Citylife@tampines
Citylife@tampines is an executive condominium in District 18 (Tampines / Pasir Ris), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,667 psf from 31 sales.
At a glance
- District
- District 18 (Tampines / Pasir Ris)
- Region
- Outside Central Region
- Type
- Executive Condominium
- Tenure
- 99-year lease from 2012, about 85 years left
- Completed
- 2016, about 10 years old
What the prices say
The median home in Citylife@tampines sold for S$2,000,000: the middle of 31 sales in the 12 months to August 2026.
That is well above the middle condo project in District 18 (Tampines / Pasir Ris), which sold at S$1,407 psf across 41 projects: about 18% higher. By price per square foot it ranks 8th of the 40 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,106 psf in 2021 (71 sales) and S$1,681 psf in 2026 so far (22 sales), up about 52%. The highest year in the record was 2025 at S$1,593 psf.
Higher floors sold for more here: floors 11 to 15 at S$1,684 psf against S$1,539 psf on floors 1 to 5, about 9% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,631 psf, 1,200 to 1,499 sq ft at S$1,622 psf and 1,500 sq ft and over at S$1,178 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 18 (Tampines / Pasir Ris) whose median over the last 12 months is closest to Citylife@tampines' S$1,667 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,729 psf, so Citylife@tampines sold a little below it: about 4% lower.
| Project | Median price per sq ft | Sales |
|---|---|---|
| Citylife@tampines | S$1,667 psf | 31 |
| Coco Palms | S$1,703 psf | 49 |
| The Tapestry | S$1,729 psf | 43 |
| The Tampines Trilliant | S$1,744 psf | 52 |
What sells here
31 homes sold in the last 12 months, down from 32 in the 12 months before.
The most common size was 900 to 1,199 sq ft, with 26 of the 63 sales in the last 24 months.
None of the 63 sales in the last 24 months were first sales of new units: all 63 were resales.
The first new sale in our records was in February 2013.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,700 a month (41 contracts). The district's median across every contract was S$3,600, so rents here ran well above it: about 31% higher.
Over the 24 months the median rent was S$4,600 (79 contracts), about the same as the latest 12 months, within 3%.
By bedrooms: 3 bedrooms S$4,500 (34) and 4 or more bedrooms S$5,500 (6). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (29 rentals and 13 resale or sub-sale transactions) gives a gross yield estimate of 2.8%: a median rent of S$4,500 a month against a median price of S$1,960,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 2 size ranges the estimate runs from 2.8% to 2.8%.
1,200 to 1,499 sq ft: 2.8% (rent S$5,000 a month, price S$2,172,500).
Age and lease
23 other projects in District 18 (Tampines / Pasir Ris) were completed within 5 years of Citylife@tampines and have a price. Their middle price was S$1,468 psf, so Citylife@tampines sold noticeably above projects of a similar age: about 14% higher.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Citylife@tampines. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Citylife@tampines?
S$1,667 psf in the 12 months to August 2026, from 31 sales. For the median home that is S$2,000,000.
How many homes sold in Citylife@tampines?
31 in the last 12 months and 63 in the last 24 months, across all sale types.
What do homes in Citylife@tampines rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,700 a month, from 41 contracts.
What is the rental yield in Citylife@tampines?
Between 2.8% and 2.8% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Citylife@tampines?
It is a 99-year lease from 2012, which leaves about 85 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,667 psf | S$2,000,000 | 31 |
| Last 24 months | S$1,620 psf | S$2,000,000 | 63 |
| Last 5 years | S$1,322 psf | S$1,750,000 | 162 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,106 psf | 71 |
| 2022 | S$1,225 psf | 39 |
| 2023 | S$1,300 psf | 20 |
| 2024 | S$1,457 psf | 29 |
| 2025 | S$1,593 psf | 31 |
| 2026 (to August) | S$1,681 psf | 22 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,539 psf | 19 |
| Floors 6 to 10 | S$1,646 psf | 26 |
| Floors 11 to 15 | S$1,684 psf | 18 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,631 psf | 26 |
| 1,200 to 1,499 sq ft | S$1,622 psf | 26 |
| 1,500 sq ft and over | S$1,178 psf | 8 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Citylife@tampines, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,700 a month | 41 |
| Last 24 months | S$4,600 a month | 79 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | Under 5 contracts | 1 | Under 5 contracts |
| 3 bedrooms | S$4,500 a month | 34 | S$4,500 a month |
| 4 or more bedrooms | S$5,500 a month | 6 | S$5,500 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 18 (Tampines / Pasir Ris)
- Rents for every district, by size
- Rent against price for Citylife@tampines, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Citylife@tampines, with a likely range and the recent sales behind it. Sign in is free.
Open Citylife@tampines in Condo AtlasOther condos in District 18 (Tampines / Pasir Ris)
- Coco Palms
- D'Nest
- Double Bay Residences
- Eastpoint Green
- Eastvale
- Elias Green
- Livia
- Melville Park
- Modena
- My Manhattan
- Nv Residences
- Oasis @ Elias
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.