RPS · Resale Project Scorecard
Tembeling Grove — Grade A
RPS score 6.55/10 · D15 · East Coast, Marine Parade · 24 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1993
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +3.67% — near-median performance within its 1993-era cohort (53th percentile).
4 primary schools within 1km (nearest: HAIG GIRLS' SCHOOL at 0.53km). Exceptional school catchment — strong appeal for families with young children.
24 units — very small project; niche product with thin resale market.
0.55km from Marine Parade Mrt Stn (TE26) — short walk to MRT, good transport convenience.
Rental yield of 3.40% — above-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 3.47km, 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.
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The verdict· Scores updated September 2026
Tembeling Grove scores 6.55 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 621st of 2,357 resale condos scored in Singapore and 109th 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 Tembeling Grove
URA REALIS records no resale transactions at Tembeling Grove in the 12 months to September 2026. The Historical Performance factor (6/10) is scored on 10-year price performance against same-vintage peers instead.
Tembeling Grove: frequently asked questions
Answers generated from the scorecard data — RPS rank 621st of 2,357, scores updated September 2026.
- Is Tembeling Grove a good buy in 2026?
- Tembeling Grove scores 6.55/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 621st of 2,357 Singapore resale condos and 109th 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 Tembeling Grove?
- URA REALIS records no resale transactions at Tembeling Grove in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (6/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Tembeling Grove from the nearest MRT station?
- Tembeling Grove is about 550m from Marine Parade MRT (TE26), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Tembeling Grove compare with Melinia Court?
- Melinia Court is the project scored next to Tembeling Grove on the District 15 ranking: 6.55 (Grade A) against Tembeling Grove's 6.55 (Grade A). Tembeling Grove scores higher on Rental Yield (5 vs 2); Melinia Court scores higher on Project's Historical Performance (6 vs 7).
- Which primary schools are within 1km of Tembeling Grove?
- 4 primary schools are within 1km of Tembeling Grove: HAIG Girls' School, Tanjong Katong Primary School, CHIJ (Katong) Primary, TAO NAN School. 4 primary schools within 1km (nearest: HAIG GIRLS' SCHOOL at 0.53km). Exceptional school catchment — strong appeal for families with young children. Tembeling Grove 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 Tembeling Grove, and how big is the project?
- Tembeling Grove is freehold, completed in 1993, has 24 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 24 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 Tembeling Grove 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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