The Tembusu rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 107a Tampines Road the Tembusu Singapore 534009
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Condominium, Non-Landed Properties 564 transactions Freehold Latest records Jun 2026
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Project read
Quick summary about The Tembusu
The Tembusu is a freehold condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 503 rentals and 61 sales. The Tembusu is near KOVAN MRT STATION (NE13), about 0.53 km away.
For rent checks, start with the project median of $3,200 per month and compare it with the observed size-band range of $2,765 to $15,000. For sale checks, start with the median sale price of $1,495,000 and median sale PSF of $1,823 psf, then compare floor-band evidence from $910,000 to $2,134,000 and PSF from $1,760 psf to $1,858 psf.
- Typical rent is $3,200 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,495,000, with median sale PSF at $1,823 psf and total recorded sale value of $98.0M.
- Rent is up 19.7% over the last 3 months. Sale PSF is up 6.4% over the last 3 months.
The Tembusu Market Position
How this project compares with the wider D19 market before you read the detailed tables.
Rent vs D19 -8.6%
Rents near district median
The Tembusu's median rent is $3,200 compared with the D19 median of $3,500. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D19 +21.4%
Sale PSF above district median
The Tembusu's median sale PSF is $1,823 psf versus the D19 median of $1,502 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.57%
Rent support near district screen
Gross yield is roughly 2.57% versus a D19 screen of 2.81%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 32.6% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +22.0%
Activity is rising
61 recent transactions versus 50 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.
The Tembusu Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,200
Is the asking rent fair?
$3,050 to $3,350 is the first fair-rent band to check. Above $3,350 should have a visible reason.
Median sale PSF $1,823 psf
Is the purchase price fair?
$1,450,000 to $1,540,000 and $1,770 to $1,880 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,530
Are similar units renting for more?
2 bed and 700 to 800 sqft give the closest unit-size checks.
Rent stability 32.6% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +22.0%
Is activity rising?
Activity is rising. 61 recent transactions versus 50 in the prior 6-month view.
Run The Tembusu numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,200/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 $1,823 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
The Tembusu Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 61 resale transactions
Total sold value $98.0M
The Tembusu Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 503 Jun 2021 to May 2026
Sale transactions 61 Jun 2021 to May 2026
Rent trend 19.7% Last 3 months
Sale PSF trend 6.4% 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 $3,650 144 rentals in view
Latest median sale PSF $2,021 psf 22 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
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
Sept 2025 2 $3,100 0 - -
Aug 2025 10 $2,950 1 $2,195 psf $3,000,008
Jul 2025 10 $3,255 2 $2,051 psf $1,852,500
Jun 2025 10 $3,900 0 - -
Projects Similar to The Tembusu
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2017 The Garden Residences 2.2 km away 796 transactions
- Median rent
- $3,200
- Median sale PSF
- $1,820 psf
- Median rent
- $3,300
- Median sale PSF
- $1,818 psf
- Median rent
- $3,300
- Median sale PSF
- $1,758 psf
- Median rent
- $3,100
- Median sale PSF
- $1,744 psf
- Median rent
- $3,200
- Median sale PSF
- $1,743 psf
- Median rent
- $3,100
- Median sale PSF
- $1,586 psf
The Tembusu Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,765 $2,660 180
2 bed $3,530 $3,420 200
3 bed $4,500 $4,301 102
4 bed $6,000 $5,703 20
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 $2,700 $2,626 167
600 to 700 sqft $3,050 $3,096 13
700 to 800 sqft $3,530 $3,389 170
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 $4,350 $4,147 72
1,100 to 1,200 sqft $4,500 $4,500 2
1,200 to 1,300 sqft $4,250 $4,126 36
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 $1,834 psf 16
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 typical monthly rent of $3,200 across 503 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,200
Rentals 503
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
Recent sales at The Tembusu point to a typical sale price of $1,495,000 and $1,823 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,495,000
Median PSF $1,823 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 61 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $98.0M
Latest record May 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.
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 median monthly rent of $3,200 across 503 rentals.
What is the typical sale price at The Tembusu?
The median sale price for The Tembusu is $1,495,000, based on 61 sales on this page.
What is the median sale PSF at The Tembusu?
The median sale price per square foot for The Tembusu is $1,823 psf. The average sale PSF is $1,832 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.