RPS · Resale Project Scorecard
Tembelina — Grade A
RPS score 6.50/10 · D15 · East Coast, Marine Parade · 14 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1997
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +5.59% — but from only 3 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
4 primary schools within 1km (nearest: HAIG GIRLS' SCHOOL at 0.29km). Exceptional school catchment — strong appeal for families with young children.
14 units — very small project; niche product with thin resale market.
0.77km from Marine Parade Mrt Stn (TE26) — short walk to MRT, good transport convenience.
Rental yield of 2.51% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.27km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: HAIG Girls' School, Tanjong Katong Primary School, CHIJ (Katong) Primary, TAO NAN School.
The verdict· Scores updated September 2026
Tembelina scores 6.50 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 650th of 2,357 resale condos scored in Singapore and 119th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (1/10). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at Tembelina
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,747 psf, median price $1.88M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,747 psf | $1.88M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,747 psf | $1.88M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Tembelina: frequently asked questions
Answers generated from the scorecard data — RPS rank 650th of 2,357, scores updated September 2026.
- Is Tembelina a good buy in 2026?
- Tembelina scores 6.50/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 650th of 2,357 Singapore resale condos and 119th of 436 in District 15 (East Coast, Marine Parade). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Tembelina?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Tembelina, at a median of $1,747 psf and a median price of $1.88M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Tembelina from the nearest MRT station?
- Tembelina is about 770m from Marine Parade MRT (TE26), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Tembelina compare with King's Mansion?
- King's Mansion is the project scored next to Tembelina on the District 15 ranking: 6.50 (Grade A) against Tembelina's 6.50 (Grade A). Tembelina scores higher on Primary School Effect (10 vs 7) and Rental Yield (3 vs 0); King's Mansion scores higher on MRT Proximity (7 vs 10) and Project Size (3 vs 5).
- Which primary schools are within 1km of Tembelina?
- 4 primary schools are within 1km of Tembelina: HAIG Girls' School, Tanjong Katong Primary School, CHIJ (Katong) Primary, TAO NAN School. 4 primary schools within 1km (nearest: HAIG GIRLS' SCHOOL at 0.29km). Exceptional school catchment — strong appeal for families with young children. Tembelina scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Tembelina, and how big is the project?
- Tembelina is freehold, completed in 1997, has 14 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 14 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Tembelina in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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