The Alps Residences
D18 - Pasir Ris / Tampines
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Why The Alps Residences
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Beside Bedok Reservoir
The development sits next to Bedok Reservoir, with its 4.3km running and cycling loop, its fishing spots and its water sports facilities - dragon boating, kayaking and rowing are all run on the reservoir. For a family, that is a large and free outdoor amenity on the doorstep rather than a drive away.
Tampines West and Bedok North in reach
The Downtown Line runs through the area via Tampines West and Bedok North, giving a direct route into the city through Chinatown, Downtown and Marina Bay without a change of train. Tampines West is roughly a kilometre away and Bedok North similar, so the connection is a walk or a short bus ride rather than a doorstep station.
Poi Ching School 859m, St Hilda's 1,004m
Poi Ching School is about 859m away and St Hilda's Primary about 1,004m, with Springfield Secondary about 468m, Junyuan Secondary about 537m and St Hilda's Secondary about 1,043m. Tampines also holds Temasek Polytechnic, the Singapore University of Technology and Design and the United World College of South East Asia.
U Stars 261m, Sheng Siong 337m, FairPrice 618m
U Stars Supermarket is about 261m away, a Sheng Siong about 337m, a FairPrice about 618m and Prime Supermarket about 770m - four supermarkets inside 800m. Tampines Mall, Century Square, Tampines One and Tampines Hub, with its sports and library complex, are a short drive.
Nine fifteen-storey blocks on a landscaped deck
The development comprises nine 15-storey blocks with 625 units on a landscaped deck holding the swimming pool and ancillary facilities, plus two commercial lots. The facility programme includes a 50m lap pool, a floating pavilion, a children's swimming pool, jacuzzi, sauna and changing room, gym, yoga deck, cascading garden, function room, outdoor terrace and sun loungers.
Between three expressways and close to Changi
The Tampines Expressway, the Kallang-Paya Lebar Expressway and the Pan-Island Expressway are all easily reached, which puts the city, the north-east and Changi Airport within straightforward drives. For the large number of Tampines residents who work in aviation, logistics and the Changi business cluster, that access is a practical advantage rather than an abstract one.
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The Alps Residences
D18 - Pasir Ris / Tampines
The Alps Residences is a 625-unit development at 105 Tampines Street 86, District 18, developed by MCC Land (Tampines) Pte Ltd. It comprises nine blocks of 15 storeys with the swimming pool and ancillary facilities on a landscaped deck, together with two commercial lots. It has obtained its Temporary Occupation Permit and URA records all units as taken up, following its October 2016 launch.
The setting is the reason the project carries its name. The development sits next to Bedok Reservoir, which is not a decorative water body but a working recreational amenity: a 4.3km running and cycling loop around the water, fishing spots, and facilities for dragon boating, kayaking and rowing. For a household with children, that is a substantial and free outdoor resource immediately adjacent to the estate, and it gives the development the kind of open outlook that most suburban projects can only manufacture with landscaping.
Within the grounds, the facilities are arranged around a landscaped deck rather than at ground level, which means the amenity space sits above the car park and traffic rather than beside it. The programme includes a 50m lap pool, a children's swimming pool, a floating pavilion, jacuzzi, sauna and changing room, gym, yoga deck, sun loungers, a cascading garden, function room and outdoor terrace. A 50m lap pool at this price point and unit count is a meaningful inclusion, and the presence of two commercial lots means some retail or food provision within the development itself.
The location is Tampines, which is a mature and self-sufficient town. The Downtown Line serves the area through Tampines West and Bedok North, giving a direct route into the city via Chinatown, Downtown and Marina Bay without changing trains - though both stations are roughly a kilometre away, so the connection is a walk or a short bus ride rather than a doorstep one. Road access is strong: the Tampines Expressway, the Kallang-Paya Lebar Expressway and the Pan-Island Expressway are all easily reached, putting the city, the north-east industrial corridors and Changi Airport within straightforward drives.
On everyday provision, U Stars Supermarket is about 261m away, a Sheng Siong about 337m, a FairPrice about 618m and Prime Supermarket about 770m - four supermarkets within 800m. Tampines Mall, Century Square, Tampines One and Tampines Hub, with its combined sports, library and community complex, are a short drive. On schooling, Poi Ching School is about 859m and St Hilda's Primary about 1,004m, with Springfield Secondary about 468m, Junyuan Secondary about 537m and St Hilda's Secondary about 1,043m. Temasek Polytechnic, the Singapore University of Technology and Design and the United World College of South East Asia are all within the town.
