The Tembusu resale prices

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.

Median rent in 2026-Q3: $4.91 psf a month (the middle half of rentals: $4.76–$5.50).

Against the last 12 months’ median resale price of $1,970 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.

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.

28 private developments within 1,000 m.

Their median resale price over the last 12 months was $1,637 psf (13 developments with recent sales) — this development at $1,970 psf is 20% above that.

Straight-line distance between URA’s points on each site. The comparison is unadjusted: neighbours differ in age, tenure, unit sizes and whether they are ECs, so a gap is a question to look into, not a verdict. “Recent psf” is the median of the last 12 months’ resales, blank where a development had fewer than three.

Distances are straight-line, from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance) to the school’s registered address. MOE measures home-school distance differently — from the school’s boundary to your building’s outline — so its official 1 km and 2 km categories will not always match what you see here. A school shown at 990 m may fall outside MOE’s 1 km category, and one at 1,010 m may fall inside it. Check OneMap SchoolQuery before making any decision that depends on the category.

• XINGHUA PRIMARY SCHOOL420 m
• HOLY INNOCENTS' PRIMARY SCHOOL797 m
• XINMIN PRIMARY SCHOOL1,303 m
• MONTFORT JUNIOR SCHOOL1,367 m
• PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY)1,429 m
• CHIJ OUR LADY OF THE NATIVITY1,593 m
• YIO CHU KANG PRIMARY SCHOOL1,871 m
• PUNGGOL PRIMARY SCHOOL1,895 m

Distances are straight-line, from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance) to the station’s nearest exit — not walking distance. Rail lines are bounded by viaducts, expressways and canals, so the real walk is often much longer. This list covers stations in service, checked by hand when the data was last synced.

• Kovan471 m
• Hougang1,022 m

Distances are straight-line from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance), not walking distance, and the 200 m / 400 m bands are conventional planning catchments rather than distances measured against what buyers pay. Nearly every address in Singapore has a stop within a few hundred metres, so it is the counts that separate one place from another, not the nearest distance. The services listed are those that call at those stops. How often they run is not in this data — nine services can still mean a long wait.

1 within 200 m · 11 within 400 m · nearest 108 m

Within 200 m: 53, 62, 112

Also within 400 m: 53M, 62A, 80, 80A, 81, 82, 101, 107, 107M, 112A, 113, 113A, 115, 119, 136, 146, 153, 676