Tembusu Grand

651 filed transactions · District 15 · RCR

Median, per square foot

2,449 psf

Observed range

$2,174 — $2,908 psf
S$2,302k median price

99 yrs lease commencing from 2022 · 651 filed transactions

▲ 4.8% vs 12 months ago

S$2,302k

Median price

651

Filed transactions

30%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $2,302,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Aug '24 · S$2,907kAug '26 · S$2,153k

The transactions behind those figures20 of 651

Nothing modelled — these are the filed sales.

49 sqm · floor 16-20Condominium · Resale · 2026-08

S$1,426,000$2704 psf

92 sqm · floor 16-20Condominium · Resale · 2026-08

S$2,880,000$2908 psf

62 sqm · floor 06-10Condominium · Resale · 2026-07

S$1,800,000$2697 psf

133 sqm · floor 01-05Condominium · Resale · 2026-07

S$4,000,000$2794 psf

92 sqm · floor 06-10Condominium · Resale · 2026-07

S$2,673,000$2699 psf

92 sqm · floor 06-10Condominium · Resale · 2026-07

S$2,730,000$2757 psf

62 sqm · floor 11-15Condominium · Sub sale · 2026-06

S$1,900,000$2847 psf

69 sqm · floor 01-05Condominium · Sub sale · 2026-06

S$1,908,000$2569 psf

One row arrives from the source with particulars identical to another — same size, price, month and type — and is listed once here with a count. Whether those are separate sales or one sale filed more than once is not something the feed distinguishes, so nothing has been removed and every figure above still counts them all.

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+6.3%

Floors 16+ against floors 1–5, Tembusu Grand only. Median S$2,521 psf up top from 164 sales, S$2,372 psf low down from 157.

District 15, typical project+9.3%

Middle of 31 projects in District 15 that clear the bar — half fall between +3.4% and +14%. 5 came out negative — high floors sold for less in 5 of them.

Every band in District 15, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,870	1,677
06-10	S$2,312	1,052
11-15	S$2,430	938
16-20	S$2,522	763
21-25	S$2,399	158
26-30	S$2,513	16

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Tanjong Katong

635m

Primary schools within 1km

nearest 402m

Primary schools · straight-line distance

Tanjong Katong Primary School402m
Haig Girls' School977m on the 1km line

4 more between 1km and 2km

Kong Hwa School1.1km
CHIJ (Katong) Primary1.6km
Tao Nan School1.7km
Geylang Methodist School (Primary)1.9km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Tanjong Katong635m
Dakota875m
Marine Parade962m

Also nearby

Hawker centreDunman Food Centre705m
ParkHaig Walk (Geylang Rd-Dunman Rd)467m
Other schoolsTanjong Katong Girls' School279m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Tembusu GrandStraight-line, not walking — what sits between two points is in no dataset here.

7projects within 300m

$1,716–$2,390the middle half, per sq ft

$1,999median of those sales

From 102 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Suites@ Katong	248m	2026-08	01-05	44 sqm	$1,480
Haig Court	147m	2026-07	06-10	135 sqm	$2,168
Landed · Boscombe Road	183m	2026-07	—	254 sqm	$3,258
Landed · Boscombe Road	183m	2026-07	—	252 sqm	$3,610
Haig 162	249m	2026-06	06-10	34 sqm	$1,926
Chelsea Lodge	93m	2026-05	01-05	89 sqm	$1,628
Haig Court	147m	2026-05	11-15	134 sqm	$2,253
Haig Court	147m	2026-05	01-05	100 sqm	$2,118
Haig Court	147m	2026-05	01-05	135 sqm	$2,126
Haig Court	147m	2026-05	01-05	100 sqm	$2,014
Haig 162	249m	2026-04	06-10	33 sqm	$1,999
Haig 162	249m	2026-04	11-15	34 sqm	$1,940
Haig Court	147m	2025-12	06-10	144 sqm	$2,132
Haig Court	147m	2025-09	06-10	134 sqm	$2,155
Haig Court	147m	2025-08	01-05	144 sqm	$2,129
Chelsea Lodge	93m	2025-07	01-05	50 sqm	$1,589

The 16 most recent are listed, out of 102 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

6 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2025-11-11	162m	252° WSW	2 storeys	Proposed reconstruction of an existing 2-storey semi-detached dwelling house with an attic to a 2-storey envelope cont…
2026-04-20	165m	249° WSW	2 storeys	Proposed erection of a 2-storey envelope control detached dwelling house with a basement, an attic and a sunken swimmi…
2025-06-20	215m	250° WSW	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with an attic, basement and swimming pool…
2024-09-09	217m	265° W	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with basement, mezzanine, an attic and a …
2024-12-30	285m	281° W	2 storeys	Proposed reconstruction of an existing 2-storey detached dwelling house to a 2-storey envelope control detached dwelli…
2025-01-27	325m	253° WSW	2 storeys	Proposed new erection of a 2-storey envelope control semi-detached dwelling house with an attic and a basement (marine…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$2,302,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,302,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$52,984

Cash in handS$1,866,600

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.