Rivelle Tampines Review (2026 Edition)

If you are currently navigating the Singapore property market, specifically the Executive Condominium (EC) segment, you are likely acutely aware of the supply-demand imbalance. The launch of Rivelle Tampines is not just another new launch; it represents a strategic injection of inventory into a mature estate that has been starved of new EC options.

This review is not a sales brochure. It is a technical and financial breakdown of the project. We will dissect the floor plans, analyze the site orientation, scrutinize the location beyond the marketing maps, and evaluate the entry price against the backdrop of the broader District 18 market. The objective is to provide you with the data required to determine if this asset fits your family’s progression timeline.

The Macro Argument – Why This Project, Why Now?

Before we look at the pool size or the tiles, we must address the “Elephant in the Room”: The Price Gap.

In the current market, the primary driver for purchasing an EC is the disparity between the land cost of the EC and the land cost of surrounding private condominiums. This is your safety net.

The Land Cost Data: Rivelle Tampines (Tampines Street 95) was secured at a land rate of approximately $768 psf ppr. To understand the value here, you must look at the immediate neighbor. The private residential plot at Tampines Street 94 (Mixed Development) was sold for over $1,004 psf ppr.

The “Shiny Object”: The shiny object here isn’t the marble flooring; it is the $236 psf gap in land cost alone. When you factor in construction margins and developer profit, the launch price of Rivelle (estimated in the $1,4xx to $1,5xx psf range) will likely sit $500 to $700 psf lower than the future launch at Street 94.

By purchasing Rivelle, you are effectively buying into the same location infrastructure, the same MRT line, and the same school network as the future mixed-development buyers, but at a ~25-30% discount. This structural price buffer is what historically protects EC owners during market downturns and fuels capital appreciation once the 5-year Minimum Occupation Period (MOP) is over and the development becomes semi-private.

Location Analysis – The “Tampines West” Enclave

When buyers hear “Tampines,” they often visualize the frantic energy of Tampines Central (the malls, the bus interchange, the crowd). Rivelle is located in Tampines West, which offers a distinctly different living proposition.

The Connectivity Matrix

The project is situated a confirmed 5-minute walk to Tampines West MRT (Downtown Line).

• The Downtown Line Advantage: Unlike the East-West Line, the Downtown Line (DTL) connects you directly to the financial district (Downtown Station, Telok Ayer) and the Newton/Bugis corridor without the need to switch trains. For working professionals, this is a massive efficiency upgrade.
• Highway Access: The site sits near the confluence of the PIE and TPE. While this offers excellent connectivity to Changi Airport and the City, buyers in blocks facing the expressways should be mindful of potential road noise, though the developer has likely mitigated this with setback distances and landscape buffers.

The Lifestyle Ecosystem

This location is technically closer to the Bedok Reservoir lifestyle cluster than the Tampines Central retail cluster.

• Nature & Recreation: You are within walking distance of Bedok Reservoir Park. For families who prioritize cycling, kayaking, or evening runs over immediate proximity to a cinema, this location scores highly.
• The SAFRA Factor: The development is practically neighbors with SAFRA Tampines. This acts as an extension of your condo facilities—swimming pools, bowling, badminton courts, and enrichment centers are literally next door.
• Retail: While you don’t have a mega-mall downstairs, you are a 5-minute walk to the upcoming Pinery Mall (integrated with an early childhood facility) and the existing amenities at Tampines West. You are not isolated; you are just removed from the congestion.

Site Plan & Architectural Concept

Sim Lian Group has opted for a design philosophy described as “Shaped by Water.” While marketing themes can often be ignored, this one dictates the site layout in a practical way.

Density and Spacing

The project comprises 11 blocks ranging from 12 to 14 storeys, totaling 572 units.

• The 30/70 Split: The site coverage is approximately 30% building footprint, leaving 70% for landscaping and facilities. In an era where developers often maximize GFA to the edges of the setback lines, retaining 70% of the land for pools, pathways, and greenery is a significant “livability” feature.
• Block Orientation: Most blocks are oriented North-South or tilted slightly to minimize direct West sun exposure. The blocks are staggered to create wind corridors, utilizing the natural breeze from the nearby reservoir and quarry areas.

The Facilities Highlights

With 572 units, the facility-to-resident ratio is healthy.

• 50m Lap Pool: A standard for serious swimmers, centrally located on the landscape deck.
• Double Sports Courts: Rivelle includes both a full-sized Tennis Court and a Pickleball Court. This is a smart move. Tennis courts are space-guzzlers and are often the first thing cut in modern condo designs. Retaining a full court adds long-term resale value, while the addition of pickleball caters to current sporting trends.
• The Clubhouse: A triple-story structure (approx. 3,500 sqm) that houses co-working spaces, a gym, and function rooms. The multi-level design allows for segregation of activities—quiet work zones upstairs, active zones downstairs.

