RPS · Resale Project Scorecard
The Tembusu — Grade S
RPS score 7.41/10 · D19 · Hougang, Punggol, Sengkang · 337 units · scored across 7 weighted factors — methodology published.
FH · Wing Tai Holdings · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +1.75% — near-median performance within its 2016-era cohort (61th percentile).
2 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.41km). Exceptional school catchment — strong appeal for families with young children.
337 units — good project size supporting active resale market and adequate facilities.
0.60km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 2.84% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.06km, far enough that the impact on this project is modest.
Primary schools within 1km: Xinghua Primary School, HOLY Innocents' Primary School.
The verdict· Scores updated September 2026
The Tembusu scores 7.41 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 201st of 2,357 resale condos scored in Singapore and 47th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Rental Yield (3/10). Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at The Tembusu
12 months to September 2026 (Oct 2025 – Sep 2026): 14 resale transactions, median $1,939 psf, median price $1.49M. Median PSF is up 2.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,890 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 7 | $1,879 psf | $938,000 |
| Jan–Mar 2026 | 3 | $1,964 psf | $1.79M |
| Apr–Jun 2026 | 4 | $1,951 psf | $1.20M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 14 | $1,939 psf | $1.49M |
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.
The Tembusu: frequently asked questions
Answers generated from the scorecard data — RPS rank 201st of 2,357, scores updated September 2026.
- Is The Tembusu a good buy in 2026?
- The Tembusu scores 7.41/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 201st of 2,357 Singapore resale condos and 47th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns. 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 The Tembusu?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 14 resale transactions at The Tembusu, at a median of $1,939 psf and a median price of $1.49M (range $1,477 psf to $2,145 psf). The median PSF is up 2.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,890 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Tembusu from the nearest MRT station?
- The Tembusu is about 600m from Kovan MRT (NE13), 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 The Tembusu compare with River Isles?
- River Isles is the project scored next to The Tembusu on the District 19 ranking: 7.43 (Grade S) against The Tembusu's 7.41 (Grade S). The Tembusu scores higher on MRT Proximity (8 vs 2) and Tenure (10 vs 8); River Isles scores higher on Future Transformation (4 vs 9) and Project's Historical Performance (7 vs 9).
- Which primary schools are within 1km of The Tembusu?
- 2 primary schools are within 1km of The Tembusu: Xinghua Primary School, HOLY Innocents' Primary School. 2 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.41km). Exceptional school catchment — strong appeal for families with young children. The Tembusu scores 9/10 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 The Tembusu, and how big is the project?
- The Tembusu is freehold, completed in 2016, has 337 units, developed by Wing Tai Holdings. Freehold tenure — no lease decay concerns, preserves long-term value. 337 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Tembusu in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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