Share this article
Remember the May 2018 frenzy surrounding a rainbow of BTO options in Tampines North? We're talking Tampines GreenVines, that BTO with the spooky-looking red lift lobby colourful blocks and rooftop gardens. Well, fast forward five years (with a slight detour due to delays) and those vibrant blocks are now bustling with life.
But before you, potential resale buyers, start picturing yourself picnicking on a sky garden or swinging on a rainbow balcony, let's take a step back and delve into the story of this verdant BTO haven.
Born from the trusted hands of HDB in 2018, Tampines GreenVines promised a refreshing escape from the city's concrete sprawl. Nestled amidst the greenery of Tampines North and a four-minute drive from Tampines IKEA, it offered a 99 year leasehold haven (not quite freehold, but hey, who needs forever when you have lush landscapes?) amidst a growing community.
Of course, the journey wasn't always smooth sailing — the initial estimated completion date of January 2023 got delayed gracefully morphed into the later half of the year.
But patience, as they say, is a virtue, and by July 2023, owners of those blue, red and yellow blocks finally made their way into their rightful homes. And as they settle in, a pertinent question arises for future buyers: how promising is Tampines GreenVines as a resale option?
Tampines GreenVines BTO Review (Summary Table)
| Tampines GreenVines | BTO Details |
|---|---|
| Estimated TOP date | January 2023 |
| Actual TOP date | July 2023 |
| Location | 640A Tampines Street 62, Singapore 521640.Bounded by Tampines Street 62 and Tampines North Drive 2 |
| MOP date | July 2028 |
| Room types | 3-room, 4-room, and 5-room units |
| Launch price | 3-Room: $210,000 - $278,0004-Room: $312,000 - $441,0005-Room: $422,000 - $587,000 |
| Total units | 1,271 |
| Tenure length | 99 years |
| Number of blocks | 11 |
| Highest floor | 14 |
| Amenities | Within estate: Playgrounds, fitness corners, BBQ pits, sky gardensNearby: Community centre, childcare centres, medical clinics, parks, Tampines Regional Library, shopping malls |
| Schools | Poi Ching School (1.7km)Tampines North Primary School (1.4km)Gongshang Primary School (1.7km)Elias Park Primary School (1.9km)Tampines Primary School (2.2km)United World College (2.2km)Dunman Secondary School (2.3km)St Hilda's Primary School (2.5km) |
| MRT | Pasir Ris MRT, Tampines MRT, Tampines North MRT (future) |
| Bus services | Multiple bus stops located within the vicinity serving various routes throughout Tampines and beyond |
*Information from 99.co, Propertyguru, and other property listing websites is accurate as of time of writing.
Tampines GreenVines BTO artist's impression. Image HDB
Tampines GreenVines BTO Price
Price Analysis and Comparisons
Now, we’ll dive into the financial potential of Tampines Greenvines, comparing it to nearby BTOs and condos with prices from SRX and 99.co.
Tampines GreenVines BTO launch prices:
- 3-Room: $210,000 - $278,000
- 4-Room: $312,000 - $441,000
- 5-Room: $422,000 - $587,000
Current Resale Prices (Estimated)*:
- 3-Room: $450,000 - $550,000
- 4-Room: $600,000 - $750,000
- 5-Room: $800,000 - $1,000,000
Current Rental Prices (Estimated)*:
- 3-Room: $2,500 - $3,000 (monthly rental yield ~4.0%-5.0%)
- 4-Room: $3,500 - $4,200 (monthly rental yield ~3.5%-4.5%)
- 5-Room: $4,500 - $5,500 (monthly rental yield ~3.0%-4.0%)
While estimated resale prices suggest significant profit potential compared to launch prices, it's crucial to remember these are estimations. Actual resale prices can fluctuate based on market conditions, individual unit characteristics, and negotiation outcomes.
Tampines GreenVines BTO road view. Image Google Maps
Similar BTOs in Tampines
To provide a more specific context, let's examine recent resale prices for similar BTOs in Tampines.
