stack on the second floor. That alone is a 5 to 8 percent spread within one layout.

Facing. Units in the middle row (blocks 59 to 65) look over the pools on both sides. Units in the northern row along Tampines Street 94 and the southern row near the clubhouse have one pool-facing side and one street-facing side. The developer typically prices pool-facing stacks at a premium of a few percent and road-facing lower-floor stacks at a discount. Buyers who chose the cheapest units at Rivelle were, in effect, buying lower floors on the outer rows.

Put together, the realistic range at launch was roughly S$1,750 psf for the least expensive stacks to around S$2,000 psf for high-floor pool-facing units, with the average landing where it did because most of the 572 units are mid-floor three- and four-bedders.

Rivelle versus Aurelle of Tampines

Aurelle of Tampines is the obvious comparison: same developer, same town, launched almost exactly a year earlier. Aurelle sits at Tampines Street 62 in Tampines North, with 760 three- to five-bedroom units in fourteen blocks. It previewed in February 2025 and launched in March 2025, and its launch average of about S$1,766 psf was a record for an EC at the time. Rivelle's S$1,893 psf, set on 21 March 2026, is about 7 percent higher.

Two things explain the gap, and neither of them is "Rivelle is a better project".

First, land cost. Sim Lian paid S$721 psf per plot ratio for the Aurelle site in October 2023 and S$768 psf ppr for Rivelle, about 6.5 percent more. Developers price from the land cost up, and the land-rate gap is almost exactly the launch-price gap.

Second, time and location. In the twelve months between the two launches, resale ECs in Tampines that reached MOP changed hands at prices that made S$1,893 psf for a new unit look reasonable to buyers doing the comparison. Rivelle also has an operating Downtown Line station about 300 to 400 m away, while Aurelle's nearest station, Tampines North on the Cross Island Line, is still under construction.

For a buyer, the practical reading is this: the 7 percent gap is roughly what a year of land and market movement cost. Aurelle buyers are expected to reach TOP and MOP about two years earlier, and they will be the first to show what a Tampines EC of this generation sells for on the open market.

Rivelle versus Tenet

Tenet, at Tampines Street 62 next to Aurelle, launched in December 2022 on land bought at S$659 psf ppr in August 2021. By December 2024 it had sold 617 of its 618 units at an average of about S$1,384 psf, according to URA caveat data reported by EdgeProp. Rivelle's launch average is about 37 percent higher. The comparison is less useful for pricing and more useful for timing: it shows how far EC prices in a single town can move in a little over three years, and the land-rate ladder (S$659, S$721, S$768 psf ppr) shows where much of that move started.

Tenet's catch is that its MRT station, Tampines North on the Cross Island Line, is not scheduled to open until around 2030. Rivelle's station is open today. Buyers in 2022 paid for a future station; buyers in 2026 paid for an existing one. When Tenet reaches MOP around 2031, its resale pricing will tell us what the market pays for a Tampines EC with a newly opened station, and that figure will be the most relevant benchmark Rivelle owners have before their own MOP in 2035.

What 92.5 percent in a weekend tells you

Sell-through at an EC launch is driven by eligibility as much as by demand. Only households within the S$16,000 income ceiling, with the right citizenship composition and no private property in the previous 30 months, can book. The ballot and the first-timer quota (at least 70 percent of units are reserved for first-timer families in the first month) shape who gets in.

Against that, 529 units in a weekend means two things. The quantum was within reach of the target buyer: a dual-income household at S$14,000 to S$16,000 a month can service a loan on a S$1.6 million to S$2.0 million unit under the 30 percent Mortgage Servicing Ratio with a 30-year tenure, especially with the deferred payment scheme pushing the loan to TOP. And the alternatives in the east were thin: by March 2026 Aurelle had sold out, Tenet had sold out, and the private condos nearby were asking S$2,100 psf and above.

The 43 units that went to a second ballot in April were, from what buyers reported, mostly the higher-quantum five-bedders and the top-floor four-bedders. That is normal: the last units at any EC launch are the ones with the largest absolute price, because the income ceiling caps how much the eligible pool can borrow.

What this means if you missed the ballot

If you are on the waitlist. A bounce unit is re-released at the developer's price at the time. Based on how other sold-out ECs have handled returns, expect a price at or slightly above the original list price for that unit, not a discount. The bounce units article explains how the process works.

If you are planning for resale. Rivelle's earliest resale window opens five years after TOP, so around mid-2035. The most informative data before then will be Aurelle's resale prices from about 2033 and Tenet's from about 2031. A rough way to think about it: resale ECs in mature estates have historically traded at a discount to nearby private condos that narrows as the EC approaches privatisation at year ten. Where Rivelle lands depends on where Pinery Residences and the other private launches in Tampines West are trading in 2035, which nobody can forecast with confidence today.

If you want a new EC now. The projects currently launching are listed on the other EC launches module on this site, fed from singaporeec.sg. Compare their launch psf with Rivelle's S$1,893 figure, but adjust for location and station access before concluding anything.

A note on sources

Unit counts, sizes and dates come from the developer's brochure. Sales figures come from EdgeProp's reporting of the developer's launch results and URA caveat data, and land rates from the published tender results. The price page carries each figure with its source and date.