Rental yields · District 18
Highest rental yields in District 18 — Tampines, Pasir Ris
Latest recorded sale Sep 2026
Which condos and apartments in District 18 have the highest rental yield?
Among condos, apartments and ECs in District 18 with at least 10 URA rental contracts and 5 recorded sales from Oct 2024 to Sep 2026, Melville Park has the highest gross rental yield, at 4.41%: a median rent of S$3.47 psf a month against a median sale price of S$943 psf. Latest recorded sale Sep 2026. Gross yield before costs; indicative.
4.41%
How the ranking is worked out
Each project's gross yield is its own median rent per square foot, from URA rental contracts, times twelve, divided by its own median sale price per square foot, from recorded caveats, both from Oct 2024 to Sep 2026. A project is ranked only with at least 10 rental contracts and 5 sales in that window; transfers we filter out as unrepresentative never count. Condos, apartments and executive condominiums only: landed homes are sold by land area and let by floor area, so the two do not divide.
Gross yield is a year's rent divided by the price paid, before any cost. Net yield is what is left after property tax, maintenance or conservancy charges, agent fees, repairs and months without a tenant, and it is always lower. Mortgage interest comes off after that. We rank on gross yield because recorded rents and prices are the same for everyone, while costs are not.
Projects, highest gross yield first
| Project | Gross yield | Median rent | Median price |
|---|---|---|---|
| Melville Parkcondo · 99-year | 4.41% | S$3.47 psf a monthS$3,500 a month · 513 contracts, Q4 2024–Q2 2026 | S$943 psfS$966,350 · 96 sales, Oct 2024–Sep 2026 |
| The Tapestrycondo · 99-year | 4.19% | S$6.00 psf a monthS$3,000 a month · 305 contracts, Q4 2024–Q2 2026 | S$1,717 psfS$1,079,000 · 128 sales, Oct 2024–Sep 2026 |
| The Alps Residencescondo · 99-year | 4.14% | S$5.23 psf a monthS$3,200 a month · 283 contracts, Q4 2024–Q2 2026 | S$1,515 psfS$1,053,900 · 80 sales, Nov 2024–Aug 2026 |
| Seastrandcondo · 99-year | 4.04% | S$4.32 psf a monthS$3,000 a month · 162 contracts, Q4 2024–Q2 2026 | S$1,282 psfS$880,000 · 37 sales, Oct 2024–Sep 2026 |
| The Santorinicondo · 99-year | 3.99% | S$4.90 psf a monthS$2,800 a month · 170 contracts, Q4 2024–Q2 2026 | S$1,476 psfS$1,290,000 · 63 sales, Oct 2024–Aug 2026 |
| Pinevaleec · 99-year | 3.95% | S$3.60 psf a monthS$4,600 a month · 33 contracts, Q4 2024–Q2 2026 | S$1,094 psfS$1,518,888 · 13 sales, Oct 2024–Aug 2026 |
| Stratumcondo · 99-year | 3.94% | S$4.47 psf a monthS$3,300 a month · 174 contracts, Q4 2024–Q2 2026 | S$1,362 psfS$1,300,000 · 26 sales, Oct 2024–Jul 2026 |
