The Tembusu

57 filed transactions · District 19 · OCR

Median, per square foot

1,832 psf

Observed range

$1,281 — $2,195 psf
S$1,498k median price

Freehold · 57 filed transactions

▲ 2.6% vs 12 months ago

S$1,498k

Median price

Filed transactions

50%

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 $1,498,000Loan, 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

Sep '23 · S$2,000kJun '26 · S$906k

The transactions behind those figures20 of 57

Nothing modelled — these are the filed sales.

44 sqm · floor 06-10Condominium · Resale · 2026-06

S$905,888$1913 psf

70 sqm · floor 11-15Condominium · Resale · 2026-05

S$1,548,000$2054 psf

70 sqm · floor 01-05Condominium · Resale · 2026-05

S$1,498,000$1988 psf

44 sqm · floor 06-10Condominium · Resale · 2026-04

S$905,000$1911 psf

87 sqm · floor 16-20Condominium · Resale · 2026-02

S$1,850,000$1976 psf

95 sqm · floor 16-20Condominium · Resale · 2026-01

S$1,790,000$1750 psf

70 sqm · floor 11-15Condominium · Resale · 2026-01

S$1,480,000$1964 psf

70 sqm · floor 06-10Condominium · Resale · 2025-12

S$1,520,000$2017 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+1.9%

Floors 16+ against floors 1–5, The Tembusu only. Median S$1,806 psf up top from 10 sales, S$1,771 psf low down from 19.

District 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, 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$1,519	1,912
06-10	S$1,566	1,301
11-15	S$1,575	1,203
16-20	S$1,691	520
21-25	S$2,586	52

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

Kovan

500m

Primary schools within 1km

nearest 452m

Primary schools · straight-line distance

Xinghua Primary School452m
Holy Innocents' Primary School758m

7 more between 1km and 2km

Xinmin Primary School1.3km
Montfort Junior School1.3km
Paya Lebar Methodist Girls' School (Primary)1.5km
CHIJ Our Lady of the Nativity1.6km
Yio Chu Kang Primary School1.8km
Punggol Primary School1.9km
Hougang Primary School2.0km

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

Kovan500m
Hougang981m

Also nearby

Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)498m
ParkRealty Park707m
Other schoolsAnderson Serangoon Junior College450m

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 The TembusuStraight-line, not walking — what sits between two points is in no dataset here.

9projects within 300m

$1,281–$1,890the middle half, per sq ft

$1,677median of those sales

From 103 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
Trilive	202m	2026-08	06-10	60 sqm	$1,839
Trilive	202m	2026-07	06-10	57 sqm	$1,907
Trilive	202m	2026-07	06-10	108 sqm	$1,935
Trilive	202m	2026-07	11-15	58 sqm	$1,906
Stars of Kovan	268m	2026-07	11-15	69 sqm	$1,978
Stars of Kovan	268m	2026-07	11-15	68 sqm	$2,029
Trilive	202m	2026-06	16-20	84 sqm	$1,703
Trilive	202m	2026-06	06-10	84 sqm	$1,742
Stars of Kovan	268m	2026-06	11-15	70 sqm	$1,988
Stars of Kovan	268m	2026-06	01-05	69 sqm	$1,885
Kovan Grandeur	298m	2026-06	01-05	53 sqm	$1,472
Landed · Valley Road	141m	2026-05	—	472 sqm	$1,428
Landed · Valley Road	141m	2026-04	—	344 sqm	$2,236
Landed · Jalan Teliti	181m	2025-11	—	280 sqm	$2,051
Fortune Park	144m	2025-03	06-10	91 sqm	$1,337
Fortune Park	144m	2025-02	01-05	110 sqm	$1,503
Landed · Jalan Teliti	181m	2025-02	—	402 sqm	$1,300
Landed · Jalan Teliti	181m	2025-02	—	354 sqm	$1,443
Fortune Park	144m	2025-01	06-10	118 sqm	$1,339
Tai Peng Gardens	153m	2024-11	—	291 sqm	$1,359
Tai Peng Gardens	153m	2024-10	—	259 sqm	$2,090
Tai Peng Gardens	153m	2024-10	—	189 sqm	$1,788
Fortune Park	144m	2024-07	06-10	116 sqm	$1,281

The 23 most recent are listed, out of 103 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.

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

Approved	Away	Bearing	Height	What
2026-01-06	153m	288° WNW	3 storeys	Proposed new erection of a 3-storey envelope control corner terrace dwelling house with an attic and a mezzanine floor
2024-09-09	186m	257° WSW	3 storeys	Proposed new erection of a 3-storey envelope control semi-detached dwelling house with basement and attic on lot 03800…
2026-09-03	186m	257° WSW	3 storeys	Proposed amendment to approved erection of a 3-storey envelope control semi-detached dwelling house with a basement, a…
2026-06-19	385m	273° W	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with mezzanine floor and an attic
2026-07-02	390m	274° W	—	Proposed demolition of an existing single storey intermediate terrace house

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$1,498,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,498,000

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$35,456

Cash in handS$1,080,128

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.