The Developer
MCC Land
⭐ 6/10 — Mid-Tier DeveloperMCC Land (Singapore) Pte Ltd is the Singapore property development arm of MCC Group, a Chinese state-owned enterprise under Metallurgical Corporation of China. MCC Land has developed several residential projects in Singapore including MCC Land (Canberra) and MCC Land (Tampines).
Why The Alps Residences Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
The distinctive feature of this address is water. Bedok Reservoir sits immediately beside the development, and it is a working recreational resource rather than a decorative one: a 4.3km running and cycling loop around the water, fishing spots, and active dragon boating, kayaking and rowing. That gives residents an open outlook and a large free outdoor amenity on the doorstep, which is unusual in a town as built-up as Tampines. On connectivity, the Downtown Line serves the area through Tampines West and Bedok North, both roughly a kilometre away - so the connection is a walk or short bus ride rather than a doorstep station - and it runs directly through Chinatown, Downtown and Marina Bay without a change of train. For anyone working in the CBD or the Marina Bay financial district, that single-line route is the practical attraction. Road access is strong and matters here: the Tampines Expressway, the Kallang-Paya Lebar Expressway and the Pan-Island Expressway are all easily reached, putting the city, the north-east industrial corridors and Changi Airport within straightforward drives - which is relevant given how many Tampines residents work in aviation, logistics and the Changi business cluster.
Amenities & Lifestyle
The immediate provisioning is better than average for a suburban location. U Stars Supermarket is about 261m away, a Sheng Siong about 337m, a FairPrice about 618m and Prime Supermarket about 770m - four supermarkets inside 800m, which means routine grocery shopping is a walk rather than a drive. Larger retail and civic amenity sits in the Tampines town centre a short drive away: Tampines Mall, Century Square, Tampines One, and Tampines Hub, which consolidates a sports complex, public library, community facilities and food outlets into one building. On schooling, the position is strong at both primary and secondary level: Poi Ching School about 859m and St Hilda's Primary about 1,004m, with Springfield Secondary about 468m, Junyuan Secondary about 537m and St Hilda's Secondary about 1,043m - three secondary schools inside roughly 1km. Temasek Polytechnic, the Singapore University of Technology and Design and the United World College of South East Asia are all within Tampines, which extends the area's appeal to households with older children and to staff and students at those institutions. Within the development, the amenities are on a landscaped deck with a 50m lap pool, children's swimming pool, floating pavilion, jacuzzi, sauna and changing room, gym, yoga deck, sun loungers, cascading garden, function room and outdoor terrace, plus two commercial lots.
Rental & Investment
Tampines has one of the deeper rental markets in the eastern suburbs because it is genuinely self-sufficient - it has a regional town centre, a large industrial and business base, Temasek Polytechnic and SUTD, and the Changi aviation and logistics cluster on its doorstep. The tenant base at The Alps Residences spans professionals working in Changi and the east, staff and students attached to the town's tertiary institutions, families who want the schools and the reservoir, and a steady flow of tenants connected to the industrial and business parks along the Tampines and Pasir Ris corridors. What supports rents in the longer run is the combination of the Bedok Reservoir setting - which gives the estate an outlook that competing developments in the town cannot match - and the depth of local amenity, since tenants rarely need to leave Tampines for daily needs. The constraints are supply and rail distance. Tampines has a very large volume of competing condominium and HDB stock, and with 625 units the development competes internally; and both Downtown Line stations are roughly a kilometre away, which rules out tenants who insist on walking to the train. Yields here are typically middle-of-the-range and stable, and the buyer should underwrite the setting, the school access and the town's self-sufficiency rather than expecting premium rents from the location.
