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District 16 · Singapore

Optima @ Tanah Merah

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 1,000 sq ft home in Optima @ Tanah Merah

Comparable sales
Comparable-sale benchmarkS$1,537,500

S$1,418,750 – S$1,697,500

Middle 50% of recorded prices
6 comparable sales over 12 months

19.0% above the benchmarkS$291,388 more than comparable median
Recent comparable saleS$1,828,888
Comparable medianS$1,537,500
S$0Both bars use the same price scaleS$2,500,000
Below rangeUnder S$1,418,750
Within rangeS$1,418,750–1,697,500
Above rangeOver S$1,697,500

Recorded sale from 2026-08. Add an asking price above to compare a home you are considering. The shaded range covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,566
Comparable sales
6Past 12 months
Recorded PSF change
Limited historyNeeds five sales in each year
Recorded tenure
99-year leasehold

Price performance over time

Annual resale prices per sq ft for the selected size band

2021-09–2026-08
Optima @ Tanah Merah annual median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 1,2981,4501,6021,7551,907 2023: S$1,457 / sq ft; 8 sales2026: S$1,583 / sq ft; 5 sales 202120242026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View annual figures
PeriodSalesMedian / sq ftMiddle 50%
20211Insufficient sales—
20222Insufficient sales—
20238S$1,457S$1,442–1,473
20244Insufficient sales—
20254Insufficient sales—
20265S$1,583S$1,550–1,734

Price versus other developments

District 16 · 99-year leasehold

Optima @ Tanah MerahS$1,566

6 sales · This development

Bedok ResidencesS$1,608

5 sales

EcoS$1,690

7 sales

The BayshoreS$1,358

27 sales

Aquarius By The ParkS$1,326

10 sales

Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 16 transactions

LowerHigher65 / 100

Price percentile

9.6% above the district 16 median of S$1,429 / sq ft.

Based on 106 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 16 resale prices for similar-sized homes

106 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$1,026–1,147 / sq ft: 3 salesS$1,147–1,267 / sq ft: 15 salesS$1,267–1,387 / sq ft: 30 salesS$1,387–1,508 / sq ft: 15 salesS$1,508–1,628 / sq ft: 12 salesS$1,628–1,748 / sq ft: 14 salesS$1,748–1,869 / sq ft: 3 salesS$1,869–1,989 / sq ft: 6 salesS$1,989–2,109 / sq ft: 7 salesS$2,109–2,230 / sq ft: 1 salesS$1,026S$2,230 / sq ft
Optima @ Tanah Merah: S$1,566 / sq ftMarket median: S$1,429 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$1,026–1,1473
S$1,147–1,26715
S$1,267–1,38730
S$1,387–1,50815
S$1,508–1,62812
S$1,628–1,74814
S$1,748–1,8693
S$1,869–1,9896
S$1,989–2,1097
S$2,109–2,2301

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 7 sales (87.5%)1,200–1,799 sq ft: 1 sales (12.5%)1,800 sq ft and above: 0 sales (0.0%)8recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
787.5%
1,200–1,799 sq ft
112.5%
1,800 sq ft and above
00.0%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

850–1,150 sq ft · Past 12 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-081055 sq ft11–15S$1,828,888S$1,734
2026-071001 sq ft11–15S$1,750,000S$1,748
2026-04872 sq ft6–10S$1,380,000S$1,583
2026-01861 sq ft6–10S$1,300,000S$1,510
2026-01990 sq ft6–10S$1,535,000S$1,550
2025-101001 sq ft6–10S$1,540,000S$1,538

Up to eight recent matching sales shown; the recent comparison contains 6 matching sales in this window. The history chart also includes older matching sales. View all 54 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Optima @ Tanah Merah 54 · All published history

Resale price history

2021-09–2026-08 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-08Optima @ Tanah MerahCondominium98 m²11–15S$1,828,888S$1,734
2026-07Optima @ Tanah MerahCondominium93 m²11–15S$1,750,000S$1,748
2026-05Optima @ Tanah MerahCondominium117 m²6–10S$2,150,000S$1,707
2026-04Optima @ Tanah MerahCondominium81 m²6–10S$1,380,000S$1,583
2026-01Optima @ Tanah MerahCondominium92 m²6–10S$1,535,000S$1,550
2026-01Optima @ Tanah MerahCondominium80 m²6–10S$1,300,000S$1,510
2025-11Optima @ Tanah MerahCondominium78 m²6–10S$1,280,000S$1,525
2025-10Optima @ Tanah MerahCondominium93 m²6–10S$1,540,000S$1,538
2025-08Optima @ Tanah MerahCondominium80 m²1–5S$1,280,000S$1,486
2025-06Optima @ Tanah MerahCondominium275 m²11–15S$3,600,000S$1,216
2025-06Optima @ Tanah MerahCondominium175 m²1–5S$2,400,000S$1,274
2025-05Optima @ Tanah MerahCondominium133 m²1–5S$2,250,000S$1,572
2025-05Optima @ Tanah MerahCondominium81 m²1–5S$1,310,000S$1,503
2025-03Optima @ Tanah MerahCondominium175 m²1–5S$2,430,000S$1,290
2025-03Optima @ Tanah MerahCondominium90 m²6–10S$1,430,000S$1,476
2024-12Optima @ Tanah MerahCondominium102 m²6–10S$1,610,000S$1,466
2024-11Optima @ Tanah MerahCondominium78 m²6–10S$1,188,000S$1,415
2024-10Optima @ Tanah MerahCondominium117 m²1–5S$2,100,000S$1,667
2024-10Optima @ Tanah MerahCondominium65 m²6–10S$1,046,000S$1,495
2024-09Optima @ Tanah MerahCondominium78 m²6–10S$1,230,000S$1,465

Explore the neighbourhood

What’s around Optima @ Tanah Merah — before you book a viewing.

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MRT stations

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Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

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