Optima @ Tanah Merah
TANAH MERAH KECHIL AVENUE · D16
Median PSF · 12m
S$1,628
Median price · 12m
S$1.63M
Latest sale
S$1.63M
Oct 2026
1-year change
+10.7%
Sales · 12m
9
55 all time
Gross yield
4.17%
75 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +30.6%
- Annualised
- +5.5%
- Transactions
- 55
- 1 year
- +10.7%
- 3 years p.a.
- +4.1%
- 5 years p.a.
- +5.3%
- Median size
- 996 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for private homes in this district.
| Measure | Optima @ Tanah Merah | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,628 | S$1,516 | +7.4% |
| Median price | S$1.63M | S$1.60M | +1.9% |
| Gross rental yield | 4.17% | 4.14% | +0.0 pts |
| 1-year price change | +10.7% | -1.9% | +12.6 pts |
This development trades about 7% above the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,950
Contracts · 12m
75
Implied annual rent
S$47K
Gross yield
4.17%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 46 | S$3,850 |
| 3 bedroom | 13 | S$5,000 |
| 1 bedroom | 10 | S$2,850 |
| 4 bedroom | 6 | S$6,275 |
Investment analysis
Investment score 67 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
67/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%91
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%85
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah Interchange MRT at 260 m.
- Rental yieldweight 20%83
Gross yield against every other development in its segment.
- Price momentumweight 18%62
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%59
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%33
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tanah Merah Interchange MRT260 m
- Tanah Merah MRT290 m
- Bedok South MRT1.5 km
- Sungei Bedok MRT1.6 km
Schools within 2 km
- Anglican High Schoolsecondary (s1-s4)570 m
- Bedok View Secondary Schoolsecondary (s1-s5)660 m
- Bedok South Secondary Schoolsecondary (s1-s5)730 m
- St. Anthony'S Canossian Secondary Schoolsecondary (s1-s5)730 m
- St. Anthony'S Canossian Primary Schoolprimary790 m
- Bedok Green Primary Schoolprimary1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units190 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.4 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Oct 2026 | Condominium | S$1,630,000 | 1,001 sqft | S$1,628 | 01-05 | 80 yr 3 mo |
| Aug 2026 | Condominium | S$1,828,888 | 1,055 sqft | S$1,734 | 11-15 | 80 yr 5 mo |
| Jul 2026 | Condominium | S$2,180,000 | 1,302 sqft | S$1,674 | 11-15 | 80 yr 6 mo |
| Jul 2026 | Condominium | S$1,750,000 | 1,001 sqft | S$1,748 | 11-15 | 80 yr 6 mo |
| May 2026 | Condominium | S$2,150,000 | 1,259 sqft | S$1,707 | 06-10 | 80 yr 8 mo |
| Apr 2026 | Condominium | S$1,380,000 | 872 sqft | S$1,583 | 06-10 | 80 yr 9 mo |
| Jan 2026 | Condominium | S$1,535,000 | 990 sqft | S$1,550 | 06-10 | 81 yrs |
| Jan 2026 | Condominium | S$1,300,000 | 861 sqft | S$1,510 | 06-10 | 81 yrs |
| Nov 2025 | Condominium | S$1,280,000 | 840 sqft | S$1,525 | 06-10 | 81 yr 2 mo |
| Oct 2025 | Condominium | S$1,540,000 | 1,001 sqft | S$1,538 | 06-10 | 81 yr 3 mo |
