Resale Project Scorecard
The Tembusu
D19 · Hougang, Punggol, Sengkang · freehold · completed 2016 · 337 units
Grade S, 7.61 out of 10, the 43rd highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 12
- To Kovan MRT
- 470 m
Artist's impression: Winsmart Investment Pte Ltd
The Tembusu Score
- S
- Grade
- Score out of 10
- 7.61
- Highest score among 180 resale condos in District 19
- 43rd
Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation, rental yield.
Project's Historical Performance25%7/10
Avg Ann. of +1.75% — near-median performance within its 2016-era cohort (61st percentile).
The district median is 7/10.
Primary School Effect20%10/10
2 primary schools within 1km (nearest: Xinghua Primary School at 0.32km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Xinghua Primary School
- Holy Innocents' Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
337 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%8/10
470 m from Kovan MRT (NE13) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%3/10
Rental yield of 2.84% — below-average income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%4/10
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.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why The Tembusu scores 7.61
The Tembusu scores 7.61 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 166th of 2,350 resale condos scored in Singapore and 43rd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Rental Yield (3/10).
| Factor | This condoThe Tembusu | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 49% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 8/10 | 7.5/10 | +0.07 | 50% of district |
| Rental Yield10% | 3/10 | 5/10 | −0.20 | 9% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 38% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 41% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Tembusu and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Tembusu Prices
By unit type at The Tembusu
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom479 sq ft | 479 sq ft | $905,000 to $938,000 | $1,895 psf | 4 |
| 2-bedroom754 sq ft | 754 sq ft | $1.48M to $1.85M | $2,003 psf | 8 |
Past transactions at The Tembusu
12 resales, Nov 2025 to Oct 2026 · median $1,970 psf · $905,000 to $1,850,000 · all 12 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 7 Sep 2026 | 107 Tampines Road | 6 | #06-01012BR · Blk 107 | 2BR | 754 | $2,044 | $1,540,000 | Resale |
| 25 Jun 2026 | 107B Tampines Road | 9 | #09-09091BR · Blk 107B | 1BR | 474 | $1,913 | $905,888 | Resale |
| 28 May 2026 | 107B Tampines Road | 11 | #11-12122BR · Blk 107B | 2BR | 754 | $2,054 | $1,548,000 | Resale |
| 11 May 2026 | 107D Tampines Road | 5 | #05-16162BR · Blk 107D | 2BR | 754 | $1,988 | $1,498,000 | Resale |
| 7 Apr 2026 | 107 Tampines Road | 10 | #10-04041BR · Blk 107 | 1BR | 474 | $1,911 | $905,000 | Resale |
| 20 Feb 2026 | 107D Tampines Road | 17 | #17-16162BR · Blk 107D | 2BR | 937 | $1,976 | $1,850,000 | Resale |
| 19 Jan 2026 | 107D Tampines Road | 12 | #12-15152BR · Blk 107D | 2BR | 754 | $1,964 | $1,480,000 | Resale |
| 8 Jan 2026 | 107C Tampines Road | 17 | #17-20202BR · Blk 107C | 2BR | 1,023 | $1,750 | $1,790,000 | Resale |
| 22 Dec 2025 | 107B Tampines Road | 10 | #10-11112BR · Blk 107B | 2BR | 754 | $2,028 | $1,528,000 | Resale |
| 22 Dec 2025 | 107B Tampines Road | 9 | #09-12122BR · Blk 107B | 2BR | 754 | $2,017 | $1,520,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 2 | $1,678 psf | $1,614 psf |
| Dec 2025 | 2 | $2,023 psf | $1,637 psf |
| Jan 2026 | 2 | $1,857 psf | $1,627 psf |
| Feb 2026 | 1 | — | $1,597 psf |
| Mar 2026 | — | — | $1,652 psf |
| Apr 2026 | 1 | — | $1,646 psf |
| May 2026 | 2 | $2,021 psf | $1,599 psf |
| Jun 2026 | 1 | — | $1,640 psf |
| Jul 2026 | — | — | $1,674 psf |
| Aug 2026 | — | — | $1,642 psf |
| Sep 2026 | 1 | — | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.1% a year, ranked 63 of 78 in D19 and 540 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Tembusu Rent
- Median rent a month
- $2,800 to $5,800
- Gross yield
- 2.8% to 3.7%
- Rental contracts
- 95
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,800 | $2,750 to $2,900 | 3.7% | 38 |
| 2-bedroom | $3,600 | $3,600 to $3,800 | 2.8% | 38 |
| 3-bedroom | $4,800 | $4,500 to $5,030 | — | 16 |
| 4-bedroom | $5,800 | — | — | 3 |
Rental contracts at The Tembusu
95 contracts, Sep 2025 to Aug 2026 · median $3,600 a month · $2,600 to $6,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,750 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,200 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,800 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $2,750 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $2,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Tembusu By stack
- Highest, stack 03
- $2,050 psf
- Lowest, stack 14
- $1,735 psf
- Stacks with 2+ resales
- 15
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,951 psf | 754 sq ft | Levels 6 to 10 | 2 |
| 02 | $1,934 psf | 1,044 sq ft | Levels 4 to 9 | 2 |
| 03 | $2,050 psf | 1,044 sq ft | Levels 8 to 17 | 4 |
| 04 | $1,879 psf | 474 sq ft | Levels 10 to 13 | 3 |
| 06 | $1,823 psf | 1,367 sq ft | Levels 4 to 17 | 5 |
| 08 | $1,789 psf | 1,216 sq ft | Levels 8 to 15 | 2 |
| 09 | $1,858 psf | 474 sq ft | Levels 3 to 14 | 5 |
| 10 | $1,771 psf | 484 sq ft | Levels 4 to 17 | 3 |
Show the other 7 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $1,976 psf | 754 sq ft | Levels 4 to 10 | 2 |
| 12 | $2,017 psf | 754 sq ft | Levels 1 to 11 | 3 |
| 14 | $1,735 psf | 484 sq ft | Levels 1 to 13 | 4 |
| 15 | $1,898 psf | 754 sq ft | Levels 1 to 12 | 4 |
| 16 | $1,863 psf | 754 sq ft | Levels 4 to 17 | 6 |
| 18 | $1,818 psf | 1,206 sq ft | Levels 1 to 17 | 4 |
| 20 | $1,750 psf | 764 sq ft | Levels 3 to 17 | 3 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Tembusu Floor plans
66 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom15 plans · 474 to 646 sq ft
2-Bedroom20 plans · 753 to 1,023 sq ft
3-Bedroom21 plans · 1,044 to 1,464 sq ft
4-Bedroom9 plans · 1,367 to 3,057 sq ft
5-Bedroom1 plan · 3,886 sq ft
Floor plans: Winsmart Investment Pte Ltd, The Tembusu floor plan book. Developer's plans, not drawn to scale, approximate and subject to change.
The Tembusu Site plan
Every block in 3D, with the sun on each home →
Site plan: Winsmart Investment Pte Ltd. Not drawn to scale, for illustration only.
The Tembusu Notes
How these numbers are worked out
- Grade S places The Tembusu in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,970 psf at The Tembusu against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,883 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (3 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 12 resale caveats at The Tembusu ranged from $1,477 psf to $2,054 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Kovan MRT (NE13), 470 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Tembusu for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.