Condo profile
The Tembusu: what your unit is worth and what it rents for
Tampines Road · District 19 · Outside Central Region
A freehold condo, a 9-minute walk from Kovan MRT. Over the last 12 months, units here averaged $1,965 psf and leased at a median of $3,600 a month.
Data refreshed 15 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Tembusu unit worth?
Based on 10 resale transactions in the last 12 months (URA):
- 1-Bedroom · 474 sq ft$905k – $906kavg $1,912 psf · 2 sales
- 2-Bedroom · 753 sq ft$1.48M – $1.55Mavg $2,016 psf · 6 sales
- 3-Bedroom · 936–1,023 sq ft$1.79M – $1.85Mavg $1,863 psf · 2 sales
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my Tembusu unit?
Based on 103 rental contracts in the last 12 months (URA):
- 1-Bedroom$2,750 – $2,900 a monthmedian $2,800 · 38 leases
- 2-Bedroom$3,600 – $3,766 a monthmedian $3,650 · 42 leases
- 3-Bedroom$4,500 – $5,025 a monthmedian $4,700 · 20 leases
- 4-Bedroom$5,800 – $6,000 a monthmedian $5,800 · 3 leases
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
The Tembusu at a glance
| Tenure | Freehold |
|---|---|
| District / region | D19 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
The Tembusu sits along Tampines Road, with its closest rail stop the Kovan MRT station, roughly 9 minutes away on foot. The project is recorded as freehold, so its units have no 99-year lease to count down, and two-bedroom layouts led its resales in the past 12 months. Further afield, the Hougang MRT station is about a 20-minute walk from the address. If you own a unit, compare recent resales of the same size and floor band before setting an asking price.
Works well for
- Buyers who want settled layouts with actual sales examples
- Owners who rely on the Kovan MRT station for daily trips
Worth weighing
- Kovan MRT, the nearest station, is a 9-minute walk
- Hougang MRT is the second station, around 20 minutes away
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Sale prices
What The Tembusu units have sold for
Last 12 months · 10 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 1-Bedroom | 2 | $1,912 | $905k – $906k | 474 sq ft |
| 2-Bedroom | 6 | $2,016 | $1.48M – $1.55M | 753 sq ft |
| 3-Bedroom | 2 | $1,863 | $1.79M – $1.85M | 936–1,023 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
The Tembusu resale transactions
2021 covers Nov–Dec only, the start of the URA feed. 2026 covers Jan–Sep.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Sep 2026 | 06-10 | 753 sq ft | $1.54M | $2,044 | Resale |
| Jun 2026 | 06-10 | 474 sq ft | $906k | $1,913 | Resale |
| May 2026 | 01-05 | 753 sq ft | $1.50M | $1,988 | Resale |
| May 2026 | 11-15 | 753 sq ft | $1.55M | $2,054 | Resale |
| Apr 2026 | 06-10 | 474 sq ft | $905k | $1,911 | Resale |
| Feb 2026 | 16-20 | 936 sq ft | $1.85M | $1,976 | Resale |
| Jan 2026 | 16-20 | 1,023 sq ft | $1.79M | $1,750 | Resale |
| Jan 2026 | 11-15 | 753 sq ft | $1.48M | $1,964 | Resale |
57 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
04 · Rent
What The Tembusu units lease for
Leases in the last 12 months · 103 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 1-Bedroom | 38 | $2,800 | $2,750 – $2,900 | Too few sales |
| 2-Bedroom | 42 | $3,650 | $3,600 – $3,766 | 2.9% |
| 3-Bedroom | 20 | $4,700 | $4,500 – $5,025 | Too few sales |
| 4-Bedroom | 3 | $5,800 | $5,800 – $6,000 | Too few sales |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract. No yield is shown where there were fewer than 3 sales.
05 · Location
Getting around
Walking routes and times from OneMap, measured from 107A Tampines Road. School bands use straight-line distance from 107A Tampines Road; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
06 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
The Tembusu
Closest
Stars of Kovan
Trilive
Kovan Residences
Source: URA transactions and rental contracts.
What brings you to The Tembusu?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
07 · FAQ
Questions about The Tembusu
How much is my Tembusu unit worth?
Over the last 12 months, 1-Bedroom units sold for $905k to $906k; 2-Bedroom units sold for $1.48M to $1.55M; 3-Bedroom units sold for $1.79M to $1.85M, based on 10 URA-recorded resale transactions averaging $1,965 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my Tembusu unit?
Most leases in the last 12 months fell in these monthly ranges: 1-Bedroom $2,750 to $2,900; 2-Bedroom $3,600 to $3,766; 3-Bedroom $4,500 to $5,025; 4-Bedroom $5,800 to $6,000. The overall median was $3,600 a month across 103 URA-recorded contracts.
What is the average psf at The Tembusu?
10 resale transactions in the last 12 months averaged $1,965 psf, ranging from $1,750 to $2,054 psf.
What did the latest unit sell for?
A 753 sq ft unit on floors 06-10 sold for $1.54M ($2,044 psf) in Sep 2026.
What is the nearest train station?
Kovan MRT (NE13), about a 9-minute walk (688 m). Hougang MRT (NE14) is about a 20-minute walk (1629 m).
Which primary schools are within 1 km?
Holy Innocents' Primary School (758 m), Xinghua Primary School (437 m), measured straight-line from 107A Tampines Road. Confirm the distance for your block with MOE.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Please verify before making any decision.