The Tembusu
Tampines Road · District 19 · Outside Central Region · Freehold
Over the last 12 months to Oct 2026, 12 units at The Tembusu sold at a median of S$1,970 psf (from S$1,477 to S$2,054); the median price was S$1,509,000.
That is 20.0% above the District 19 median over the same 12 months (S$1,642 psf, 2131 sales).
Source: URA private residential transactions and rentals, data to Oct 2026, updated 2026-10-28. · How we calculate
See on the map with nearby homes and schools →
Median price per sq ft over time
Show the figures
| Year | Median psf | Sales |
|---|---|---|
| 2026 | S$ 1,970 | 8 |
| 2025 | S$ 1,900 | 15 |
| 2024 | S$ 1,816 | 12 |
| 2023 | S$ 1,858 | 5 |
| 2022 | S$ 1,765 | 15 |
| 2021 | too few sales | 2 |
How prices moved, like for like
- 700–999 sqft: S$1,749 → S$2,017 psf (+15.3%) since the first 12 months from Nov 2021
Compared within the same unit size, so a year of mostly small or large units doesn't read as a price change. The mix of unit sizes sold changed a lot between the two years, so an all-units average would mislead.
Price by floor band and unit size (5 years)
| Floor band | Under 700 sqft | 700–999 sqft | 1,000–1,299 sqft | 1,300 sqft and above |
|---|---|---|---|---|
| 16-20 | — | S$ 1,976 (3, +7.8%) | — | S$ 1,823 (5, -0.5%) |
| 11-15 | S$ 1,845 (8, +0.7%) | S$ 1,984 (3, +8.3%) | — | — |
| 06-10 | S$ 1,853 (4, +1.1%) | S$ 2,017 (5, +10.1%) | S$ 1,944 (4, +6.1%) | — |
| 01-05 | S$ 1,624 (4, -11.4%) | S$ 1,790 (6, -2.3%) | S$ 1,822 (6, -0.6%) | — |
Median psf, (number of sales, difference from this project's median). URA reports floor bands of 5 storeys, not exact floors or stacks.
Types of sale
- Resale: 57 sales — resold after completion
Recent sales
| Month | Size | Price | Price psf | Floor band | Type |
|---|---|---|---|---|---|
| Sep 2026 | 753 sqft | S$ 1,540,000 | S$ 2,044 | 06-10 | Resale |
| Jun 2026 | 474 sqft | S$ 905,888 | S$ 1,913 | 06-10 | Resale |
| May 2026 | 753 sqft | S$ 1,548,000 | S$ 2,054 | 11-15 | Resale |
| May 2026 | 753 sqft | S$ 1,498,000 | S$ 1,988 | 01-05 | Resale |
| Apr 2026 | 474 sqft | S$ 905,000 | S$ 1,911 | 06-10 | Resale |
| Feb 2026 | 936 sqft | S$ 1,850,000 | S$ 1,976 | 16-20 | Resale |
| Jan 2026 | 1,023 sqft | S$ 1,790,000 | S$ 1,750 | 16-20 | Resale |
| Jan 2026 | 753 sqft | S$ 1,480,000 | S$ 1,964 | 11-15 | Resale |
| Dec 2025 | 753 sqft | S$ 1,520,000 | S$ 2,017 | 06-10 | Resale |
| Dec 2025 | 753 sqft | S$ 1,528,000 | S$ 2,028 | 06-10 | Resale |
| Nov 2025 | 635 sqft | S$ 938,000 | S$ 1,477 | 01-05 | Resale |
| Nov 2025 | 484 sqft | S$ 910,000 | S$ 1,879 | 11-15 | Resale |
| Oct 2025 | 1,044 sqft | S$ 2,240,000 | S$ 2,145 | 06-10 | Resale |
| Oct 2025 | 484 sqft | S$ 858,000 | S$ 1,771 | 01-05 | Resale |
| Oct 2025 | 474 sqft | S$ 868,000 | S$ 1,833 | 11-15 | Resale |
Rents, last 12 months
- 1-bedroom: S$ 2,800/mo (S$2,600–S$3,300, 35 contracts)
- 2-bedroom: S$ 3,600/mo (S$3,200–S$4,300, 39 contracts)
- 3-bedroom: S$ 4,600/mo (S$3,900–S$5,400, 18 contracts)
- 4-bedroom: S$ 5,800/mo (S$5,800–S$6,200, 3 contracts)
Primary schools within 2 km
2026 Phase 2C: ballot at SC>2 · 104% demand
Straight-line distance from the project's URA map point. MOE measures from your home building to the school boundary, so check your exact address on OneMap. How distance is measured
Other projects within 1 km
- Stars Of Kovan ≈ 0.22 km · S$ 1,934 psf (22)
- Trilive ≈ 0.25 km · S$ 1,874 psf (12)
- Kovan Grandeur ≈ 0.3 km · S$ 1,283 psf (6)
- Kovan Residences ≈ 0.46 km · S$ 1,872 psf (13)
- Kovan Regency ≈ 0.5 km · S$ 2,023 psf (14)
- Bliss@kovan ≈ 0.64 km · S$ 1,637 psf (7)
- Kovan Melody ≈ 0.65 km · S$ 1,822 psf (20)
- Parc Vera ≈ 0.7 km · S$ 1,580 psf (16)
Questions
- What is the price per sq ft at The Tembusu?
- Over the last 12 months to Oct 2026, 12 units sold at a median of S$1,970 psf, from S$1,477 to S$2,054 (URA).
- Which primary schools are within 1 km of The Tembusu?
- By straight-line distance: Xinghua Primary School, Holy Innocents' Primary School. Check your exact address on OneMap for MOE's official band.
- How much do units at The Tembusu rent for?
- 95 rental contracts in the last 12 months, by bedrooms (1/2/3/4); the medians are listed above (URA).
Past transactions summarised from public URA data — not a valuation or financial advice. Prices for a particular unit depend on its size, floor, facing and condition.