At Treasure at Tampines, the 3-Bedder Quietly Beat the 2-Bedder
At Treasure at Tampines the 3-bedder overtook the 2-bedder on psf and grew value twice as fast since 2024. What the resale data says about picking unit size.
There is a rule of thumb upgraders and investors repeat: buy the smaller unit, because two-bedders carry a higher psf and appreciate faster. At Treasure at Tampines, the data from the last two years says the opposite. The three-bedder has caught up on psf, pulled ahead, and grown value more than twice as fast as the two-bedder.
This is one of the largest condo projects in Singapore, on a 99-year lease from 2018, right in the Tampines heartland your own MOP data already covers. With hundreds of resale transactions across both unit sizes, it is a clean place to test the rule. Here is what actually happened.
Two-bedder vs three-bedder: the current numbers
Across resale transactions in the past 12 months:
| Unit size | Median psf | Median price | Typical size |
|---|---|---|---|
| 2-bedder | $1,753 | $1,150,000 | ~680 sq ft |
| 3-bedder | $1,836 | $1,840,800 | ~915 sq ft |
The three-bedder is transacting at a higher psf than the two-bedder, not lower. That already breaks the usual assumption. The two-bedder still wins on one thing that matters to many buyers: quantum. At $1.15 million it is a far lower cash outlay than the $1.84 million three-bedder, which is why it stays liquid and rentable. But on price per square foot, the larger unit is now ahead.
The trend is the real story
Look at how median psf moved by year:
| Year | 2-bedder psf | 3-bedder psf |
|---|---|---|
| 2024 | $1,694 | $1,703 |
| 2025 | $1,753 | $1,797 |
| 2026 | $1,755 | $1,836 |
From 2024 to 2026 the two-bedder rose about 3.6%. The three-bedder rose about 7.8%, more than double. The smaller unit has largely flattened since 2024, while the larger unit kept climbing. In this project, the family-sized unit has been the stronger performer, not the compact investor unit.
What it means, and what it does not
For an own-stay family, this is reassuring. Choosing the three-bedder here has not meant trading away price growth for space. You got both. The larger unit held and grew value better while giving you the extra room.
For an investor, the two-bedder still has its case: lower quantum, easier to rent, easier to exit. But if the thesis was "small units always appreciate faster," this project does not support it. The psf growth went to the three-bedder.
The honest caveat: this is one project, and the pattern is driven by strong family demand for a large, amenity-rich development next to Tampines Hub, the MRT and schools. It is not a universal law that three-bedders beat two-bedders everywhere. It is a reminder to check the actual transactions for the specific project rather than lean on the rule of thumb. In a smaller, investor-heavy development near the CBD, the numbers could easily run the other way.
FAQ
Do smaller condo units always have a higher psf?
No. Smaller units often do, because of lower quantum, but not always. At Treasure at Tampines the three-bedder now trades at a higher psf than the two-bedder. It depends on the demand mix at each specific project.
Is a 2-bedder or 3-bedder the better investment?
It depends on your goal. Two-bedders offer lower quantum and easier rental and exit. Three-bedders can appreciate as well or better where family demand is strong, as the Treasure data shows. There is no single right answer without looking at the project and your holding plan.
What is the resale price of a unit at Treasure at Tampines?
In the past year, two-bedders transacted around $1.15 million and three-bedders around $1.84 million, at roughly $1,753 and $1,836 psf respectively.
Does a bigger unit always appreciate more slowly?
Not necessarily. The assumption is common, but here the three-bedder grew about 7.8% since 2024 versus about 3.6% for the two-bedder. Always check the actual transactions for the project you are considering.
How is 2-bedder and 3-bedder defined here?
URA transaction data does not label bedroom count, so unit size is inferred from floor area: two-bedders at roughly 45 to 70 sqm and three-bedders at roughly 80 to 110 sqm.
Curious how your own project or shortlist stacks up?
Every development has its own pattern, and the rule of thumb is often wrong for the specific project you care about. If you want, we can pull the actual 2-bedder versus 3-bedder resale numbers for any project on your shortlist and show you which size has held value and which has not. Want us to run it for your shortlist?
Book a consultation with Serene and Mei and we will walk you through it.
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