- Tampines GreenCourt (launched Nov 2017): Resale prices* for 3-room units range from $430,000 to $520,000, 4-rooms from $580,000 to $730,000, and 5-rooms from $750,000 to $950,000, with rental yields averaging around 4.5%-5.0%.
- Tampines GreenDew and Tampines Foliage (launched Feb 2018): Resale prices* for 3-room units range from $480,000 to $580,000, 4-rooms from $620,000 to $780,000, and 5-rooms from $800,000 to $1,000,000, with rental yields averaging around 4.0%-4.5%.
These comparisons suggest that Tampines GreenVines BTO aligns with the positive price trends of recent BTOs in the area, indicating a promising investment with potential for attractive resale prices.
Condos in Tampines
While condos in Tampines generally offer higher rental yields (around 3.5%-4.0%), it's important to consider their higher purchase prices and potentially slower price appreciation compared to newer BTOs.
For example:
- Park Place Residences (completed 2006): Resale prices* for 3-room units range from $700,000 to $820,000, 4-rooms from $850,000 to $1,000,000, and 5-rooms from $1,100,000 to $1,400,000.
- Tampines Trilliant (completed 2014): Resale prices* for 3-room units range from $800,000 to $900,000, 4-rooms from $950,000 to $1,100,000, and 5-rooms from $1,200,000 to $1,500,000.
Tampines GreenVines BTO is a 10-minute cycle to Tampines East MRT Station. Screengrab from Google Maps
Tampines GreenVines BTO Location
Multiple bus stops are just outside the development, connecting residents to various destinations in Tampines, Changi Airport, Orchard Road, and beyond.
Residents can look forward to direct MRT access upon the opening of Tampines North MRT Station within walking distance, scheduled to open in 2029. This station lies on the Cross Island Line (CRL) and will integrate with the Tampines North Bus Interchange, creating a convenient transport hub. In the meantime, Tampines MRT Interchange, serving both the Downtown Line (DTL) and East-West Line (EWL), remains the nearest station within a 12 minute bus ride.
For drivers, the development enjoys proximity to major expressways like Tampines Expressway (TPE) and Pan-Island Expressway (PIE). A quick drive via TPE leads to Changi Airport, while the PIE offers a convenient connection to the CBD and Orchard Shopping Belt within around 25 minutes.
Amenities
Residents have access to a range of amenities within walking distance, including:
- Playgrounds and fitness corners
- Community centre and childcare centres
- Medical clinics and retail stores
- Schools: Coral Primary School and East View Secondary School are both within 1km
- Future developments: Upcoming shopping malls and other developments in the area will further enhance convenience
Other Nearby Amenities:
- Tampines Town Hub and Tampines Central
- Century Square Tampines
- Tampines Regional Park
- Pasir Ris Park
- Changi Airport
- White Sands Mall
- Tampines 1
- Various neighbourhood parks
- And much more…
However, there are still some current potential drawbacks to consider.
No immediate MRT access. Currently, residents need to take a bus to reach the nearest MRT station (Tampines MRT or Pasir Ris MRT). That MRT problem is worsened by the limited retail within walking distance. While basic amenities are available, residents might need to travel for a wider variety of shops and restaurants.
Also, construction noise. The development of Tampines North MRT and other projects in the area may cause temporary noise disturbance.
Overall, Tampines GreenVines BTO enjoys a convenient and well-connected location within Tampines North. While immediate access to the nearest MRT might require a bus ride, the future opening of Tampines North MRT, along with existing bus services and proximity to various amenities, make it a desirable place to live for future resale owners.
Tampines GreenVines BTO site plan. Image HDB
Tampines GreenVines Feng Shui
Now, I’m not an expert in HDB BTO Feng Shui, but here’s what I’ve gathered via websites such as www.geomancy.net.
Tampines lies on the Eastern Dragon, considered auspicious and associated with talent, leadership, and prosperity. This is generally regarded as positive for residents. The proximity to Tampines Eco Park and Sungei Tampines provides a favourable presence of the water element, promoting calmness, flow, and adaptability.
Some sources warn about roads and slips roads acting like water courses that can affect the energy flow. While Tampines GreenVines isn't directly next to major roads, consider potential impacts from surrounding smaller roads.