| Simei Green Condominiumec · 99-year | 3.94% | S$3.60 psf a monthS$4,100 a month · 142 contracts, Q4 2024–Q2 2026 | S$1,097 psfS$1,350,000 · 31 sales, Oct 2024–Aug 2026 |
| Eastvaleec · 99-year | 3.85% | S$3.39 psf a monthS$3,900 a month · 67 contracts, Q4 2024–Q2 2026 | S$1,057 psfS$1,245,000 · 11 sales, Jun 2025–Aug 2026 |
| Eastpoint Greencondo · 99-year | 3.82% | S$3.68 psf a monthS$3,900 a month · 192 contracts, Q4 2024–Q2 2026 | S$1,157 psfS$1,275,000 · 58 sales, Oct 2024–Sep 2026 |
| Q Bay Residencescondo · 99-year | 3.75% | S$4.67 psf a monthS$3,000 a month · 181 contracts, Q4 2024–Q2 2026 | S$1,496 psfS$1,270,000 · 60 sales, Oct 2024–Aug 2026 |
| Treasure At Tampinescondo · 99-year | 3.70% | S$5.45 psf a monthS$3,300 a month · 735 contracts, Q4 2024–Q2 2026 | S$1,770 psfS$1,528,250 · 304 sales, Oct 2024–Sep 2026 |
| Vue 8 Residencecondo · 99-year | 3.69% | S$4.36 psf a monthS$3,800 a month · 126 contracts, Q4 2024–Q2 2026 | S$1,415 psfS$1,568,047 · 30 sales, Nov 2024–Aug 2026 |
| Watercoloursec · 99-year | 3.69% | S$3.84 psf a monthS$3,600 a month · 56 contracts, Q4 2024–Q2 2026 | S$1,248 psfS$1,200,000 · 52 sales, Oct 2024–Aug 2026 |
| Ripple Baycondo · 99-year | 3.67% | S$4.33 psf a monthS$3,250 a month · 259 contracts, Q4 2024–Q2 2026 | S$1,414 psfS$1,140,000 · 65 sales, Oct 2024–Sep 2026 |
| Whitewaterec · 99-year | 3.65% | S$3.39 psf a monthS$3,900 a month · 68 contracts, Q4 2024–Q2 2026 | S$1,115 psfS$1,300,000 · 40 sales, Oct 2024–Aug 2026 |
| The Esparisec · 99-year | 3.63% | S$3.42 psf a monthS$4,300 a month · 46 contracts, Q4 2024–Q2 2026 | S$1,128 psfS$1,360,000 · 20 sales, Oct 2024–Jul 2026 |
| Changi Rise Condominiumcondo · 99-year | 3.61% | S$3.44 psf a monthS$4,200 a month · 113 contracts, Q4 2024–Q2 2026 | S$1,143 psfS$1,430,000 · 27 sales, Oct 2024–Aug 2026 |
| Arc At Tampinesec · 99-year | 3.61% | S$4.24 psf a monthS$4,200 a month · 78 contracts, Q4 2024–Q2 2026 | S$1,406 psfS$1,398,888 · 57 sales, Oct 2024–Jul 2026 |
| Savannah Condoparkcondo · 99-year | 3.59% | S$3.48 psf a monthS$4,400 a month · 92 contracts, Q4 2024–Q2 2026 | S$1,162 psfS$1,522,500 · 42 sales, Oct 2024–Aug 2026 |
| My Manhattancondo · 99-year | 3.52% | S$4.71 psf a monthS$3,900 a month · 150 contracts, Q4 2024–Q2 2026 | S$1,605 psfS$1,459,000 · 26 sales, Oct 2024–Aug 2026 |
| Oasis @ Eliascondo · 99-year | 3.50% | S$3.46 psf a monthS$4,000 a month · 86 contracts, Q4 2024–Q2 2026 | S$1,183 psfS$1,465,000 · 20 sales, Oct 2024–Aug 2026 |
| D'nestcondo · 99-year | 3.45% | S$4.33 psf a monthS$3,300 a month · 387 contracts, Q4 2024–Q2 2026 | S$1,507 psfS$1,403,888 · 85 sales, Oct 2024–Sep 2026 |