Area Transformation
Tampines is a mature town that has been continuously renewed rather than transformed in a single step, and the two forces that shaped it were the regional centre and the Downtown Line. Tampines became Singapore's first regional centre outside the city under the 1991 Concept Plan, and the town centre has since been redeveloped into one of the largest retail and civic clusters in the east, with Tampines Mall, Century Square, Tampines One and Tampines Hub consolidating retail, sports, library and community facilities. The Downtown Line, which opened through Tampines West and Bedok North in 2017, gave the town a direct route into the city for the first time. Bedok Reservoir itself was transformed from a disused sand quarry in the 1980s into the reservoir and park that now defines this part of the town. Looking forward, the largest changes affecting this location are to the east and north: the continuing build-out of Tampines North as a new residential district, the Cross Island Line now under construction with stations that will add a second rail spine through the area, and the very large scale of the Changi region development including Changi East, Terminal 5 and the Changi Aviation Park, which will keep concentrating employment in the east over the coming decades. For an owner here, the expectation is a mature and well-serviced town that gains another rail line and continued employment growth nearby - incremental improvement rather than a step change, with the reservoir outlook as the part of the value that cannot be replicated.
The Alps Residences — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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| TOP | Jun 2030 | Mar 2029 | 2H 2027 | Aug 2026 | Dec 2028 | 1H 2029 |
| 1 BR | 1BR + Flexi $1,367,000 - $1,385,000 495 sqft $2,762 - $2,798 psf | 1 BEDROOM + STUDY $1,466,000 - $1,553,000 484 sqft $3,029 - $3,209 psf | ||||
| 2 BR | 2 Bedroom (with study) $1,581,000 - $1,649,000 753 - 775 sqft $2,100 - $2,128 psf | 2 Bedroom + Utility $1,555,000 - $1,622,000 775 - 883 sqft $1,983 - $2,006 psf | 2 BEDROOM $1,695,000 - $1,710,000 592 sqft $2,863 - $2,889 psf 2 BEDROOM PREMIUM $1,890,000 - $2,087,000 678 - 689 sqft $2,743 - $3,029 psf | |||
| 3 BR | 3 BEDROOM PREMIUM $1,596,000 - $1,668,000 883 sqft $1,807 - $1,889 psf 3 BEDROOM PREMIUM + STUDY $1,667,000 - $1,752,000 926 sqft $1,800 - $1,892 psf | 3 Bedroom Deluxe $1,542,000 - $1,607,000 872 sqft $1,768 - $1,843 psf 3 Bedroom Premium $1,571,000 - $1,679,000 915 sqft $1,717 - $1,835 psf 3 Bedroom Premium + Study $1,579,000 - $1,687,000 915 sqft $1,726 - $1,844 psf | 3 Bedroom (with yard) $2,145,000 - $2,216,000 1,055 sqft $2,033 - $2,100 psf | 3 Bedroom + Utility $1,800,000 - $1,943,000 926 - 980 sqft $1,944 - $1,983 psf | 3 BEDROOM $2,314,000 - $2,676,000 883 - 893 sqft $2,591 - $3,031 psf 3 BEDROOM PREMIUM $2,832,000 - $3,093,000 1,033 sqft $2,742 - $2,994 psf | |
| 4 BR | 4 BEDROOM $1,931,000 - $2,038,000 1,044 sqft $1,850 - $1,952 psf 4 BEDROOM + STUDY $2,040,000 - $2,113,000 1,109 sqft $1,839 - $1,905 psf 4 BEDROOM FLEXI $2,169,000 - $2,271,000 1,184 sqft $1,832 - $1,918 psf 4 BEDROOM PREMIUM $2,137,000 - $2,201,000 1,184 sqft $1,805 - $1,859 psf | 4 Bedroom Premium $1,854,000 1,055 sqft $1,757 psf | 4 Bedroom $2,675,000 - $2,765,000 1,345 sqft $1,989 - $2,056 psf | 4 Bedroom + Utility $2,938,000 1,572 sqft $1,869 psf | 4BR $3,319,000 - $3,426,000 1,249 sqft $2,657 - $2,743 psf | 4 BEDROOM $3,192,000 - $3,618,000 1,173 sqft $2,721 - $3,084 psf 4 BEDROOM (PRIVATE LIFT) $3,839,000 - $4,362,000 1,378 sqft $2,786 - $3,165 psf |
| 5 BR | 5 BEDROOM $2,559,000 - $2,666,000 1,378 sqft $1,857 - $1,935 psf | 5 Bedroom Premium $2,411,000 1,367 - 1,421 sqft $1,764 psf | 5BR $3,829,000 - $3,861,000 1,528 sqft $2,506 - $2,527 psf | 5 BEDROOM (PRIVATE LIFT) $4,543,000 - $5,136,000 1,582 sqft $2,872 - $3,247 psf PENTHOUSE 2 $5,735,000 1,765 sqft $3,249 psf |
