Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
THE TEMBUSU
TAMPINES ROAD
320 mDEFU MRT STATION
$1.51MMedian transacted price
12Transactions in latest 12 months
501–780 sqftMost popular unit size
THE TEMBUSU Market Snapshot
▼ -16.8%
From 12-Month High
Peak: Feb 2026Based on latest 12 months
▲ +70.2%
From 12-Month Low
Low: Apr 2026Based on latest 12 months
▲ +26.3%
Vs District Median PSF
Above District 19 medianBased on latest 12 months
▲ +26.9%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
3.6%
12M Turnover Rate
12 sales / 337 units
Latest 12-month sales
12
Up to latest imported transaction
Median transacted price
$1.51M
Latest 12 months
Median PSF
$1,970
Latest 12 months
Typical recorded price range
$915.6K – $1.55M
20th to 80th percentile
Latest transacted price
$1.54M
753 sqft · 1 Sep 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: October 2026•Last updated: 12 Oct 2026
THE TEMBUSU 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 Sep 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Nov 2025 to Oct 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: October 2026•Last updated: 12 Oct 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 |
<500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Condo | 06 to 10 | 474 sqft | $1,913 | $905.9K |
| 2026-04 | Condo | 06 to 10 | 474 sqft | $1,911 | $905K |
| 2025-11 | Condo | 11 to 15 | 484 sqft | $1,879 | $910K |
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.54M | $1.54M | $1.54M | $2,044 |
| 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 |
|---|---|---|---|---|---|
| 2026-09 | Condo | 06 to 10 | 753 sqft | $2,044 | $1.54M |
| 2026-05 | Condo | 11 to 15 | 753 sqft | $2,054 | $1.55M |
| 2026-05 | Condo | 01 to 05 | 753 sqft | $1,988 | $1.5M |
| 2026-01 | Condo | 11 to 15 | 753 sqft | $1,964 | $1.48M |
| 2025-12 | Condo | 06 to 10 | 753 sqft | $2,017 | $1.52M |
| 2025-12 | Condo | 06 to 10 | 753 sqft | $2,028 | $1.53M |
| 2025-11 | Condo | 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 | Condo | 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 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-01 | Condo | 16 to 20 | 1,023 sqft | $1,750 | $1.79M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
THE TEMBUSU Location & Nearby Amenities
Explore THE TEMBUSU and nearby amenities. Distances shown are straight-line estimates from the property.
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
THE TEMBUSU Nearby Amenities
Closest amenities from THE TEMBUSU. Distances are straight-line estimates.
MRT / LRT
- DEFU MRT STATION320 m
- HOUGANG MRT STATION1.1 kmNE14North East Line
- KOVAN MRT STATION1.3 kmNE13North East Line
Bus Interchanges
- Hougang Central Bus Interchange1.0 kmHougang Ctrl
- Buangkok Bus Interchange2.5 kmSengkang Ctrl
Shopping Malls
- Hougang RiverCourt180 m377 Hougang Street 32, Singapore 530377
- The Midtown950 mUpper Serangoon Road
- Kang Kar Mall1.1 km
- Hougang Mall1.2 kmHougang Avenue 10
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
Childcare Centres
- MY WORLD PRESCHOOL LTD350 mHOUGANG STREET 32
- SUNFLOWER PRESCHOOL @ HOUGANG CC (PRIVATE LIMITED)510 mHOUGANG AVENUE 3
- SUNSHINE KIDS EDUCARE PRIVATE LIMITED610 mHOUGANG AVENUE 5
- MY WORLD PRESCHOOL LTD.660 mHOUGANG STREET 31
Infant Care Centres
- PCF Sparkletots Preschool @ Sengkang Central Blk 277B (EY)2.3 kmCOMPASSVALE LINK
- PCF Sparkletots Preschool @ Sengkang East Blk 103 (EY)2.4 kmRIVERVALE WALK
- PCF Sparkletots Preschool @ Sengkang North Blk 206A (EY)2.7 kmCOMPASSVALE LANE
- PCF SPARKLETOTS PRESCHOOL @ SENGKANG WEST BLK 303A (EY)2.9 kmANCHORVALE LINK
Kindergartens
- EN-NAEEM MOSQUE KINDERGARTEN430 mTAMPINES ROAD
- Brainy Bunch Hougang Pte. Ltd.610 mHOUGANG AVENUE 3
- Lodestar Montessori Preschool Pte Ltd670 mJALAN TELITI
- The Montessori Playroom Kindergarten1.0 kmHOUGANG CENTRAL
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
Supermarkets
- Sheng Siong180 m
- Prime Supermarket1.1 kmHougang Avenue 1
- FairPrice1.1 km
- FairPrice1.2 km
Wet Markets
- Sengkang New Market2.6 km
- Serangoon Central Village3.0 kmSerangoon Avenue 3
Hospitals
- INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL2.5 kmBUANGKOK VIEW
- SENGKANG GENERAL HOSPITAL3.6 kmSENGKANG EAST WAY
Polyclinics
- Hougang Polyclinic1.2 kmHougang Avenue 4
- Serangoon Polyclinic2.8 kmUpper Serangoon Road
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
Featured Listings
Properties currently available through Homy, with priority given to listings in THE TEMBUSU.
