Market Math
Aurelle of Tampines EC — 90% Sold on Day 1 at $1,766 PSF
Feb 16, 2026
The headline: Sim Lian's 760-unit Aurelle of Tampines sold 682 units (90%) on its March 8, 2025 launch day at an average of $1,766 psf — the strongest EC launch since Hundred Palms in 2017. All 4-bedroom and 5-bedroom units sold out. The project hit 100% sold by April 12. At $1.42M for a 3-bedder, ECs are now firmly in “million-dollar” territory — but still 20-30% cheaper than equivalent private condos. For HDB upgraders, the EC route just became the most interesting math in town.
The launch numbers
| Detail | Value |
|---|---|
| Developer | Sim Lian Group |
| Total units | 760 |
| Launch day sales | 682 (90%) |
| Average PSF | $1,766 |
| PSF range | $1,651 – $1,789 |
| 100% sold by | Apr 12, 2025 |
| Location | Tampines Street 62 |
| Lease | 99 years |
| Nearby MRT | Tampines North (Cross Island Line) |
Source: URA caveats, EdgeProp, developer announcements.
Price by unit type
| Unit Type | Size | From | PSF | Launch Day |
|---|---|---|---|---|
| 3-bedroom | 840 sqft | $1.42M | $1,687 | 84% sold |
| 4-bedroom | 1,023 sqft | $1.69M | $1,651 | 100% sold |
| 5-bedroom | 1,356 sqft | $2.26M | $1,665 | 100% sold |
The 30% second-timer quota was fully taken up by midday on launch day.
EC vs private condo — the price gap
The reason ECs sell out: they're 20-30% cheaper than equivalent private condos in the same area. Aurelle averaged $1,766 psf. New private condos in OCR (suburban) averaged $2,154 psf in 2025. That's a $388 psf gap — or about $310K less on an 800 sqft unit.
The catch: ECs come with a 5-year MOP (you can't sell to anyone) and only fully privatise after 10 years (when anyone, including foreigners, can buy). For upgraders who plan to live there 10+ years, this is irrelevant. For flippers, it's a dealbreaker.
| Comparison (800 sqft) | EC (Aurelle) | OCR New Launch | Difference |
|---|---|---|---|
| PSF | $1,766 | $2,154 | -18% |
| Quantum | $1,413K | $1,723K | -$310K |
| BSD | $32,120 | $44,760 | -$12,640 |
| Down payment (25%) | $353K | $431K | -$78K |
| Monthly (25yr, 3.5%) | $5,300 | $6,460 | -$1,160 |
| Income needed (TDSR) | $11,200 | $13,600 | -$2,400 |
| MOP | 5 years | None | EC restriction |
| Full privatisation | 10 years | Immediate | EC restriction |
BSD calculated on full quantum. Monthly at 75% LTV, 25-year tenure, 3.5%. TDSR at 4% stress test, 55% cap, no other debts.
EC eligibility — can you even buy one?
New ECs have strict eligibility criteria. The two biggest hurdles:
| Requirement | Rule |
|---|---|
| Income ceiling | $16,000/month |
| Citizenship | At least 1 Singapore Citizen |
| Existing property | Must sell HDB/DBSS within 6 months of EC TOP |
| Loan | Bank loan only (no HDB loan) |
| Down payment | 25% (5% cash + 20% CPF) |
| Grant | Up to $30,000 (Family Grant) |
The $16K income ceiling is the critical number. If your combined household income exceeds this, you're locked out of new EC launches. Your only EC option would be resale ECs (after their 5-year MOP), which have no income ceiling but also no grant.
Upgrade math: $550K HDB to Aurelle-class EC
Typical HDB upgrader scenario: couple selling a 4-room HDB at $550K. CPF used $180K, loan outstanding $120K, combined income $14K/month.
| Step | Amount |
|---|---|
| HDB sale price | $550,000 |
| Loan repayment | -$120,000 |
| CPF refund (principal + accrued interest) | -$225,000 |
| Agent + legal fees | -$14,000 |
| Cash in hand | ~$191,000 |
| CPF OA (after refund) | ~$225,000 |
Now targeting a $1.42M EC (3-bedroom, Aurelle-equivalent):
| Cost Item | Amount | Source |
|---|---|---|
| Down payment (25%) | $355,000 | CPF $225K + Cash $130K |
| BSD | $32,800 | Cash |
| Legal fees | $3,500 | Cash |
| Total cash needed | $166,300 | |
| Cash in hand from HDB sale | $191,000 | |
| Cash remaining | +$24,700 | For reno/moving |
| Monthly | Amount |
|---|---|
| Mortgage (75% LTV, 25yr, 3.5%) | $5,320 |
| Combined CPF OA contribution (~$1,400) | -$1,400 |
| Cash out of pocket | ~$3,920/mo |
| Ratio to gross income ($14K) | 28% |
| TDSR check (at 4% stress) | Pass (38%) |
The verdict: a $550K HDB can stretch to a $1.42M EC — barely. You'll have ~$25K left for renovation, which is tight for a new condo. The monthly cash outlay of $3,920 is manageable at $14K income but leaves limited buffer. If your HDB sells above $600K, the math gets comfortable.
Calculate your exact HDB sale proceeds | Mortgage calculator
What's coming next — EC pipeline for 2026
More EC supply is on the way. Rivelle at Tampines Street 95 (~560 units) is expected to launch in Q1 2026, with land cost at $768 psf ppr — suggesting selling prices around $1,700+ psf. Other EC sites in Tengah and other locations are also in the pipeline.
If you missed Aurelle, you're not out of options. But with each new EC setting a higher price benchmark, waiting doesn't guarantee cheaper. The EC income ceiling ($16K) hasn't moved since 2019 while prices have surged — if your income is close to the ceiling, that's the real ticking clock.
Can you afford the EC jump?
Enter your HDB value, CPF usage, income, and target EC price. See the full picture — cash at closing, monthly payment, and whether TDSR passes.
Run My NumbersRelated
Published Feb 16, 2026. Sales data from URA caveats and developer announcements via EdgeProp. EC eligibility rules from HDB. Upgrade math is illustrative — use our calculators for your exact numbers. This is market commentary, not financial advice.
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