The Tanamera

45 filed transactions · District 16 · OCR

Median, per square foot
1,141 psf
Observed range
$929 — $1,284 psf
S$1,450k median price

99 yrs lease commencing from 1990 · 45 filed transactions

▼ 8.7% vs 12 months ago
S$1,450k
Median price
45
Filed transactions
31%
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
I own this

Median price by month24 months with a sale

Aug '22 · S$1,550kJun '26 · S$1,529k

The transactions behind those figures20 of 45

Nothing modelled — these are the filed sales.

123 sqm · floor 06-10Condominium · Resale · 2026-06
S$1,528,888$1155 psf
141 sqm · floor 16-20Condominium · Resale · 2026-05
S$1,890,000$1245 psf
123 sqm · floor 16-20Condominium · Resale · 2026-01
S$1,680,000$1269 psf
88 sqm · floor 01-05Condominium · Resale · 2025-12
S$1,170,000$1235 psf
123 sqm · floor 16-20Condominium · Resale · 2025-08
S$1,590,000$1201 psf
89 sqm · floor 01-05Condominium · Resale · 2025-08
S$1,150,000$1200 psf
89 sqm · floor 01-05Condominium · Resale · 2025-08
S$1,180,000$1232 psf
123 sqm · floor 16-20Condominium · Resale · 2025-08
S$1,660,888$1254 psf
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+8.5%

Floors 16+ against floors 1–5, The Tanamera only. Median S$1,245 psf up top from 6 sales, S$1,148 psf low down from 16.

District 16, typical project+8%

Middle of 8 projects in District 16 that clear the bar — half fall between +2.5% and +8.8%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 16, 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.

StoreysMedian psfFiled sales
01-05S$1,3561,287
06-10S$1,467754
11-15S$1,441554
16-20S$1,337114
21-25S$1,42487
26-30S$1,47068

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
Tanah Merah
362m
Primary schools within 1km
2
nearest 615m
Primary schools · straight-line distance
  • Bedok Green Primary School615m
  • St. Anthony'S Canossian Primary School931m
5 more between 1km and 2km
  • Temasek Primary School1.0km
  • Red Swastika School1.2km
  • Fengshan Primary School1.3km
  • Yu Neng Primary School1.4km
  • Changkat Primary School1.9km
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
  • Tanah Merah362m
  • Bayshore1.4km
  • Bedok1.4km
Also nearby
  • Hawker centreNew Upper Changi Road Blk 58295m
  • ParkSennett Ave Linear PK1.2km
  • Other schoolsBedok View Secondary School291m

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

2projects within 300m
$1,635–$2,037the middle half, per sq ft
$1,897median of those sales

From 40 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Urban Vista253m2026-0806-1041 sqm$1,636
Grandeur Park Residences275m2026-0811-15135 sqm$2,056
Grandeur Park Residences275m2026-0806-10105 sqm$2,124
Grandeur Park Residences275m2026-0806-1082 sqm$2,096
Grandeur Park Residences275m2026-0806-1052 sqm$2,019
Urban Vista253m2026-0711-15116 sqm$1,137
Urban Vista253m2026-0711-1556 sqm$1,618
Urban Vista253m2026-0711-1552 sqm$1,635
Urban Vista253m2026-0711-1541 sqm$1,654
Urban Vista253m2026-0711-15124 sqm$1,371
Urban Vista253m2026-0706-1079 sqm$1,647
Urban Vista253m2026-0706-1041 sqm$1,677

The 12 most recent are listed, out of 40 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°

NESW

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.

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.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

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.

The land under The Tanamera

HDB put this parcel out to tender and names The Tanamera as what was built on it. Everything below is from that tender: the dates, the winning price, and the number of bids received.

  1. Tender launched23 Nov 1989
  2. Tender closed19 Jan 19904 bids received
  3. Awarded9 Apr 1990First Capital Corporation Ltd
  4. Winning tenderS$29,260,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Bedok S1 Tanah Merah Kechil Rd
Site area
22,655 sq m
Lease
99 yrs
Plot ratio
2
Gross floor area
Not published
Sold as
Condominium

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 9 Apr 1990 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “The Tanamera”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,450,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,450,000
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$34,410
Cash in handS$1,033,174
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.