District 15 · Singapore

Tembeling Residence

Private residential development on Tembeling Road.

Property: Apartment

Property Upside score

What helps, what holds it back, and the evidence behind each score.

Insufficient evidenceOverall score not yet available

15% evidence coverage · 1 of 8 applicable dimensions scored

The outer ring is 100. Gaps mean a dimension is unscored.

Strongest supported dimension: Connectivity (80).

Value20% weight · Unscored—Only 2 compatible sales are available in this comparison. At least 5 are needed to score value, so a small sample does not become a good or bad price verdict.View evidence and calculation

How it is assessed. 50 + 250 × (comparable central price − assessed price) / comparable central price, bounded 0–100. At least 5 compatible sales and a latest comparable within 12 months. Historical reference and private asking-price scenarios are labelled separately.

Resale demand15% weight · Unscored—We cannot yet judge how regularly homes in this segment resell. This needs at least 5 matching resales and a source covering 12 completed months; missing records are not evidence of weak demand.View evidence and calculation

How it is assessed. 100 × months with resale activity / 12 completed calendar months, minimum 5 single-unit resales in the selected property segment and full source coverage. Monthly activity consistency is a proxy, not turnover or time-to-sell; no dwelling-count denominator is available.

Rental appeal10% weight · Unscored—The available rental records do not yet support a score. We need matching contracts across a fully covered year, or at least 2 published project rental medians across 4 covered quarters. This does not mean the property is hard to rent.View evidence and calculation

How it is assessed. Requires current recorded rental contracts or published project rental medians. Reporting continuity is a proxy; unmatched rent and floor area never produce a yield.

Connectivity15% weight80/100The nearest recorded operational MRT is Marine Parade MRT, approximately 477 m away. Being more than 400 m but within 800 m earns 80 points; closer stations score higher. This is straight-line distance; the actual walking route may be longer.View evidence and calculation

How it is assessed. Nearest operational MRT straight-line distance: 100 at ≤400 m, 80 at ≤800 m, 60 at ≤1,200 m, 40 at ≤2,000 m, 20 at ≤3,000 m. Beyond covered evidence is unscored; distances are not walking times.

Nearest sourced MRT: Marine Parade MRT (2026-09-06) Source

Everyday living10% weight · Unscored—We do not have current, verified nearby location evidence for shopping. All four everyday amenity categories are needed for a fair score. This does not mean those amenities are absent.View evidence and calculation

How it is assessed. Average proximity across schools, food/markets, parks and shopping: 100 at ≤500 m, 75 at ≤1,000 m, 50 at ≤2,000 m, 25 at ≤3,000 m. All four categories require sourced coverage; school proximity does not establish admission eligibility.

Tenure resilience15% weight · Unscored—The selected sale records do not establish a consistent, usable tenure or remaining lease. We need an explicit freehold title or enough lease information to calculate the years left.View evidence and calculation

How it is assessed. Lease score = 100 × remaining years / 99, bounded 0–100; an explicitly recorded freehold title scores 100. Deduct elapsed time from recorded remaining lease, or use term and commencement year. Median across selected recent records; year-only starts are approximate.

URA growth catalysts10% weight · Unscored—No current, geographically matched growth announcement in the reviewed coverage.View evidence and calculation

How it is assessed. Highest matched catalyst score, without stacking overlapping announcements. Under-construction interchanges: 90 for a 2028 target, 85 for 2030, 80 for 2032; long-term district plans: 60 for Jurong Lake District, 55 for Greater Southern Waterfront. Subtract 10 beyond 500 m or 20 beyond 1 km. These are editorial proximity/stage points, not predicted returns. Reviewed catalogue covers selected announcements, not every Singapore plan. Reviews expire after 90 days; zoning alone earns no catalyst points.