Rivelle Tampines Schematic Diagram

Section 4: Forensic Floor Plan Analysis

This is where the real value of a property is determined. Sim Lian is famous for “efficient layouts,” but what does that actually mean at Rivelle? Let’s break down the specific unit types and uncover the structural advantages.

The “Hidden” Structural Advantages (All Units)

Before looking at specific bedrooms, there are three massive structural wins in this development that many buyers might miss:

1. Non-Strata AC Ledges: In many private condos, the air-con ledge is part of your strata area—meaning you pay $1,500+ psf for a concrete slab you cannot stand on. At Rivelle, the AC ledges are excluded from the strata area. You are paying 100% for usable internal space. This effectively lowers your “true” psf cost compared to competitors.
2. Flexible Walls (PPVC): The construction utilizes PPVC (Prefabricated Prefinished Volumetric Construction). While often criticized for being rigid, Rivelle’s implementation allows for specific non-structural walls between bedrooms and the living area to be hacked. This flexibility allows you to combine bedrooms or enlarge the living room, catering to different life stages.
3. Natural Ventilation: Every unit type—including the smaller ones—features windows in the bathrooms and kitchens. There are no mechanical ventilation fans. This is critical for preventing mold in Singapore’s humid climate and reducing long-term maintenance costs.

Type C1P: 3-Bedroom Premium (883 sqft)

The Target: Young families or HDB upgraders looking for an entry-level condo without compromising on function.

• The Layout: This is a “Portrait” layout (living and dining arranged vertically).
• The Kitchen: It is fully enclosed with a window. This is rare for sub-900 sqft units in the private market, which often feature open-concept kitchenettes.
• The “Shiny Object” – Localized Yard: Sim Lian has removed the traditional, space-wasting “Yard” room. Instead, they have integrated a washer/dryer niche and placed the Household Shelter (HS) to open directly into the hallway.
  • Why this works: The HS becomes a functional pantry or storage room accessible from the main living area, rather than being tucked inside the kitchen.
• Bedrooms: The Master Bedroom fits a King-size bed plus two side tables. Common bedrooms fit Queens comfortably. This adherence to “livable dimensions” is a Sim Lian trademark.

Type C2S: 3-Bedroom Premium + Study (926 sqft)

The Target: Families requiring a Work-From-Home setup or a helper’s sleeping area.

• Efficiency: Gaining a study area for only 43 additional sqft over the C1P represents high efficiency.
• The Study: The study is positioned near the living area. It is flexible—it can be walled up for a home office, or the wall can be removed to create a wider living room.
• The Balcony: The living room extends into the balcony, and with the option to install balcony screens (at owner’s cost), this becomes an extended indoor-outdoor living space.

Type D3F: 4-Bedroom Flexi (1,184 sqft)

The Target: The “Sweet Spot” for upgraders. This unit offers the luxury of space without the price tag of the 5-bedroom.

• The “Landscape” Layout: Unlike the 3-bedders, this unit features a wide, horizontal living and dining hall. This allows for more light penetration and makes the unit feel significantly larger than its square footage.
• The “Flexi” Room: This is the layout’s crown jewel. Situated next to the living room, it is a versatile space.
  • Usage 1: Enclose it with glass for a “fishbowl” study or playroom, keeping visual connectivity with the living room.
  • Usage 2: Hack the wall to create a massive Grand Living Room.
  • Usage 3: Use it as a proper guest bedroom.
• Kitchen: It introduces a Dry and Wet Kitchen concept. The Dry Kitchen island serves as a breakfast counter and entertaining space, shielding the heavy cooking area in the back.

Type E1: 5-Bedroom (1,378 sqft)

The Target: Multi-generational families.

• Junior Master: This unit features a secondary Master Bedroom (Junior Master) with an ensuite bath. It is situated away from the main Master, providing privacy for in-laws or an older child.
• Zoning: The layout effectively creates three zones: The Master Zone, the Junior Master Zone, and the Common Bedroom Zone. This separation is crucial for maintaining harmony in a large household.
• Kitchen: An extensive dry kitchen countertop allows for buffet-style hosting.

The “Analysis Insights” – What You Won’t Find in the Brochure

This section addresses the hidden details, potential risks, and strategic insights that are not explicitly stated in the marketing factsheets but are “good to know” for a savvy buyer.

1. The “Future Neighbor” Opportunity & Risk

Looking at the URA Master Plan, the site immediately adjacent to Rivelle (Site reserved for Health & Medical Care) suggests a future hospital or polyclinic.

• The Risk: Ambulance noise and higher traffic density in the future.
• The Opportunity: A massive tenant pool. Doctors, nurses, and medical professionals are A-grade tenants. If you plan to hold this property past the 5-year MOP, the rental demand from this future medical hub could be significant, effectively future-proofing your rental yield.

