Rivelle Tampines Has Cleared 75.5% Of Its 572 Units — But Only 23 Of Them In The Past Three Months

A project can look fast and slow at the same time, depending on which month you read. Rivelle Tampines is one of those cases: three-quarters of the development is spoken for, and yet the last quarter of sales would fit in a small function room.

According to URA Data Service caveat records, the 572-unit, 99-year leasehold project in District 18 has recorded 432 developer sales since March 2026, at an overall median of $1,933 psf. That is 75.5% of the project. Of those 432 caveats, 23 were lodged in the three months to August 2026, with 6 in August itself. The busiest month by far was March 2026, the first month of sales, with 332 caveats. Over the same six months the median psf moved +0.4%, from $1,936 psf in the first month to $1,944 psf in August 2026.

Almost eight in ten of the project's caveats were lodged in its first month on the market

The month-by-month table is the clearest thing in this pack. March 2026 contributed 332 caveats, April 2026 another 64, and the cumulative column reaches 396 before the calendar turns to May. Everything after that is single or low double digits: 13 in May 2026, 9 in June, 8 in July, 6 in August.

This is a common shape for a launch, and it is worth being precise about what the table does and does not tell you. Caveats are lodged records of transactions, not a booking sheet, so the monthly counts reflect when deals were caveated rather than when units were released. The table also carries no information on which stacks or floors remain; it only shows how many sales were recorded and at what median.

What it does establish is that the price picture for this project rests overwhelmingly on March 2026. The medians for the later months are drawn from a handful of caveats each, and small counts move medians around easily. The table below sets out the monthly detail.

The median psf has moved less than half a percent across six months of selling

Read the median column on its own and the project looks remarkably flat. The first month printed $1,936 psf, April 2026 came in at $1,918 psf, May 2026 at $1,939 psf, and August 2026 at $1,944 psf. The change from the first month to the latest is +0.4%.

The caveat here is mix. A median for a month of 6 sales is not measuring the same thing as a median for a month of 332. If the later transactions happened to be smaller units, or higher floors, or a different stack mix, the median would shift for reasons that have nothing to do with pricing policy, and the data in this pack cannot separate those effects. So the flatness is a description of what was recorded, not a statement about what any individual unit is worth.

The bar chart below shows how lopsided the monthly volume is, which is the context in which those later medians should be read.

The mid-sized units did the heavy lifting, and psf barely separates the three size bands

Splitting the 432 caveats by size, units of 90 to 119 sqm were the most sold band with 239 caveats, at a median area of 1,109 sqft, a median price of $2,143,000 and a median of $1,937 psf. The 70 to 89 sqm band accounted for 159 caveats at a median of $1,735,000 ($1,924 psf), and the 120 sqm and above band 34 caveats at a median of $2,673,500 ($1,940 psf).

What stands out to us is how little the psf varies across the three bands. Usually the smallest units carry the highest rate per square foot; here the ordering runs mildly the other way, with the largest band printing the highest median psf of the three. The gap is small enough that mix within each band, floor level in particular, could account for it, and the pack does not break the data down that far.

The absolute prices, of course, do separate. The table below sets out each band.

Resale homes within a kilometre transacted 44.0% below the launch median

To put the launch median in local context, we looked at resales within 1,000 m of the site over the 24 months to August 2026. There were 109 of them across 7 completed projects, at a median of $1,342 psf. Against that, the launch median of $1,933 psf sits +44.0% higher.

The project-level breakdown shows why a single neighbourhood median needs handling with care. Aquarius By The Park, 585 m away, contributed 48 resales at $1,343 psf, and The Clearwater at 677 m another 15 at $1,342 psf, both leasehold. Tanamera Crest printed $1,161 psf across 19 resales and Baywater $1,393 psf across 16. The freehold entries pull in different directions on thin counts: Peakville Park recorded 6 resales at $2,372 psf, Picardy Gardens 4 at $1,594 psf, and a single landed transaction on Jalan Pari Dedap at $1,207 psf.

These are completed projects of varying age and tenure being compared with a new leasehold launch, so the difference bundles together age, tenure and newness. The table below lists each project.

Rivelle Tampines outsold the rest of District 18's launch activity several times over

Across the other launches in District 18 with developer sales in the 12 months to August 2026, Parktown Residence recorded the most with 63 caveats at a median of $2,331 psf. Aurelle Of Tampines logged 8 caveats at $1,812 psf, and Tenet 3 at $1,781 psf. All three are 99-year leasehold.

Set beside Rivelle Tampines' 432 caveats over six months, the district comparison is less a like-for-like contest than a reminder that projects are at different points in their selling cycles. A project well into its run will record few caveats in a given window regardless of how it is priced, and the counts here are small enough that the medians attached to them carry limited weight.

On rate alone, Rivelle Tampines' $1,933 psf sits between Parktown Residence at the top of this group and the two lower-priced entries. The table below shows the district launches side by side.

What this pack does not settle is what the remaining quarter of the project transacts at. With 23 caveats in the three months to August 2026, each additional month adds only a handful of records, and medians built on single-digit counts will swing on unit mix rather than on anything systematic. The next few months of URA Data Service caveats will show whether the monthly pace holds in the high single digits, and whether the psf band the project has occupied since March 2026 holds as the mix of unsold stock narrows. The resale comparison within 1,000 m is similarly worth revisiting, since those 109 transactions span 24 months and include both leasehold and freehold stock of very different vintages.

One headline number, whether it is 75.5% sold or a 44.0% gap to nearby resales, rarely carries a project on its own. The more useful reading comes from stacking them: a front-loaded first month, a flat median across six, and a neighbourhood of older completed homes transacting at a different level entirely. Each figure here is indicative and drawn from recorded transactions, not a valuation of any particular home, and the picture only makes sense when they sit together.

Method: URA caveats for developer sales ('new sale') at the project, dated to the month; size bands by the caveated floor area; the nearby comparison is resale caveats in completed projects within one kilometre over 24 months, unadjusted for size, age or floor. Units sold is the caveat count, which lags option exercises by weeks. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named; sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.