SELL WITH HOMY
List your THE TEMBUSU here.
This slot has been reserved for your property.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
THE TEMBUSU 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$1,97012 project sales
District 19 Median PSF$1,560Median across district projects with recorded sales
Difference vs District+26.3%Above district median
Transactions Within 1 km46Recorded 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
169of 207 District 19 projects with recorded sales
District reference range$1,118 – $2,181 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 | 5 | $1,472 |
| YI MEI GARDENS | 501 m | 198442 yrs old | — | 0 | — |
| PARC VERA | 545 m | 201511 yrs old | 452 | 14 | $1,559 |
| TRILIVE | 553 m | — | 222 | 12 | $1,874 |
| FORTUNE PARK | 611 m | 199630 yrs old | — | 0 | — |
| EVERGREEN PARK | 783 m | 200422 yrs old | — | 5 | $1,138 |
| NAUNG RESIDENCE | 835 m | 201511 yrs old | 60 | 2 | $1,517 |
| MIDTOWN RESIDENCES | 920 m | — | 160 | 8 | $1,616 |
| HARMONY @ 1A | 942 m | 200818 yrs old | 12 | 0 | — |
| THE OLD HOUSE | 989 m | — | — | 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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $770K | $770K | $770K | $1,703 |
| 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 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MIDTOWN RESIDENCES | Apt | 160 | 3 | $763.3K | $1,688 |
| KOVAN GRANDEUR | Apt | 74 | 2 | $639.5K | $1,651 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 3 | $1.14M | $1.07M | $1.2M | $1,770 |
| 2026-08 | 1 | $1.19M | $1.19M | $1.19M | $1,839 |
| 2026-07 | 2 | $1.18M | $1.17M | $1.19M | $1,907 |
| 2026-06 | 3 | $972.5K | $840K | $1.05M | $1,563 |
| 2026-04 | 2 | $1.01M | $830K | $1.18M | $1,716 |
| 2026-03 | 2 | $1M | $962K | $1.04M | $1,681 |
| 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) |
|---|---|---|---|---|---|
| TRILIVE | Condo | 222 | 7 | $1.15M | $1,868 |
| MIDTOWN RESIDENCES | Apt | 160 | 5 | $1.05M | $1,577 |
| 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) |
|---|---|---|---|---|---|
| 2026-09 | 2 | $1.21M | $1.2M | $1.21M | $1,534 |
| 2026-08 | 2 | $1.41M | $1.24M | $1.58M | $1,684 |
| 2026-06 | 5 | $1.41M | $1.25M | $1.58M | $1,620 |
| 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 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARC VERA | Condo | 452 | 9 | $1.28M | $1,557 |
| TRILIVE | Condo | 222 | 3 | $1.57M | $1,745 |
| 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) |
|---|---|---|---|---|---|
| 2026-09 | 2 | $1.29M | $1.22M | $1.36M | $1,144 |
| 2026-07 | 1 | $2.25M | $2.25M | $2.25M | $1,935 |
| 2026-02 | 3 | $1.55M | $1.19M | $2.25M | $1,416 |
| 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 | — | 6 | $1.23M | $1,147 |
| PARC VERA | Condo | 452 | 2 | $1.83M | $1,601 |
| TRILIVE | Condo | 222 | 2 | $2.25M | $1,935 |
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 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| EVERGREEN PARK | Apt | — | 2 | $1.45M | $1,120 |
| PARC VERA | Condo | 452 | 1 | $1.87M | $1,434 |
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) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $3.4M | $3.4M | $3.4M | $1,029 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARC VERA | Condo | 452 | 1 | $3.4M | $1,029 |
Market Interpretation
THE TEMBUSU recorded 12 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 26.3% above the District 19 project median, indicating a premium relative to the wider district market.
Within 1 km, 10 nearby condominiums were identified; 6 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.THE TEMBUSU 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 12 transactions during the latest 12-month period in the database, with a median transacted price of $1.51M and a median of $1,970 psf. The most frequently transacted size range is 501–780 sqft, representing 58.3% 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, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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