The Tembusu
Tampines Road · District 19 · Outside Central Region (OCR) · Freehold
The Tembusu is a condominium development in District 19 (OCR). Based on 58 URA-recorded transactions from 2021–2026, its median price is $1,499,000, with prices moving about 9.2%/yr and a gross rental yield near 2.9%.
The verdict · for an investor
The Tembusu · Condominium · District 19 · Freehold
On balance, The Tembusu points up.
Strong track record, sitting inside Punggol Digital District — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 9 min on foot; 5 supermarkets, 3 food & retail spots nearby.
- Rentable — ~2.9% gross yield; transport and schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 2-bed +55.2%, 1-bed +20.7%, 4-bed +9.1% since 2021.
- A Primary-1 priority school within 1km — a real family draw.
- Inside Punggol Digital District — a government-committed long-term catalyst.
What's holding it back
- Its recent +9.2%/yr rode a hot cycle — don't bank on that pace repeating.
- The market's near the top of its cycle — mind your entry price.
- Larger units — entry starts around $2.60M, not an easy first step.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
gross, on this project
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 753 sqft (2-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 753 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.49M
Aim at the middle or below. A patient buyer has been getting closer to $1.44M.
If you’re selling
~$1.56M
List at the top of fair; realistic close is $1.49M–$1.51M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$2.11M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~9.2%/yr), and past pace never promises the future.
Built from URA transactions for The Tembusu — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
The Tembusu
Outside Central Region (OCR) · District 19 · ~$1,964 psf · 2.9% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans, steady immigration and rising rents are holding them up. For The Tembusu, its own prices are still climbing. Over a 4-year hold, expect modest growth — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,964 psf, The Tembusu is priced about level with similar new projects nearby — no bargain, but you're not overpaying versus its peers. Its own prices are still climbing (~9.2%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Supports prices
The Tembusu's own prices are still climbing — about +3% in the latest year of sales.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
About neutral
A moderate amount of new supply is coming to this district (~1,972 units, from 2027).
Supports prices
New launches in this district are selling well — 4 recent ones are around 96% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
Supports prices
Rents at The Tembusu are up ~6% over the last couple of years — good if you're renting it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,964 psf is ~7% above similar nearby projects (~$1,832). about right
(The whole suburbs average is ~$1,534 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
The Tembusu has grown ~9.2%/yr over ~5 years. Similar nearby: Chuan Park 1.9%, The Florence Residences 1.5%, Riverfront Residences 4.2%, Affinity At Serangoon 1%, Kingsford Waterbay 1.9% — a 1–4.2%/yr spread (most around 1.9%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,499,000
2021–2026 (URA)
Appreciation
9.2%/yr
median trend
Gross yield
2.9%
~$4.78/psf rent
Lease
Freehold
The Tembusu median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does The Tembusu fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at The Tembusu
Questions people ask about The Tembusu
Is The Tembusu freehold or leasehold?
The Tembusu is a freehold development in District 19 (Outside Central Region (OCR)). Freehold means there is no lease running down.
How much does The Tembusu cost per square foot?
Recent transactions at The Tembusu are around $1,964 psf. Across its record, transacted prices range from $750,000 to $3,100,000.
Which primary schools are near The Tembusu?
Within 1 km (top Primary 1 priority): Xinghua Primary School (0.40 km), Holy Innocents' Primary School (0.80 km). Within 1–2 km: Montfort Junior School, Paya Lebar Methodist Girls' School (primary), Xinmin Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest The Tembusu?
The nearest MRT is Kovan MRT, about 540 m away (straight-line).
Has The Tembusu gone up in value?
Across 58 URA-recorded transactions (2021–2026), prices at The Tembusu have moved about 9.2% a year on average, with a gross rental yield near 2.9%. That is a past record, not a forecast.
What condos are comparable to The Tembusu?
Within a short walk: Stars Of Kovan, Trilive, Kovan Residences, Kovan Regency, Kovan Melody. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is The Tembusu a good buy?
The Tembusu sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.