Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Condominium Project Intelligence
THE TEMBUSU
TAMPINES ROAD
320 mDEFU MRT STATION
$1.5MMedian transacted price
15Transactions in latest 12 months
501–780 sqftMost popular unit size
Market Snapshot
▼ -69.8%
From 12-Month High
Peak: Aug 2025Based on latest 12 months
▲ +4.4%
From 12-Month Low
Low: Oct 2025Based on latest 12 months
▲ +26.2%
Vs District Median PSF
Above District 19 medianBased on latest 12 months
▲ +27.4%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
4.5%
12M Turnover Rate
15 sales / 337 units
Latest 12-month sales
15
Up to latest completed Month
Median transacted price
$1.5M
Latest 12 months
Median PSF
$1,964
Latest 12 months
Typical recorded price range
$905.7K – $1.8M
20th to 80th percentile
Latest transacted price
$905.9K
474 sqft · 1 Jun 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jun 2021 to Jun 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size501–780 sqft
Median Sold Size753 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
<500 sqft Average Price Trend
<500 sqft Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $905.9K | $905.9K | $905.9K | $1,913 |
| 2026-04 | 1 | $905K | $905K | $905K | $1,911 |
| 2025-11 | 1 | $910K | $910K | $910K | $1,879 |
| 2025-10 | 2 | $863K | $858K | $868K | $1,802 |
<500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Condominium | 06 to 10 | 474 sqft | $1,913 | $905.9K |
| 2026-04 | Condominium | 06 to 10 | 474 sqft | $1,911 | $905K |
| 2025-11 | Condominium | 11 to 15 | 484 sqft | $1,879 | $910K |
| 2025-10 | Condominium | 01 to 05 | 484 sqft | $1,771 | $858K |
| 2025-10 | Condominium | 11 to 15 | 474 sqft | $1,833 | $868K |
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 2 | $1.52M | $1.5M | $1.55M | $2,021 |
| 2026-01 | 1 | $1.48M | $1.48M | $1.48M | $1,964 |
| 2025-12 | 2 | $1.52M | $1.52M | $1.53M | $2,023 |
| 2025-11 | 1 | $938K | $938K | $938K | $1,477 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-05 | Condominium | 11 to 15 | 753 sqft | $2,054 | $1.55M |
| 2026-05 | Condominium | 01 to 05 | 753 sqft | $1,988 | $1.5M |
| 2026-01 | Condominium | 11 to 15 | 753 sqft | $1,964 | $1.48M |
| 2025-12 | Condominium | 06 to 10 | 753 sqft | $2,017 | $1.52M |
| 2025-12 | Condominium | 06 to 10 | 753 sqft | $2,028 | $1.53M |
| 2025-11 | Condominium | 01 to 05 | 635 sqft | $1,477 | $938K |
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-02 | 1 | $1.85M | $1.85M | $1.85M | $1,976 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-02 | Condominium | 16 to 20 | 936 sqft | $1,976 | $1.85M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-01 | 1 | $1.79M | $1.79M | $1.79M | $1,750 |
| 2025-10 | 1 | $2.24M | $2.24M | $2.24M | $2,145 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-01 | Condominium | 16 to 20 | 1,023 sqft | $1,750 | $1.79M |
| 2025-10 | Condominium | 06 to 10 | 1,044 sqft | $2,145 | $2.24M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-08 | 1 | $3M | $3M | $3M | $2,195 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-08 | Condominium | 16 to 20 | 1,367 sqft | $2,195 | $3M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from THE TEMBUSU. Distances are straight-line estimates.