Master Plan zoning at the mapped reference point: Residential; gross plot ratio 1.4. (2026-09-06) Source
Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source

En bloc potential5% weight · No reviewed activity · Unscored—No reviewed collective-sale activity in this limited catalogue. This does not establish that no activity exists. Redevelopment feasibility is not established.View evidence and calculation

How it is assessed. Editorial activity rubric: interest 25, committee 40, consent 55, mandate 70, tender 80, negotiation 65; a failed, ended or withdrawn attempt within 3 years scores 20. Latest dated reviewed event supersedes earlier events; repeat attempts add no points. Active stages expire at the earlier of a stated deadline, 90 days after the event, or 90 days after review. Inactive scores also require review within 90 days. Sold projects and older or expired activity are unscored. Exact private residential project identity only. This is an activity indicator, not a probability of sale, valuation or investment return. Redevelopment feasibility is not established: strata ownership, lawful GFA, entitlement, consent, costs and commercial viability require separate verification.

Master Plan zoning at the mapped reference point: Residential; gross plot ratio 1.4. (2026-09-06) Source
Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source

Announcement sources last checked 7 Sep 2026, 03:00 SGT. Monitored sources and latest verified updates.

Know of a committee, consent exercise or tender update? Submit dated evidence as a factual correction. Submissions require review and do not automatically change the score.

An editorial research indicator, not a price forecast or government rating. Overall requires at least 70% of applicable weight, including value and resale evidence. Compare only within the same property class and coverage profile. As of 2026-09-07 · Method upside-1.1.

Compare property My saved places

Apartment · strata area · Resale · 1 unit per transaction · Freehold. All charts use this comparison segment; price per sq ft uses strata area.

Fair value & asking price

A 720 sq ft property in Tembeling Residence

Comparable sales

Small sample · Based on 2 matching sales over 5 years. Individual transactions can materially change the median and range. With two sales, the median is their midpoint and the range is interpolated between them.

Comparable-sale benchmarkS$1,269,000

S$1,234,500 – S$1,303,500

Middle 50% of recorded prices
2 comparable sales over 5 years

Recent comparable sale is S$69,000 higher than the benchmark.

5.4%above the benchmark

Recent comparable saleS$1,338,000

Comparable medianS$1,269,000

S$0S$2,000,000

Below range Within range Above range

Recorded sale from 2025-01. Add an asking price above to compare a property you are considering. The amber band covers the middle 50% of similar-sized recorded prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft: S$1,760
Comparable sales: 2Past 5 years
Recorded PSF change: Limited historyNeeds five sales in each year
Recorded tenure: Freehold

Comparable recorded prices over time

Individual recorded sales per sq ft of strata area for the selected size band · This property

2022-04–2025-01

Each dot is a completed sale. There are too few sales per period for a supported median trend, so no trend line or growth rate is inferred. View the recorded prices and sizes.

Price versus other developments

District 15 · Freehold

Amber 45S$2,667

16 sales

8M ResidencesS$2,279

14 sales

Questa @ DunmanS$1,693

14 sales

The Aristo @ AmberS$1,901

12 sales

Median recorded PSF over 5 years, using the same size band. Peers need five sales and are ordered by number of recorded sales. Location, lease age, floor and condition are not adjusted.

Local market context

Against other district 15 transactions

District 15 median / sq ftS$1,652

354 matching sales in other developments

Same size band and freehold, over 5 years. Tembeling Residence needs five recent matching sales before we can place its median within this market.

Price versus the local market

The distribution of district 15 recorded sale prices for similar-sized properties

354 transactions

Market median: S$1,652 / sq ft

Bar height shows the number of other transactions in each price band. Same district 15, property type, area basis, recorded tenure, sale category and unit count, 5 years of sales and ±15% size band. This development is excluded from the market sample.

View price bands

Price / sq ft	Recorded sales
S$735–992	2
S$992–1,249	5
S$1,249–1,506	87
S$1,506–1,762	131
S$1,762–2,019	68
S$2,019–2,276	15
S$2,276–2,533	14
S$2,533–2,789	19
S$2,789–3,046	10
S$3,046–3,303	3

What traded in this development

Recorded strata areas in sales over the past 12 months

No matching sales were recorded in the past 12 months.