| Aug 2025 | Condominium | S$1,280,000 | 861 sqft | S$1,486 | 01-05 | 81 yr 5 mo |
| Jun 2025 | Condominium | S$3,600,000 | 2,960 sqft | S$1,216 | 11-15 | 81 yr 7 mo |
| Jun 2025 | Condominium | S$2,400,000 | 1,884 sqft | S$1,274 | 01-05 | 81 yr 7 mo |
| May 2025 | Condominium | S$2,250,000 | 1,432 sqft | S$1,572 | 01-05 | 81 yr 8 mo |
| May 2025 | Condominium | S$1,310,000 | 872 sqft | S$1,503 | 01-05 | 81 yr 8 mo |
| Mar 2025 | Condominium | S$2,430,000 | 1,884 sqft | S$1,290 | 01-05 | 81 yr 10 mo |
| Mar 2025 | Condominium | S$1,430,000 | 969 sqft | S$1,476 | 06-10 | 81 yr 10 mo |
| Dec 2024 | Condominium | S$1,610,000 | 1,098 sqft | S$1,466 | 06-10 | 82 yr 1 mo |
| Nov 2024 | Condominium | S$1,188,000 | 840 sqft | S$1,415 | 06-10 | 82 yr 2 mo |
| Oct 2024 | Condominium | S$2,100,000 | 1,259 sqft | S$1,667 | 01-05 | 82 yr 3 mo |
| Oct 2024 | Condominium | S$1,046,000 | 700 sqft | S$1,495 | 06-10 | 82 yr 3 mo |
| Sep 2024 | Condominium | S$1,230,000 | 840 sqft | S$1,465 | 06-10 | 82 yr 4 mo |
| Aug 2024 | Condominium | S$1,020,000 | 700 sqft | S$1,458 | 11-15 | 82 yr 5 mo |
| Jun 2024 | Condominium | S$1,470,000 | 947 sqft | S$1,552 | 01-05 | 82 yr 7 mo |
| Jun 2024 | Condominium | S$1,410,000 | 1,098 sqft | S$1,284 | 01-05 | 82 yr 7 mo |
| May 2024 | Condominium | S$2,000,000 | 1,259 sqft | S$1,588 | 01-05 | 82 yr 8 mo |
| May 2024 | Condominium | S$1,380,000 | 1,119 sqft | S$1,233 | 01-05 | 82 yr 8 mo |
| Feb 2024 | Condominium | S$1,880,000 | 1,249 sqft | S$1,506 | 06-10 | 82 yr 11 mo |
| Dec 2023 | Condominium | S$2,060,000 | 1,367 sqft | S$1,507 | 11-15 | 83 yr 1 mo |
| Oct 2023 | Condominium | S$1,718,000 | 1,173 sqft | S$1,464 | 06-10 | 83 yr 3 mo |
| Oct 2023 | Condominium | S$1,420,000 | 969 sqft | S$1,466 | 11-15 | 83 yr 3 mo |
| Oct 2023 | Condominium | S$1,250,000 | 915 sqft | S$1,366 | 01-05 | 83 yr 3 mo |
| Sep 2023 | Condominium | S$1,448,888 | 1,001 sqft | S$1,447 | 11-15 | 83 yr 4 mo |
| Aug 2023 | Condominium | S$2,040,000 | 1,367 sqft | S$1,492 | 06-10 | 83 yr 5 mo |
| Aug 2023 | Condominium | S$1,300,000 | 861 sqft | S$1,510 | 11-15 | 83 yr 5 mo |
| Aug 2023 | Condominium | S$1,210,000 | 840 sqft | S$1,441 | 06-10 | 83 yr 5 mo |
| Jul 2023 | Condominium | S$1,800,000 | 1,302 sqft | S$1,382 | 11-15 | 83 yr 6 mo |
| Jun 2023 | Condominium | S$908,000 | 797 sqft | S$1,140 | 01-05 | 83 yr 7 mo |
| May 2023 | Condominium | S$1,280,000 | 872 sqft | S$1,468 | 06-10 | 83 yr 8 mo |
| Apr 2023 | Condominium | S$1,230,000 | 850 sqft | S$1,446 | 11-15 | 83 yr 9 mo |
Showing the 40 most recent of 55 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Casa Merah
S$1,548
+2.9%21 sales4.0% yield
D'Manor
S$918
-1.9%7 sales2.9% yield
Landed homes, Bedok Walk
S$1,788
+19.7%4 sales1.9% yield
Urban Vista
S$1,643
+3.6%36 sales4.0% yield
Sceneca Residence
S$2,312
—12 sales3.0% yield
Siew Lim Park
S$155
-87.4%3 sales11.1% yield
Landed homes, Jalan Chempaka Kuning
S$229
+63.4%10 sales15.4% yield
The Tanamera
S$1,240
+3.3%4 sales4.6% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.