2. The Glass Railing Implication

Rivelle uses glass railings for balconies.

• Insight: Aesthetically, this looks premium and maximizes the view. However, buyers should know that glass railings require more maintenance (cleaning water spots) than vertical metal bars. Furthermore, if you are afraid of heights or have very young children, the visual transparency can be daunting, though structurally safe. You cannot change this facade.

3. The “No Fridge” Provision

In the “Provisions” list, you will notice that a washer-cum-dryer is provided (Samsung brand), but the Fridge is NOT provided.

• Insight: This is actually a positive for genuine homeowners. Developer-provided fridges are often small, built-in integrated models that are expensive to replace and have low capacity. By leaving this empty, Sim Lian allows you to buy the 2-door distinct fridge that a family actually needs. It saves you the hassle of ripping out a built-in cabinet later.

4. The Balcony Screen Cost

The brochure mentions “Approved Balcony Screen.”

• Insight: These are not installed by the developer. If you want to enclose your balcony to make it “indoor space,” you must pay for this yourself after key collection. Based on current market rates for Ziptrak or aluminium sliding screens, you should budget an additional $3,000 – $6,000 depending on the balcony size.

5. Maintenance Fee “Sweet Spot”

With 572 units, Rivelle sits in the “Goldilocks” zone for maintenance fees. It is large enough to share the costs of the 50m pool and tennis court efficiently, but not so large (1000+ units) that the facilities become overcrowded.

• Insight: Expect maintenance fees to be competitive, likely in the range of $350 – $400 for smaller units, which is lower than many boutique private condos.

6. The Deferred Payment Scheme (DPS) Advantage

While not a “secret,” the strategic use of DPS is often misunderstood.

• Insight: For HDB upgraders, DPS allows you to pay a 20% downpayment now and nothing else until TOP (approx. 2029). This means you can continue living in your HDB, service your current HDB loan, and not pay rent.
• The Math: If you had to rent for 3 years while waiting for a BTO or private condo construction, at $4,000/month, that is $144,000 in “dead money.” The DPS scheme effectively saves you this cost, which should be factored into your net purchase price calculation. Note that selecting DPS usually incurs a slightly higher purchase price (approx 3%) compared to the Normal Payment Scheme, but for many, the cash flow management is worth the premium.

Section 6: Financial Analysis & Exit Strategy

Who will buy your unit in 10 years?

1. The HDB Upgrader Pool: Tampines has one of the largest stocks of 5-room and Executive Maisonette HDBs in Singapore. Many of these flats are reaching high valuations (some crossing the $1M mark). When these owners sell, they want to stay in Tampines but upgrade to a condo. Rivelle will be the newest, most modern option available to them in the resale market.

2. The “Sandwich Class” Crisis: Private condo prices in the Outside Central Region (OCR) are currently transacting at $2,100 – $2,300 psf. A 1,000 sqft unit costs $2.3M. Families earning $14k – $16k cannot afford a $2.3M home comfortably, but they are disqualified from BTOs. Rivelle caters exactly to this demographic. By entering at ~$1,500 psf, you are locking in a price that is manageable for this income bracket. When you sell in the future, your price ceiling is naturally lifted by the rising prices of the surrounding private condos.

3. The Resale Levy Consideration: If you are a “Second Timer” (you have bought a subsidized HDB or EC before), you must pay a Resale Levy (up to $55,000) in cash. This is a crucial calculation to make before committing. However, remember that first-timers get up to $30,000 in CPF Housing Grants, which offsets the entry cost.

Conclusion: The Verdict

Rivelle Tampines is a textbook example of a “safe” asset progression vehicle. It does not try to be a luxury Orchard Road residence with concierge services and gold taps. Instead, it doubles down on what matters to the mass-market family segment: Efficiency, Ventilation, Low Entry Price, and Connectivity.

The project removes the “fat” (strata AC ledges, oversized hallways) and gives you “meat” (livable bedrooms, flexible walls, enclosed kitchens).

The Final “Shiny Object” Move: The real shiny object isn’t the development itself; it is the Timeline. By buying Rivelle in 2026, you are freezing your price based on a 2024 land bid. You are bypassing the inflation of land costs that has already occurred in the neighboring plots. You are waiting out the construction period while your asset value is theoretically being pulled up by the launch of higher-priced private condos next door.

For the family looking for a home that doubles as a disciplined savings plan with a high probability of capital appreciation, Rivelle Tampines is currently one of the most logical buys in the East.

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Disclaimer: This review is for educational purposes and provides a factual analysis based on available planning data. It does not constitute financial advice. Property investments carry risks, and buyers should perform their own due diligence regarding eligibility and loan servicing capabilities.