The sales behind the comparison

612–828 sq ft · Past 5 years

Month	Size	Floor band	Recorded price	Price / sq ft
2025-01	721 sq ft	1–5	S$1,338,000	S$1,855
2022-07	721 sq ft	1–5	S$1,200,000	S$1,664

Up to eight recent matching sales shown; the recent comparison contains 2 matching sales in this window (This property). The history chart also includes older matching sales. View all published sales across all sizes and categories. 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

Official recorded transactions

Tembeling Residence resale history

How to read the evidence

These figures describe completed historical resales in the available official records. A recorded median is not a valuation or an asking price.

What do the records cover? Tembeling Residence has 4 recorded resales from 2022-04 to 2025-01 in the available official data. No records in this evidence set fall within 2025-10 to 2026-09; this does not establish that no sales occurred. Choose a relevant unit size below before assessing a particular home.

Inspect the recorded transactions · What a median price can and cannot tell you · Choose your next research step

Available recorded history4 resales2022-04 to 2025-01

Recent recorded activity0 resales2025-10 to 2026-09

Last recorded sale period2025-01Transaction month in the source

Record window	Resales	Median price	Median S$ / sq ft
Available history2022-04 to 2025-01	4	Fewer than 5 records	Unavailable
Past 12 months2025-10 to 2026-09	0	Fewer than 5 records	Unavailable

Medians require at least 5 records per displayed group. History includes different sale dates, sizes, floors, leases and conditions; it does not measure price appreciation or the value of a particular home. The current month may be incomplete.

Sources: URA private residential transactions. Available source coverage: 2021-08 to 2026-08. Earliest source confirmation 6 Sep 2026. Recent window evaluated 7 Sep 2026. Coverage and limitations.

Coverage limit: The connected URA API supplies the past five years of private-property transactions. We retain records captured from that feed, but have not imported a pre-2021 private-property archive. Earlier transactions may exist; their absence here does not mean no sales occurred. The dates below describe records held for this selection, not the property's entire lifetime. View source coverage.

All property records

Tembeling Residence · Every recorded date, size and property type

4 sales

All published history, including archived records. No date, size, flat-type, sale-category, tenure or unit-count exclusions. Source corrections use the latest published record; all 4 retained source versions are also available.

2022-04–2025-01Download complete sales data (JSONL)

Recorded activity by year · all 4 records

2022

2023

2025

Showing 1–4 of 4 records. Every page is available below; the download contains the complete dataset for this property.

Month	Property	Sale category	Type	Area	Area basis	Units	Floor band	Tenure	Recorded price	Price / sq ft	Full source record
2025-01	Tembeling Residence	Resale	Apartment	721 sq ft	strata	1	1–5	Freehold	S$1,338,000	S$1,855	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 539995, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 60221, "place_id": "8d8b4ef8-acf1-4dee-8159-90fd17dcbc64", "month": "2025-01", "market": "private_resale", "sale_type": "resale", "property_type": "Apartment", "flat_type": "", "flat_model": "", "price": "1338000.00", "area_sqm": "67.0000", "area_type": "strata", "units": 1, "floor_low": 1, "floor_high": 5, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "67", "price": "1338000", "street": "TEMBELING ROAD", "tenure": "Freehold", "project": "TEMBELING RESIDENCE", "district": "15", "source_x": "35955.47415", "source_y": "32184.59942", "noOfUnits": "1", "floorRange": "01-05", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0125", "propertyType": "Apartment", "marketSegment": "RCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }
2023-03	Tembeling Residence	Resale	Apartment	420 sq ft	strata	1	1–5	Freehold	S$730,000	S$1,739	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 539994, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 60220, "place_id": "8d8b4ef8-acf1-4dee-8159-90fd17dcbc64", "month": "2023-03", "market": "private_resale", "sale_type": "resale", "property_type": "Apartment", "flat_type": "", "flat_model": "", "price": "730000.00", "area_sqm": "39.0000", "area_type": "strata", "units": 1, "floor_low": 1, "floor_high": 5, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "39", "price": "730000", "street": "TEMBELING ROAD", "tenure": "Freehold", "project": "TEMBELING RESIDENCE", "district": "15", "source_x": "35955.47415", "source_y": "32184.59942", "noOfUnits": "1", "floorRange": "01-05", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0323", "propertyType": "Apartment", "marketSegment": "RCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }
2022-07	Tembeling Residence	Resale	Apartment	721 sq ft	strata	1	1–5	Freehold	S$1,200,000	S$1,664	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 539993, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 60219, "place_id": "8d8b4ef8-acf1-4dee-8159-90fd17dcbc64", "month": "2022-07", "market": "private_resale", "sale_type": "resale", "property_type": "Apartment", "flat_type": "", "flat_model": "", "price": "1200000.00", "area_sqm": "67.0000", "area_type": "strata", "units": 1, "floor_low": 1, "floor_high": 5, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "67", "price": "1200000", "street": "TEMBELING ROAD", "tenure": "Freehold", "project": "TEMBELING RESIDENCE", "district": "15", "source_x": "35955.47415", "source_y": "32184.59942", "noOfUnits": "1", "floorRange": "01-05", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0722", "propertyType": "Apartment", "marketSegment": "RCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }
2022-04	Tembeling Residence	Resale	Apartment	1,528 sq ft	strata	1	1–5	Freehold	S$2,200,000	S$1,439	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 539992, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 60218, "place_id": "8d8b4ef8-acf1-4dee-8159-90fd17dcbc64", "month": "2022-04", "market": "private_resale", "sale_type": "resale", "property_type": "Apartment", "flat_type": "", "flat_model": "", "price": "2200000.00", "area_sqm": "142.0000", "area_type": "strata", "units": 1, "floor_low": 1, "floor_high": 5, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "142", "price": "2200000", "street": "TEMBELING ROAD", "tenure": "Freehold", "project": "TEMBELING RESIDENCE", "district": "15", "source_x": "35955.47415", "source_y": "32184.59942", "noOfUnits": "1", "floorRange": "01-05", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0422", "propertyType": "Apartment", "marketSegment": "RCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }

Official historical records are supplied by HDB/data.gov.sg and URA. Dates retain source precision. Price per square foot uses each record’s stated area basis; land area, strata area and multi-unit sales are labelled and may not be directly comparable. Original fields, quality flags and source provenance remain available on every row.

How rentable is this property?

Repeated reported rental activity · 2025-07–2026-06

Median reported monthly rent: S$3,000
Reported contracts: 6
Months with activity: 5 / 12
Latest lease month: 2026-04

URA recent private residential rental contracts · checked 6 Sep 2026 · Official source · Source terms

These counts show reported rental activity, not occupancy or how quickly your unit will find a tenant. Records can include renewals, and larger developments naturally tend to have more contracts.

Your unit's rentability also depends on asking rent, layout, condition, furnishing and lease restrictions. The recorded size bands below show the rents achieved by broadly similar-sized properties.

Rental history

See how reported rents at Tembeling Residence have changed over time.

A quarterly trend needs at least two published observations. You can inspect the available rental records below.

Monthly contract activity and rents · Non-landed Properties

Month	Contracts	Median monthly rent	Middle 50%
2025-07	0	Fewer than 5 records	Not calculated
2025-08	0	Fewer than 5 records	Not calculated
2025-09	1	Fewer than 5 records	Not calculated
2025-10	0	Fewer than 5 records	Not calculated
2025-11	1	Fewer than 5 records	Not calculated
2025-12	0	Fewer than 5 records	Not calculated
2026-01	0	Fewer than 5 records	Not calculated
2026-02	1	Fewer than 5 records	Not calculated
2026-03	1	Fewer than 5 records	Not calculated
2026-04	2	Fewer than 5 records	Not calculated
2026-05	0	Fewer than 5 records	Not calculated
2026-06	0	Fewer than 5 records	Not calculated

Counts refer to records, not unique units. A changing unit mix can move the median. The middle 50% is a historical sample range, not a confidence interval for your unit.

Recorded rental contracts

6 Non-landed Properties records in the connected source history. Lease commencement month is shown. No exact unit identity is supplied; rows may include renewals and must not be interpreted as distinct occupied units.

