What a Singapore property is worth, from recent comparable sales — with the working shown.
Tembusu Grand resale prices
City fringe · district 15 · Private · 99 yrs from 2022
$2,717 per sq ft over the past 12 months · 14 sales in that time · 95 years of lease left · gross rental yield about 3.0%
Under 50 sqm (3) 50–69 sqm (3) 90–109 sqm (6) 110–139 sqm (1) 140 sqm and over (1)
Each mark is one recorded sale; its shape shows the floor-area band. The dashed line is the URA Non-Landed price index, anchored to this development's median — what it would be worth if it had tracked the market.
3 sales of Under 50 sqm units in this development. The dashed line is the URA Non-Landed price index, anchored to the median of these sales — not to the whole of this development, whose mix of sizes sells at a different psf.
3 sales of 50–69 sqm units in this development. The dashed line is the URA Non-Landed price index, anchored to the median of these sales — not to the whole of this development, whose mix of sizes sells at a different psf.
6 sales of 90–109 sqm units in this development. The dashed line is the URA Non-Landed price index, anchored to the median of these sales — not to the whole of this development, whose mix of sizes sells at a different psf.
1 sale of 110–139 sqm units in this development. Too few to anchor the URA Non-Landed price index to, so no line is drawn.
1 sale of 140 sqm and over units in this development. Too few to anchor the URA Non-Landed price index to, so no line is drawn.
Bands are floor area, not bedrooms — URA's data has no bedroom count.
14 sales, 2026-07 to 2026-10.
URA’s data service publishes a rolling window of the last five years of transactions, so that is all this page can see. A development with no sale in that period does not appear here at all — which is a statement about recent sales, not about whether the property exists.
All sales
14 sales, sortable
| 2026-10 | $1,409,000 | 49 sqm (527 sq ft) | about 1 bedroom | 2,671 | 16-20 |
| 2026-10 | $2,730,000 | 92 sqm (990 sq ft) | about 3 bedrooms | 2,757 | 06-10 |
| 2026-10 | $2,688,800 | 92 sqm (990 sq ft) | about 3 bedrooms | 2,715 | 01-05 |
| 2026-10 | $1,546,000 | 60 sqm (646 sq ft) | about 2 bedrooms | 2,394 | 16-20 |
| 2026-09 | $5,900,000 | 250 sqm (2,691 sq ft) | — | 2,193 | 16-20 |
| 2026-09 | $2,060,000 | 69 sqm (743 sq ft) | about 2 bedrooms | 2,774 | 06-10 |
| 2026-09 | $1,434,000 | 49 sqm (527 sq ft) | about 1 bedroom | 2,719 | 16-20 |
| 2026-08 | $1,426,000 | 49 sqm (527 sq ft) | about 1 bedroom | 2,704 | 16-20 |
| 2026-08 | $2,880,000 | 92 sqm (990 sq ft) | about 3 bedrooms | 2,908 | 16-20 |
| 2026-07 | $4,000,000 | 133 sqm (1,432 sq ft) | about 4 bedrooms | 2,794 | 01-05 |
| 2026-07 | $2,730,000 | 92 sqm (990 sq ft) | about 3 bedrooms | 2,757 | 06-10 |
| 2026-07 | $1,800,000 | 62 sqm (667 sq ft) | about 2 bedrooms | 2,697 | 06-10 |
| 2026-07 | $2,673,000 | 92 sqm (990 sq ft) | about 3 bedrooms | 2,699 | 06-10 |
| 2026-07 | $3,280,000 | 109 sqm (1,173 sq ft) | about 3 bedrooms | 2,796 | 16-20 |
Bedroom counts are estimated from URA rental contracts for units of the same size in the same development, and shown only where at least three in four of those contracts agree. A dash means the contracts for that size do not agree.
Renting
$6.73 psf a month · 3.0% gross
Median rent in 2026-Q3: $6.73 psf a month (the middle half of rentals: $6.19–$6.89).
Against the last 12 months’ median resale price of $2,717 psf, that is a gross yield of 3.0%.
Gross yield: a year of the development’s median rent divided by its median resale price over the last 12 months — before property tax, maintenance fees, agent fees and vacancy, so what an owner keeps is lower. URA publishes a median rent only for developments with enough rentals in a quarter, so many show none.
If you borrow
loan, down payment and instalment
An illustration from the published rules, not a loan offer: lenders also look at your income, other debts and credit. Rules checked on 19 October 2026. Nothing you enter here leaves this page.
Banks do not publish their rates: they change often and depend on the package, so a bank loan starts with no rate — enter the one you were quoted.
The lease (about 95 years left) lasts past your age 95, so it does not cut back the CPF you can use.
Enter the rate your bank quoted to see your instalment; the table shows the range.
- Loan: $2,010,675, 75% of $2,680,900. Up to 75% because the loan ends within 30 years and by age 65.
- Down payment: $670,225. At least $134,045 of it (5% of the price) must be cash; the rest can come from CPF savings.
- Income: lenders test the instalment at 4% or more, and it must be no more than 55% of gross monthly income together with your other debts (the Total Debt Servicing Ratio): about $17,453 a month with no other debts.
| Rate a year | Each month |
|---|---|
| 2% | $7,432 |
| 2.5% | $7,945 |
| 3% | $8,477 |
| 3.5% | $9,029 |
| 4% | $9,599 |
| 4.5% | $10,188 |
Buying with others: HDB's term uses your average age, the lease check the youngest buyer's, and banks an income-weighted average age. The price starts at the median of this development's 14 sales in the 12 months to 2026-10; change it to the unit you have in mind. Figures are for a first home loan.
Sources: HDB: Interest rate for an HDB loan · MAS: Loan tenure and loan-to-value limits · MAS: Mortgage Servicing Ratio and Total Debt Servicing Ratio · MAS, MND and HDB: Interest rate floors for loan assessments (Sep 2022) · MND: HDB loan limit lowered to 75% (Aug 2024) · MOM, MND and CPF Board: CPF use and HDB loans when the lease is shorter (2019) · CPF Board: How much CPF you can use if the lease does not cover the youngest buyer to 95
Data sources: Private Residential Property Transactions; Private Residential Property Price Index (Non-Landed); Private Residential Properties Median Rentals by Name of Development; Private Residential Properties Rental Contract — used under the Singapore Open Data Licence v1.0. Full notices, access dates and warranty
Contains information from Private Residential Property Transactions accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from Private Residential Property Price Index (Non-Landed) accessed 2026-10-26 from Urban Redevelopment Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from Private Residential Properties Median Rentals by Name of Development accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from Private Residential Properties Rental Contract accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
This is an estimate computed from public transaction data — not a valuation by a licensed appraiser, and not advice. Do not rely on it for a purchase, sale, mortgage or any other transaction. Where the available sales do not describe your property well, the page says so rather than guessing.