Rent vs D16 -3.8%
Rents near district median
Optima @ Tanah Merah's latest 12-month median rent is $3,850 compared with the D16 median of $4,000 for the same period. Use this district check before narrowing by bedroom and area band.
Optima @ Tanah Merah rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 86 Tanah Merah Kechil Avenue Optima @ Tanah Merah Singapore 465517
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Quick summary about Optima @ Tanah Merah
Optima @ Tanah Merah is a 99-year leasehold condominium in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. The page currently tracks 471 rentals and 59 sales. Optima @ Tanah Merah is near TANAH MERAH MRT STATION (EW4), about 0.14 km away.
For rent checks, start with the latest 12-month median of $3,850 per month and compare it with the full-history size-band range of $2,750 to $6,100. For sale checks, start with the latest 12-month median sale price of $1,535,000 and median sale PSF of $1,550 psf, then compare full-history floor-band evidence from $1,330,000 to $1,448,888 and PSF from $1,365 psf to $1,467 psf.
- Latest 12M median rent is $3,850 per month from 85 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,535,000, with median sale PSF at $1,550 psf from 7 sales.
- Rent is down 1.3% over the last 3 months. Sale PSF is up 11.6% over the last 3 months.
Optima @ Tanah Merah Market Brief
Compare the project with D16 across rent, sale PSF, tenure and transaction activity.
Compared with D16
Sale PSF vs D16 -37.8%
Sale PSF below district median
Optima @ Tanah Merah's latest 12-month median sale PSF is $1,550 psf versus the D16 median of $2,493 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.01%
Rent support above district screen
Gross yield is roughly 3.01% versus a D16 screen of 2.40%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 45.5% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -49.1%
Activity is lighter
29 recent transactions versus 57 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2008 matters most on sale price. Compare Optima @ Tanah Merah against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,850
Is the asking rent fair?
$3,650 to $4,050 is the first fair-rent band to check. Above $4,050 should have a visible reason.
Latest 12M median sale PSF $1,550 psf
Is the purchase price fair?
$1,490,000 to $1,580,000 and $1,500 to $1,600 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,700
Are similar units renting for more?
2 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 45.5% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -49.1%
Is activity rising?
Activity is lighter. 29 recent transactions versus 57 in the prior 6-month view.
Optima @ Tanah Merah Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2008
Property type Condominium, Non-Landed Properties
Sales 59 resale transactions
Total sold value $87.5M
Optima @ Tanah Merah Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 471 Jun 2021 to Jun 2026
Sale transactions 59 Jun 2021 to Jul 2026
Rent trend -1.3% Last 3 months
Sale PSF trend 11.6% Last 3 months
Optima @ Tanah Merah 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
TANAH MERAH MRT STATION (EW4) 0.14 km away
BEDOK SOUTH MRT STATION (TE30) 1.35 km away
SUNGEI BEDOK MRT STATION (TE31 / DT37) 1.5 km away
Schools nearby
BEDOK VIEW SECONDARY SCHOOL 0.56 km away
BEDOK SOUTH SECONDARY SCHOOL 0.63 km away
SAINT ANTHONY'S CANOSSIAN SECONDARY SCHOOL 0.85 km away
SAINT ANTHONY'S CANOSSIAN PRIMARY SCHOOL 0.9 km away
Amenities
BEDOK PARK CONNECTOR Park / green link · 1.43 km away
MARKET & HAWKER CENTRE (BLK 58 NEW UPPER CHANGI ROAD) Food centre · 0.75 km away
Optima @ Tanah Merah Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,650 117 rentals in view
Latest median sale PSF $1,748 psf 14 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,748 psf $1,750,000
Jun 2026 4 $4,650 0 - -
May 2026 4 $3,850 1 $1,707 psf $2,150,000
Apr 2026 9 $3,800 1 $1,583 psf $1,380,000
Mar 2026 5 $2,900 0 - -
Feb 2026 4 $3,900 0 - -
Jan 2026 5 $3,900 2 $1,530 psf $1,417,500
Dec 2025 8 $4,013 0 - -
Nov 2025 10 $4,050 1 $1,525 psf $1,280,000
Oct 2025 7 $3,500 1 $1,538 psf $1,540,000
Sept 2025 9 $3,850 0 - -
Aug 2025 13 $3,800 1 $1,486 psf $1,280,000
Projects Similar to Optima @ Tanah Merah
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 Archipelago 3.1 km away 799 transactions
- Median rent
- $3,700
- Median sale PSF
- $1,399 psf
- Median rent
- $3,800
- Median sale PSF
- $1,492 psf
- Median rent
- $3,625
- Median sale PSF
- $1,482 psf
- Median rent
- $3,800
- Median sale PSF
- $1,282 psf
- Median rent
- $3,600
- Median sale PSF
- $1,260 psf
- Median rent
- $3,100
- Median sale PSF
- $1,472 psf
Optima @ Tanah Merah Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,750 $2,665 87
2 bed $3,700 $3,675 272
3 bed $5,000 $4,901 94
4 bed $6,100 $6,187 18
Optima @ Tanah Merah Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,800 $2,670 66
500 to 600 sqft $2,700 $2,650 21
600 to 700 sqft $3,500 $3,384 23
800 to 900 sqft $3,700 $3,590 128
900 to 1,000 sqft $3,800 $3,715 67
1,000 to 1,100 sqft $4,000 $3,956 49
1,100 to 1,200 sqft $5,000 $4,686 44
1,200 to 1,300 sqft $5,100 $4,868 14
Optima @ Tanah Merah Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,330,000 $1,365 psf 22
06 to 10 $1,405,000 $1,467 psf 22
11 to 15 $1,448,888 $1,428 psf 15
Optima @ Tanah Merah 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
Optima @ Tanah Merah shows a latest 12-month median monthly rent of $3,850 across 85 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,850
Rentals in period 85
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 Optima @ Tanah Merah show a median price of $1,535,000 and $1,550 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,535,000
Latest 12M median PSF $1,550 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2008 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. Optima @ Tanah Merah has 59 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $87.5M
Latest record Jul 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 Optima @ Tanah Merah numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,850/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 $1,550 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 D16 to compare Optima @ Tanah Merah 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.
Optima @ Tanah Merah FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Optima @ Tanah Merah?
Optima @ Tanah Merah has a latest 12-month median monthly rent of $3,850 across 85 rentals in that period.
What is the typical sale price at Optima @ Tanah Merah?
The latest 12-month median sale price for Optima @ Tanah Merah is $1,535,000, based on 7 sales in that period.
What is the median sale PSF at Optima @ Tanah Merah?
The latest 12-month median sale price per square foot for Optima @ Tanah Merah is $1,550 psf. The average for the same period is $1,594 psf.
Is Optima @ Tanah Merah freehold or leasehold?
Optima @ Tanah Merah is listed as 99-year leasehold from 2008. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Optima @ Tanah Merah located?
Optima @ Tanah Merah is located at 86 Tanah Merah Kechil Avenue Optima @ Tanah Merah Singapore 465517 in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the Optima @ Tanah Merah 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.