Browse recorded rental contracts

Lease month	Property / flat type	Area band (sq ft)	Monthly rent
2026-04	Non-landed Properties	400-500	S$3,000
2026-04	Non-landed Properties	400-500	S$3,000
2026-03	Non-landed Properties	400-500	S$2,200
2026-02	Non-landed Properties	400-500	S$2,200
2025-11	Non-landed Properties	800-900	S$4,000
2025-09	Non-landed Properties	600-700	S$3,350

Source coverage and refresh status

Rental yield & income-based value

Calculated from published rental and resale evidence. No inputs needed.

Indicative gross rental yieldNot enough comparable evidence

A reliable project yield needs rental and resale evidence from the same period and property class.

Neighbouring projectsComparison unavailable

Nearby properties do not meet the common-period and minimum-sample requirements.

Gross yields exclude vacancy, running costs, financing and income tax. Public records cannot establish your unit’s exact rent, occupancy or net yield.

Test your own assumptions Optional calculator

Estimate rental returns using your price, rent and running costs. Compare this income-based scenario with the comparable-sale valuation. Your inputs stay private.

Your property and rental income

Use a monthly rent assumption, or leave it blank to use at least five compatible contracts.

Rental property / flat type

Your floor area (sq ft)

Purchase or current value (S$)

Monthly rent assumption (S$, optional)Leave blank to use at least five compatible reported contracts. Enter your own amount to run an explicitly assumed scenario.

Vacancy and running costs

Assumed vacant months each year

Annual operating costs (S$)Include maintenance, property tax, insurance, repairs and annualised letting fees. Exclude mortgage payments and personal income tax.

Your required return

Required annual rental yield (%)Your required return. A lower required yield implies a higher income-based value. This is not an automatically determined market yield.

Yield basis for income-based value

Add mortgage, stamp duty and cash/CPF assumptions in the ownership cost calculator · How to interpret Singapore condo rental yields

Compare neighbouring rental yields

Indicative gross project yield = quarterly median monthly rent per sq ft × 12 ÷ median resale price per sq ft in the same quarter. Rental and sale records concern different units. This mixed-unit project proxy excludes vacancy, costs, financing, condition and unit-specific lease effects.

Development	Gross yield proxy	Distance	Rent / sq ft / month	Resale / sq ft	Sales
No neighbouring projects meet the common-period, property-type and sample requirements. No comparison yield has been invented.

The subject has insufficient compatible evidence for a public project-yield benchmark. The optional calculator in the rental yield section is available for personal assumptions.

Rental evidence: URA rental medians. Sale evidence: URA resale records. Approximate mapped proximity: SLA OneMap. Higher yield alone does not establish a better investment; lease, quality and growth expectations can differ.

Explore the neighbourhood

What’s around Tembeling Residence — before you book a viewing.

Explore on Google Maps ↗

URA project coordinates. The pin marks the development reference point. Get directions.

MRT stations

Marine Parade MRTTE26
480 m
Marine Terrace MRTTE27
1.1 km
Tanjong Katong MRTTE25
1.2 km
Eunos MRTEW7
1.4 km

Schools

Haig Girls' SchoolPrimary · Girls' School
550 m
Tanjong Katong Primary SchoolPrimary · Co-Ed School
570 m
CHIJ (Katong) PrimaryPrimary · Girls' School
710 m
Tao Nan SchoolPrimary · Co-Ed School
780 m

Shopping

No verified places in this category within the search radius.

Parks & green spaces

Food & markets

Dunman Food Centre
400 m
Marine Parade Central Blk 84 (84 Marine Parade Central Market And Food Centre)
590 m
Marine Terrace Blk 50A (50A Marine Terrace)
1.2 km
Geylang Serai Market
1.3 km

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.

Check a specific journey with OneMap

Address search and route estimates: SLA OneMap. Your destination is sent to OneMap to calculate this journey.

Tembeling Residence: neighbourhood changes and ownership research

Use dated official evidence and reviewed contributions alongside the transaction analysis. Nearby records use approximate straight-line proximity; they do not establish a unit’s rent, school eligibility, construction impact or flood probability.

Compare household journeys and amenities Calculate Singapore ownership costs Understand URA planning and future supply

MRT station entrances · 12 records shown