The Tembusu
TAMPINES ROAD · D19
Median PSF · 12m
S$1,964
Median price · 12m
S$1.49M
Latest sale
S$906K
Jun 2026
1-year change
+4.0%
Sales · 12m
14
57 all time
Gross yield
3.28%
85 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
- +23.2%
- Annualised
- +4.5%
- Transactions
- 57
- 1 year
- +4.0%
- 3 years p.a.
- +1.9%
- 5 years p.a.
- +4.4%
- Median size
- 753 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | The Tembusu | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,964 | S$1,626 | +20.8% |
| Median price | S$1.49M | S$1.58M | -5.8% |
| Gross rental yield | 3.28% | 3.42% | -0.1 pts |
| 1-year price change | +4.0% | +4.9% | -0.9 pts |
This development trades about 21% above the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,600
Contracts · 12m
85
Implied annual rent
S$43K
Gross yield
3.28%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 35 | S$3,600 |
| 1 bedroom | 32 | S$2,800 |
| 3 bedroom | 15 | S$4,800 |
| 4 bedroom | 3 | S$5,800 |
Investment analysis
Investment score 41 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
41/100
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%94
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%55
Gross yield against every other development in its segment.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%37
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%17
How its median price per square foot compares with its own district.
- Locationweight 15%2
Distance to the nearest rail station, plus schools within 1 km. Nearest is Defu MRT at 1.5 km.
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
- Defu MRT1.5 km
- Kangkar LRT1.8 km
Schools within 2 km
- Serangoon Secondary Schoolsecondary (s1-s5)1.1 km
- Chij Our Lady Of The Nativityprimary1.5 km
- Holy Innocents' High Schoolsecondary (s1-s5)1.6 km
- North Vista Secondary Schoolsecondary (s1-s5)1.8 km
- Holy Innocents' Primary Schoolprimary1.9 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | Condominium | S$905,888 | 474 sqft | S$1,913 | 06-10 | — |
| May 2026 | Condominium | S$1,548,000 | 753 sqft | S$2,054 | 11-15 | — |
| May 2026 | Condominium | S$1,498,000 | 753 sqft | S$1,988 | 01-05 | — |
| Apr 2026 | Condominium | S$905,000 | 474 sqft | S$1,911 | 06-10 | — |
| Feb 2026 | Condominium | S$1,850,000 | 936 sqft | S$1,976 | 16-20 | — |
| Jan 2026 | Condominium | S$1,790,000 | 1,023 sqft | S$1,750 | 16-20 | — |
| Jan 2026 | Condominium | S$1,480,000 | 753 sqft | S$1,964 | 11-15 | — |
| Dec 2025 | Condominium | S$1,528,000 | 753 sqft | S$2,028 | 06-10 | — |
| Dec 2025 | Condominium | S$1,520,000 | 753 sqft | S$2,017 | 06-10 | — |
| Nov 2025 | Condominium | S$938,000 | 635 sqft | S$1,477 | 01-05 | — |
| Nov 2025 | Condominium | S$910,000 | 484 sqft | S$1,879 | 11-15 | — |
| Oct 2025 | Condominium | S$2,240,000 | 1,044 sqft | S$2,145 | 06-10 | — |
| Oct 2025 | Condominium | S$868,000 | 474 sqft | S$1,833 | 11-15 | — |
| Oct 2025 | Condominium | S$858,000 | 484 sqft | S$1,771 | 01-05 | — |
| Aug 2025 | Condominium | S$3,000,008 | 1,367 sqft | S$2,195 | 16-20 | — |
| Jul 2025 | Condominium | S$2,210,000 | 1,044 sqft | S$2,117 | 01-05 | — |
| Jul 2025 | Condominium | S$1,495,000 | 753 sqft | S$1,984 | 11-15 | — |
| May 2025 | Condominium | S$2,310,888 | 1,216 sqft | S$1,900 | 01-05 | — |
| May 2025 | Condominium | S$2,220,000 | 1,044 sqft | S$2,126 | 11-15 | — |
| Feb 2025 | Condominium | S$3,100,000 | 1,701 sqft | S$1,823 | 16-20 | — |
| Feb 2025 | Condominium | S$880,000 | 474 sqft | S$1,858 | 11-15 | — |
| Jan 2025 | Condominium | S$2,570,000 | 1,378 sqft | S$1,865 | 16-20 | — |
| Dec 2024 | Condominium | S$850,000 | 474 sqft | S$1,795 | 06-10 | — |
| Nov 2024 | Condominium | S$1,450,000 | 753 sqft | S$1,924 | 01-05 | — |
| Nov 2024 | Condominium | S$850,000 | 474 sqft | S$1,795 | 11-15 | — |
| Oct 2024 | Condominium | S$890,000 | 474 sqft | S$1,879 | 11-15 | — |
| Jul 2024 | Condominium | S$2,488,000 | 1,378 sqft | S$1,806 | 16-20 | — |
| Jul 2024 | Condominium | S$885,000 | 484 sqft | S$1,827 | 11-15 | — |
| May 2024 | Condominium | S$2,038,000 | 1,044 sqft | S$1,952 | 01-05 | — |
| May 2024 | Condominium | S$1,020,000 | 646 sqft | S$1,579 | 16-20 | — |
| Mar 2024 | Condominium | S$2,770,000 | 1,367 sqft | S$2,026 | 06-10 | — |
| Mar 2024 | Condominium | S$1,400,000 | 753 sqft | S$1,858 | 06-10 | — |
| Feb 2024 | Condominium | S$855,000 | 474 sqft | S$1,805 | 01-05 | — |
| Jan 2024 | Condominium | S$1,320,000 | 764 sqft | S$1,727 | 01-05 | — |
| Dec 2023 | Condominium | S$1,500,000 | 753 sqft | S$1,991 | 16-20 | — |
| Nov 2023 | Condominium | S$1,720,000 | 1,001 sqft | S$1,718 | 01-05 | — |
| Sep 2023 | Condominium | S$2,000,000 | 1,044 sqft | S$1,916 | 06-10 | — |
| Aug 2023 | Condominium | S$880,000 | 474 sqft | S$1,858 | 11-15 | — |
| Mar 2023 | Condominium | S$880,000 | 484 sqft | S$1,817 | 11-15 | — |
| Nov 2022 | Condominium | S$800,000 | 484 sqft | S$1,652 | 06-10 | — |
Showing the 40 most recent of 57 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Trilive
S$1,874
+4.1%10 sales3.1% yield
Landed Housing Development
S$2,447
+41.9%6 sales1.6% yield
Kovan Grandeur
S$1,455
-3.5%6 sales4.5% yield
Heron Bay
S$1,440
+7.1%16 sales3.0% yield
Rio Vista
S$1,225
+11.5%19 sales3.7% yield
Kingsford Waterbay
S$1,456
-0.3%58 sales3.8% yield
Boathouse Residences
S$1,429
+6.2%17 sales3.7% yield
Riverfront Residences
S$1,747
+1.4%101 sales3.5% 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.