Why This “Golden” Executive Condo Will Outshine Its Neighbours

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Aurelle EC: Why This “Golden” Executive Condo May Outshine Its Neighbours

This article began as a video we posted on our socials, breaking down Tampines’ latest executive condo launch, Aurelle. The response was huge, so here’s the full write-up with deeper analysis.

When Parktown Residence first launched, everyone’s eyes were on it. Prime integrated hub, MRT at the doorstep, new mall… it looked like the blockbuster of 2025. But just next door, Aurelle quietly entered the scene. Smaller, cheaper on paper, and carrying all the restrictions of an EC.

Most buyers shrugged. “Surely Parktown is the better buy.”

That assumption… might be the most expensive mistake you make in 2025.

First Impressions Count (and Aurelle Nails It)

When my team and I visited the Aurelle showflat during the agent briefing, phones weren’t allowed inside. So I can’t show you videos yet. But here’s what I can say:

The first impression starts not in the unit, but at the guardhouse. You’d be surprised how often a badly placed security post turns buyers off. I’ve personally sold and rented in projects where the drop-off point is right beside the dumpster. Buyers told me straight up: “The vibes are off.” Even my father-in-law hated visiting me at one such project, because the entrance made him feel stressed.

Aurelle avoids this pitfall completely. Its security post is set deeper inside a roundabout, meaning delivery trucks don’t block residents and visitors aren’t greeted by rubbish bins. Small detail? Yes. But these first impressions compound over time.

Then you see the clubhouse and function room. Even at the model, they look big, well thought out, and premium. One of my agents even said: “Nowadays ECs look better than condos.” And honestly, Aurelle proves the point.

Showflat: Don’t Be Fooled by Interior Design

Let’s be honest. Some parts of the showflat were disappointing. One 3+Study layout had interior finishes that looked nothing like Sim Lian’s usual standard. Over-designed walls, ceilings that felt cramped.

But here’s the thing: don’t confuse bad ID with bad layout.

When you study Aurelle’s floorplans objectively, there’s a lot to like:

No wasted foyers (unlike Parktown).
Common rooms at 9sqm each, bigger than many new launch condos.
Balconies at 6sqm, large enough to set up permanent dining once you install blinds.
AC ledges tucked at the back near kitchens (not sticking out in front of bedrooms, which ruins views).

Overall, I’d rate Aurelle’s floorplans a solid 8 out of 10. They aren’t perfect, but they’re efficient, practical, and liveable.

Comparing Parktown vs Aurelle: The $600K Gap

Here’s where Aurelle shines.

Take the compact 3-bedder:

Parktown (926 sqft x $2,300 psf) = $2.129M
Aurelle (840 sqft x $1,700 psf) = $1.428M

That’s a $600K difference for two projects sitting side by side.

Parktown buyers will likely see gains at TOP in 2029, selling perhaps $300K–350K higher. But by then, Aurelle owners are still waiting for MOP. And when 2033 arrives, buyers will compare:

“$2.4M for Parktown?”
“Or Aurelle across the street, same amenities, at a discount?”

That positioning makes Aurelle a long-term winner.

Market Comparisons: Aurelle vs Other ECs and Condos

Tenet (2023 EC launch): Averaged $1,390–$1,430 psf. Aurelle at $1,650–$1,750 psf may look pricier, but adjust for GFA harmonisation and inflation, and it’s in line.
Citylife (resale EC, 2016): Minted millionaires at resale. By Aurelle’s MOP in 2033, Citylife will be 17 years old. Buyers will naturally prefer a 5-year-old Aurelle over a much older EC.
Treasure at Tampines (youngest resale private): Selling strongly despite being further from MRT. If Treasure can achieve current resale levels, Aurelle at $1,650 psf is arguably cheap.
Next EC (Safra Tamp, 2026): Land cost is already 7% higher. Entry prices will climb further, and yet it won’t have Parktown Mall or MRT integration like Aurelle enjoys.

Put simply: Aurelle’s pricing positions it as one of the best-value ECs in Singapore today.

Objection: “But ECs Are Restricted…”

Yes, ECs come with rules:

Only Singaporeans.
Income ceiling $16K.
5-year MOP before you can sell.

But here’s the trade-off psychology: restrictions are exactly why EC buyers enjoy bigger profits. You’re buying new at a subsidised price, while nearby private condos are already $500–$600K higher.

If you’re still eligible, that’s your edge.

Final Thought: Aurelle Is the “Golden” Opportunity

The name Aurelle literally means “Golden.” Fitting, because in today’s market, it’s rare to find an EC that gives you:

Efficient layouts bigger than most new launches.
Premium first impressions and facilities.
A $600K pricing gap compared to next-door Parktown.
A long-term resale edge once newer ECs launch even higher.

It’s not perfect. The showflat design will divide opinions. The MOP wait requires patience. But Aurelle is real, it’s rare, and it’s consumable.

If you’re still eligible under the $16K income ceiling, you might just be holding the ticket to one of Tampines’ most profitable long-term plays.

📌 This blog post first appeared as a video breakdown on our socials. If you prefer watching the raw version, check out our channel. But if you’d rather study the numbers and strategy in detail, this write-up gives you the full picture.