| Sea Estacondo · 99-year | 3.44% | S$3.89 psf a monthS$3,600 a month · 115 contracts, Q4 2024–Q2 2026 | S$1,358 psfS$1,423,000 · 38 sales, Jan 2025–Sep 2026 |
| The Palettecondo · 99-year | 3.41% | S$4.40 psf a monthS$3,800 a month · 302 contracts, Q4 2024–Q2 2026 | S$1,548 psfS$1,645,000 · 65 sales, Oct 2024–Aug 2026 |
| Nv Residencescondo · 99-year | 3.40% | S$3.92 psf a monthS$3,500 a month · 234 contracts, Q4 2024–Q2 2026 | S$1,383 psfS$1,164,444 · 48 sales, Oct 2024–Aug 2026 |
| The Eden At Tampinesec · 99-year | 3.40% | S$3.42 psf a monthS$4,200 a month · 84 contracts, Q4 2024–Q2 2026 | S$1,210 psfS$1,471,500 · 30 sales, Nov 2024–Jul 2026 |
| Sea Horizonec · 99-year | 3.39% | S$3.62 psf a monthS$4,500 a month · 38 contracts, Q4 2024–Q2 2026 | S$1,282 psfS$1,625,944 · 58 sales, Oct 2024–Aug 2026 |
| Double Bay Residencescondo · 99-year | 3.37% | S$4.07 psf a monthS$4,500 a month · 212 contracts, Q4 2024–Q2 2026 | S$1,448 psfS$1,852,500 · 42 sales, Oct 2024–Aug 2026 |
| Elias Greencondo · 99-year | 3.37% | S$2.71 psf a monthS$4,200 a month · 63 contracts, Q4 2024–Q2 2026 | S$965 psfS$1,480,000 · 16 sales, Nov 2024–Sep 2026 |
| Modenacondo · 99-year | 3.36% | S$3.43 psf a monthS$4,800 a month · 44 contracts, Q4 2024–Q2 2026 | S$1,224 psfS$1,811,944 · 16 sales, Oct 2024–Jul 2026 |
| Tropical Springcondo · 99-year | 3.35% | S$3.41 psf a monthS$4,300 a month · 47 contracts, Q4 2024–Q2 2026 | S$1,221 psfS$1,650,000 · 15 sales, Jan 2025–Aug 2026 |
| Belysaec · 99-year | 3.34% | S$3.89 psf a monthS$4,000 a month · 36 contracts, Q4 2024–Q2 2026 | S$1,396 psfS$1,497,500 · 46 sales, Oct 2024–Jul 2026 |
| Coco Palmscondo · 99-year | 3.30% | S$4.67 psf a monthS$3,525 a month · 386 contracts, Q4 2024–Q2 2026 | S$1,696 psfS$1,535,000 · 78 sales, Oct 2024–Sep 2026 |
| Waterviewcondo · 99-year | 3.29% | S$4.11 psf a monthS$3,850 a month · 163 contracts, Q4 2024–Q2 2026 | S$1,499 psfS$1,610,000 · 49 sales, Oct 2024–Sep 2026 |
| Liviacondo · 99-year | 3.21% | S$3.56 psf a monthS$4,300 a month · 122 contracts, Q4 2024–Q2 2026 | S$1,329 psfS$1,788,000 · 55 sales, Oct 2024–Aug 2026 |
| The Tropicacondo · 99-year | 3.21% | S$3.46 psf a monthS$4,250 a month · 54 contracts, Q4 2024–Q2 2026 | S$1,294 psfS$1,595,000 · 18 sales, Oct 2024–Jul 2026 |
| The Tampines Trilliantec · 99-year | 2.98% | S$4.26 psf a monthS$4,325 a month · 128 contracts, Q4 2024–Q2 2026 | S$1,715 psfS$1,850,000 · 92 sales, Oct 2024–Aug 2026 |
| Ris Grandeurcondo · freehold | 2.93% | S$3.20 psf a monthS$3,850 a month · 118 contracts, Q4 2024–Q2 2026 | S$1,309 psfS$1,650,000 · 15 sales, Jan 2025–Jun 2026 |
| Citylife@tampinesec · 99-year | 2.89% | S$3.91 psf a monthS$4,600 a month · 65 contracts, Q4 2024–Q2 2026 | S$1,623 psfS$2,005,000 · 54 sales, Oct 2024–Sep 2026 |