MRT / LRT
- DEFU MRT STATION320 mSERANGOON RIVER ROAD
- HOUGANG MRT STATION1.1 kmHOUGANG CENTRAL
- KOVAN MRT STATION1.3 kmUPPER SERANGOON ROAD
Primary Schools
- HOLY INNOCENTS' PRIMARY SCHOOL610 mLORONG LOW KOON
- XINGHUA PRIMARY SCHOOL770 mHOUGANG AVENUE 1
- CHIJ OUR LADY OF THE NATIVITY1.3 kmUPPER SERANGOON ROAD
- MONTFORT JUNIOR SCHOOL1.6 kmHOUGANG AVENUE 8
- PUNGGOL PRIMARY SCHOOL1.8 kmHOUGANG AVENUE 8
Secondary Schools
- YUYING SECONDARY SCHOOL860 mHOUGANG AVENUE 1
- HOLY INNOCENTS' HIGH SCHOOL1.1 kmUPPER SERANGOON ROAD
- SERANGOON SECONDARY SCHOOL1.6 kmUPPER SERANGOON VIEW
- MONTFORT SECONDARY SCHOOL1.6 kmHOUGANG AVENUE 8
Post-Secondary
- NANYANG JUNIOR COLLEGE3.6 kmSERANGOON AVENUE 3
- TEMASEK POLYTECHNIC4.3 kmTAMPINES AVENUE 1
- ITE COLLEGE CENTRAL4.8 kmANG MO KIO DRIVE
MOE Kindergartens
- MOE KINDERGARTEN @ PUNGGOL1.8 kmHOUGANG AVENUE 8
Hawker Centres
- Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre)1.1 kmHougang Ave 1
- Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)1.2 kmHougang Street 21
- Ci Yuan Hawker Centre2.1 kmHougang Avenue 9
Hospitals
- INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL2.5 kmBUANGKOK VIEW
- SENGKANG GENERAL HOSPITAL3.6 kmSENGKANG EAST WAY
Parks
- JLN NAUNG PG930 m
- REALTY PARK980 m
- AROOZOO AVE PG1.4 km
Libraries
- Cheng San Library1.2 kmHougang Avenue 10
- Serangoon Library2.9 kmSerangoon Central
Community Clubs
- Hougang CC510 mHougang Avenue 3
- Aljunied CC1.1 kmHougang Avenue 1
Sport Facilities
- Hougang Sport Centre1.3 kmHougang Avenue 4
- Serangoon Sport Centre2.5 kmYio Chu Kang Road
- ActiveSG Gym@Serangoon Central2.9 kmSerangoon Central
Market Position & Nearby Transactions
How THE TEMBUSU compares with District 19 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,96415 project sales
District 19 Median PSF$1,556Median across district projects with recorded sales
Difference vs District+26.2%Above district median
Transactions Within 1 km40Recorded in the latest 12 months
Position Within District 19
THE TEMBUSU is more affordable than 18% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
175of 214 District 19 projects with recorded sales
District reference range$1,103 – $2,169 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| KOVAN GRANDEUR | 454 m | 201115 yrs old | 74 | 7 | $1,472 |
| YI MEI GARDENS | 501 m | 198442 yrs old | — | 0 | — |
| HAI SING PARK | 530 m | — | — | 1 | $2,116 |
| PARC VERA | 545 m | 201511 yrs old | 452 | 14 | $1,489 |
| KUAN MING GARDENS | 559 m | — | — | 0 | — |
| FORTUNE PARK | 611 m | 199630 yrs old | — | 0 | — |
| EVERGREEN PARK | 783 m | 200422 yrs old | — | 7 | $1,138 |
| SILVER HILL | 799 m | 198838 yrs old | — | 0 | — |
| NAUNG RESIDENCE | 835 m | 201511 yrs old | 60 | 2 | $1,517 |
| PARKWOOD COLLECTION | 907 m | 20242 yrs old | 50 | 3 | $891 |
| MIDTOWN RESIDENCES | 920 m | — | 160 | 6 | $1,616 |
| HARMONY @ 1A | 942 m | 200818 yrs old | 12 | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $765K | $765K | $765K | $1,692 |
| 2026-03 | 1 | $640K | $640K | $640K | $1,652 |
| 2026-01 | 1 | $755K | $755K | $755K | $1,670 |
| 2025-11 | 1 | $639.1K | $639.1K | $639.1K | $1,649 |
| 2025-08 | 1 | $663.8K | $663.8K | $663.8K | $1,542 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| KOVAN GRANDEUR | Apt | 74 | 3 | $647.6K | $1,614 |
| MIDTOWN RESIDENCES | Apt | 160 | 2 | $760K | $1,681 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 3 | $972.5K | $840K | $1.05M | $1,563 |
| 2026-04 | 1 | $830K | $830K | $830K | $1,542 |
| 2026-03 | 1 | $1.04M | $1.04M | $1.04M | $1,610 |
