Rent vs D19 -2.7%
Rents near district median
The Tembusu's latest 12-month median rent is $3,600 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
The Tembusu rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 107a Tampines Road the Tembusu Singapore 534009
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Quick summary about The Tembusu
The Tembusu is a freehold condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 543 rentals and 63 sales. The Tembusu is near KOVAN MRT STATION (NE13), about 0.53 km away.
For rent checks, start with the latest 12-month median of $3,600 per month and compare it with the full-history size-band range of $2,800 to $15,000. For sale checks, start with the latest 12-month median sale price of $1,509,000 and median sale PSF of $1,970 psf, then compare full-history floor-band evidence from $910,000 to $2,134,000 and PSF from $1,760 psf to $1,885 psf.
- Latest 12M median rent is $3,600 per month from 103 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,509,000, with median sale PSF at $1,970 psf from 12 sales.
- Rent is up 5.7% over the last 3 months. Sale PSF is up 5.8% over the last 3 months.
The Tembusu Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 +18.2%
Sale PSF above district median
The Tembusu's latest 12-month median sale PSF is $1,970 psf versus the D19 median of $1,667 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.86%
Rent support near district screen
Gross yield is roughly 2.86% versus a D19 screen of 2.55%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 29.4% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +31.4%
Activity is rising
67 recent transactions versus 51 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare The Tembusu against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,600
Is the asking rent fair?
$3,400 to $3,800 is the first fair-rent band to check. Above $3,800 should have a visible reason.
Latest 12M median sale PSF $1,970 psf
Is the purchase price fair?
$1,460,000 to $1,550,000 and $1,910 to $2,030 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,600
Are similar units renting for more?
2 bed and 700 to 800 sqft give the closest unit-size checks.
Rent stability 29.4% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +31.4%
Is activity rising?
Activity is rising. 67 recent transactions versus 51 in the prior 6-month view.
The Tembusu Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 63 resale transactions
Total sold value $100.5M
The Tembusu Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 543 Jun 2021 to Sept 2026
Sale transactions 63 Jun 2021 to Sept 2026
Rent trend 5.7% Last 3 months
Sale PSF trend 5.8% Last 3 months
The Tembusu Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
KOVAN MRT STATION (NE13) 0.53 km away
KOVAN MRT STATION 0.6 km away
DEFU MRT STATION (CR07) 0.96 km away
Schools nearby
XINGHUA PRIMARY SCHOOL 0.45 km away
YUYING SECONDARY SCHOOL 0.53 km away
HOLY INNOCENTS' PRIMARY SCHOOL 0.76 km away
CAMBERLEY INTERNATIONAL PRE-SCHOOL PRIVATE LIMITED 0.97 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 1.94 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 0.66 km away
HOUGANG AVENUE 3 PARK CONNECTOR Park / green link · 0.63 km away
CI YUAN HAWKER CENTRE Food centre · 1.68 km away
The Tembusu Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,700 155 rentals in view
Latest median sale PSF $2,044 psf 20 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Sept 2026 10 $3,700 1 $2,044 psf $1,540,000
Aug 2026 8 $3,000 0 - -
Jul 2026 14 $3,700 0 - -
Jun 2026 8 $3,250 1 $1,913 psf $905,888
May 2026 10 $3,650 2 $2,021 psf $1,523,000
Apr 2026 12 $3,500 1 $1,911 psf $905,000
Mar 2026 6 $3,750 0 - -
Feb 2026 6 $3,600 1 $1,976 psf $1,850,000
Jan 2026 13 $2,800 2 $1,857 psf $1,635,000
Dec 2025 6 $3,050 2 $2,023 psf $1,524,000
Nov 2025 2 $3,250 2 $1,678 psf $924,000
Oct 2025 8 $3,844 3 $1,833 psf $868,000
Projects Similar to The Tembusu
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2014 Botanique at Bartley 2.3 km away 1,063 transactions
- Median rent
- $3,365
- Median sale PSF
- $1,829 psf
- Median rent
- $3,600
- Median sale PSF
- $1,786 psf
- Median rent
- $3,500
- Median sale PSF
- $1,506 psf
- Median rent
- $3,600
- Median sale PSF
- $1,811 psf
- Median rent
- $3,300
- Median sale PSF
- $1,764 psf
- Median rent
- $3,500
- Median sale PSF
- $1,672 psf
The Tembusu Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,800 $2,674 193
2 bed $3,600 $3,446 219
3 bed $4,500 $4,329 109
4 bed $6,000 $5,707 21
5 bed $15,000 $15,000 1
The Tembusu Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,750 $2,644 180
600 to 700 sqft $3,050 $3,096 13
700 to 800 sqft $3,600 $3,417 188
800 to 900 sqft $3,500 $3,350 6
900 to 1,000 sqft $4,150 $3,760 10
1,000 to 1,100 sqft $4,400 $4,184 78
1,100 to 1,200 sqft $4,500 $4,500 3
1,200 to 1,300 sqft $4,300 $4,153 37
The Tembusu Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,415,000 $1,760 psf 20
06 to 10 $1,524,000 $1,885 psf 18
11 to 15 $910,000 $1,858 psf 15
16 to 20 $2,134,000 $1,815 psf 10
The Tembusu Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
The Tembusu shows a latest 12-month median monthly rent of $3,600 across 103 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,600
Rentals in period 103
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at The Tembusu show a median price of $1,509,000 and $1,970 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,509,000
Latest 12M median PSF $1,970 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. The Tembusu has 63 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $100.5M
Latest record Sept 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run The Tembusu numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,600/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $1,970 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D19 to compare The Tembusu against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
The Tembusu FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at The Tembusu?
The Tembusu has a latest 12-month median monthly rent of $3,600 across 103 rentals in that period.
What is the typical sale price at The Tembusu?
The latest 12-month median sale price for The Tembusu is $1,509,000, based on 12 sales in that period.
What is the median sale PSF at The Tembusu?
The latest 12-month median sale price per square foot for The Tembusu is $1,970 psf. The average for the same period is $1,917 psf.
Is The Tembusu freehold or leasehold?
The Tembusu is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is The Tembusu located?
The Tembusu is located at 107a Tampines Road the Tembusu Singapore 534009 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the The Tembusu transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.