Favourable Units and Stacks
- South-facing units: Generally preferred for capturing yang energy and warmth. However, be mindful of direct afternoon sun in hotter months.
- Unblocked views: Unobstructed views of nature, like the park or green spaces, are considered auspicious and promote positive energy.
- Avoid corners: Units at corners of buildings can be exposed to conflicting energy flows, so prioritise units located further inwards.
- Floor levels: Some schools of feng shui emphasise specific floor numbers as auspicious, while others focus on individual unit layouts. This needs further research based on your preferred approach.
The internal layout of the apartment, including room placement, door positions, and windows, plays a significant role in feng shui. Consulting a feng shui practitioner for a detailed analysis based on your specific unit is recommended.
Ultimately, the most favourable feng shui arrangement depends on your individual needs and goals. What brings one person harmony might not be ideal for another.
Tampines GreenVines BTO Floor Plan
Lower floors are more convenient for access and potentially cooler, but may receive less light and have noise concerns from the ground floor. Higher floors boast panoramic views, brighter, and quieter, but potentially more expensive and further walk-up if lifts are unavailable. Corner units have more privacy and potentially additional windows, but potentially less usable space and possibly exposed to two sides of the elements.
When it comes to the stack layout, consider potential noise from neighbouring units, proximity to desirable or undesirable amenities like garbage chutes, and access to natural light and ventilation. For all Tampines GreenVines BTO floor plans, click here.
There are three unit types in the Tampines GreenVines BTO project, namely 3-room, 4-room, and 5-room. Nope, no 2-room, and no 3-Gen flats over here.
Tampines GreenVines BTO 3-room floor plan. Image HDB
3-Room (743 sq ft/ 69 sq m)
The 3-room layout at Tampines GreenVines is very straightforward. Step through the entrance, your bomb shelter is tucked away on the left, freeing up the kitchen and living areas' walls. You get a total floor area of 69 sqm, and an internal floor area of 66sqm.
Tampines GreenVines 4-room floor plan. Image HDB
4-Room (1001 - 1033 sq ft/ 93 - 96 sq m)
When it comes to the 4-room flats in Tampines GreenVines, you're up for some studying. There are four main types of floor plans available. The biggest difference in all of them is the bomb shelter's placement. If you prefer an airy, open-concept interior design, you will definitely prefer the bomb shelter to be housed within the kitchen - this placement frees up a lot of living space.
- 4-Room 93 sqm (bomb shelter within kitchen)
- 4-Room 93 sqm (bomb shelter by entrance)
- 4-Room 96 sqm (bomb shelter within kitchen)
- 4-Room 96 sqm (bomb shelter by entrance)
Tampines GreenVines BTO 5-room floor plan. Image HDB
5-Room (1216 - 1249 sq ft/ 113 - 116 sq m)
Similar to the 4-room units, there are many variations of the 5-room floor plan within Tampines GreenVines. The biggest difference is the bomb shelter placement, and an extra 3sqm balcony.
- 5-Room 113 sqm (bomb shelter within kitchen)
- 5-Room 113 sqm (bomb shelter by entrance)
- 5-Room 116 sqm (bomb shelter within kitchen)
- 5-Room 116 sqm (bomb shelter by entrance)
Tampines GreenVines BTO red mailboxes. Image from Google Maps
Tampines GreenVines BTO Review
Overall, Tampines GreenVines BTO shines as a perfect fit for newly weds and young families seeking an affordable, comfortable, and family-friendly living environment.
Tampines GreenVines BTO could be suitable for you, especially if you are looking for affordability. Compared to resale condos, BTOs offer a more affordable entry point into homeownership, which can be helpful for young couples building their financial foundation. Schools, playgrounds and shared community spaces are plentiful, creating a welcoming environment for families with children and provides a nurturing environment for your family to grow.
Tampines Eco Park and proximity to other lush green areas offer a refreshing escape from urban hustle. A range of shops, restaurants, and recreation facilities are readily available within walking distance. However, you need to be okay with waiting until 2029 for Tampines North MRT — for now, you’ll just have to commute to nearby places for a wider variety of shopping, entertainment and food, which might be troublesome.