| 2026-01 | 1 | $1.07M | $1.07M | $1.07M | $1,529 |
| 2025-12 | 1 | $1.02M | $1.02M | $1.02M | $1,436 |
| 2025-10 | 1 | $820K | $820K | $820K | $1,437 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MIDTOWN RESIDENCES | Apt | 160 | 4 | $1.05M | $1,589 |
| KOVAN GRANDEUR | Apt | 74 | 2 | $830K | $1,455 |
| NAUNG RESIDENCE | Apt | 60 | 1 | $830K | $1,542 |
| PARC VERA | Condo | 452 | 1 | $1.02M | $1,436 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 3 | $1.31M | $1.25M | $1.44M | $1,552 |
| 2026-05 | 2 | $1.14M | $1M | $1.27M | $1,355 |
| 2026-04 | 1 | $1.46M | $1.46M | $1.46M | $1,491 |
| 2025-12 | 2 | $1.17M | $950K | $1.38M | $1,311 |
| 2025-10 | 1 | $1.32M | $1.32M | $1.32M | $1,514 |
| 2025-08 | 2 | $1.13M | $1.1M | $1.15M | $1,432 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARC VERA | Condo | 452 | 8 | $1.27M | $1,529 |
| KOVAN GRANDEUR | Apt | 74 | 2 | $975K | $1,066 |
| NAUNG RESIDENCE | Apt | 60 | 1 | $1.46M | $1,491 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-02 | 2 | $1.19M | $1.19M | $1.2M | $1,156 |
| 2026-01 | 1 | $1.82M | $1.82M | $1.82M | $1,595 |
| 2025-11 | 2 | $1.53M | $1.22M | $1.83M | $1,364 |
| 2025-10 | 1 | $1.21M | $1.21M | $1.21M | $1,159 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| EVERGREEN PARK | Apt | — | 4 | $1.2M | $1,148 |
| PARC VERA | Condo | 452 | 2 | $1.83M | $1,601 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-11 | 1 | $1.87M | $1.87M | $1.87M | $1,434 |
| 2025-10 | 2 | $1.45M | $1.41M | $1.48M | $1,120 |
| 2025-09 | 1 | $1.3M | $1.3M | $1.3M | $1,050 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| EVERGREEN PARK | Apt | — | 3 | $1.4M | $1,096 |
| PARC VERA | Condo | 452 | 1 | $1.87M | $1,434 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-11 | 1 | $4.06M | $4.06M | $4.06M | $2,116 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| HAI SING PARK | Terrace House | — | 1 | $4.06M | $2,116 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-12 | 1 | $3.2M | $3.2M | $3.2M | $1,077 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARC VERA | Condo | 452 | 1 | $3.2M | $1,077 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $4.26M | $4.26M | $4.26M | $945 |
| 2026-04 | 1 | $3.4M | $3.4M | $3.4M | $1,029 |
| 2025-08 | 2 | $3.86M | $3.7M | $4.02M | $856 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARKWOOD COLLECTION | Semi-detached House | 50 | 3 | $3.99M | $885 |
| PARC VERA | Condo | 452 | 1 | $3.4M | $1,029 |
Market Interpretation
THE TEMBUSU recorded 15 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 26.2% above the District 19 project median, indicating a premium relative to the wider district market.
Within 1 km, 12 nearby condominiums were identified; 7 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
Winsmart Investment Pte Ltd
Property type
Condominium
District
District 19 - Hougang / Punggol / Sengkang
Market segment
Outside Central Region
Tenure
Freehold
TOP
2015
Total units
337
Postal code
534009
About THE TEMBUSU
THE TEMBUSU is a condominium in Singapore District 19, completed in 2015 with freehold. It recorded 15 transactions during the latest 12-month period in the database, with a median transacted price of $1.5M and a median of $1,964 psf. The most frequently transacted size range is 501–780 sqft, representing 40.0% of transactions with recorded floor area. DEFU MRT STATION is approximately 320 m away by straight-line distance. 2 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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