CONDODistrict 16

OPTIMA @ TANAH MERAH

Name: OPTIMA @ TANAH MERAH
Address: SG

Details

Project: OPTIMA @ TANAH MERAH
TOP year: 2012
Tenure: 99
Lease start: 2008
Total units: 297
Land size: 9,876 sqm (106,300 sqft)
Plot ratio: 2.8
Developer: TID Pte Ltd
Gross rental yield: ~3.4% · ~$1.48M (est.)
Storeys: 14
Market segment: OCR
District: 16

Nearby Schools

Nearest primaryST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL965 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Upcoming MRT

1.4 km from Bedok South (TEL Stage 5), opening 2026 · ~17 min walk

Sungei Bedok · 1.5 km · 2026

Unit Catalogue for OPTIMA @ TANAH MERAH

Total units	297
Blocks	5
Size range	484–2,960 sqft

Bedrooms	Units	Share
1-bedroom	32	11%
2-bedroom	148	50%
3-bedroom	89	30%
4-bedroom	28	9%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.5%	~$1.33M	81
3 BR	~2.8%· low sample (1 sale)	~$2.15M	18

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

OPTIMA @ TANAH MERAH was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 288 of 297 units at OPTIMA @ TANAH MERAH. 89% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 67% have been held over 10 years.

89%

Free to sell now

256 of 288 tracked · past SSD

100%

Sitting on a gain

246 of 246 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 508 total recorded transactions.


May 2026	3BR	$2,150,000	1,259	$1,708
Apr 2026	2BR	$1,380,000	871	$1,584
Jan 2026	2BR	$1,300,000	861	$1,510
Jan 2026	2BR	$1,535,000	990	$1,551
Nov 2025	2BR	$1,280,000	839	$1,526
Oct 2025	2BR	$1,540,000	1,001	$1,538
Aug 2025	2BR	$1,280,000	861	$1,487
Jun 2025	4BR	$3,600,000	2,960	$1,216
Jun 2025	3BR	$2,400,000	1,883	$1,275
May 2025	4BR	$2,250,000	1,431	$1,572

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Casa Merah	70 m	Jun 2026	Resale	2BR	$1,550,000	958	$1,618
Casa Merah	70 m	Jun 2026	Resale	3BR	$2,000,000	1,259	$1,589
Casa Merah	70 m	Jun 2026	Resale	3BR	$2,050,000	1,345	$1,524
East Meadows	215 m	Jun 2026	Resale	3BR	$1,605,000	1,194	$1,344
Urban Vista	233 m	Jun 2026	Resale	2BR	$903,000	592	$1,525
Urban Vista	233 m	Jun 2026	Resale	3BR	$1,280,000	785	$1,631
East Meadows	215 m	May 2026	Resale	3BR	$1,540,000	1,194	$1,290
Urban Vista	233 m	May 2026	Resale	1BR	$725,000	441	$1,644
East Meadows	215 m	Apr 2026	Resale	3BR	$2,050,000	1,463	$1,401
Sceneca Residence	101 m	Nov 2025	New Sale	4BR	$4,900,000	2,755	$1,779
Sceneca Residence	101 m	Oct 2025	New Sale	2BR	$1,555,000	753	$2,065
Sceneca Residence	101 m	Oct 2025	New Sale	4BR	$4,200,000	2,400	$1,750

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for OPTIMA @ TANAH MERAH

Beds

	01	02	03	04
14	#14-011,9593BR	#14-022,2714BR	#14-031,6582BR	#14-041,5393BR
13	#13-011,3023BR	#13-021,5284BR	#13-031,0552BR	#13-048502BR
12	#12-011,3023BR	#12-021,5284BR	#12-031,0552BR	#12-048502BR
11	#11-011,3023BR	#11-021,5284BR	#11-031,0552BR	#11-048502BR
10	#10-011,3023BR	#10-021,5284BR	#10-031,0552BR	#10-048502BR
09	#09-011,3023BR	#09-021,5284BR	#09-031,0552BR	#09-048502BR
08	#08-011,3023BR	#08-021,5284BR	#08-031,0552BR	#08-048502BR
07	#07-011,1953BR	#07-021,4214BR	#07-039902BR	#07-048502BR
06	#06-011,1953BR	#06-021,4214BR	#06-039902BR	#06-048502BR
05	#05-011,1953BR	#05-021,4214BR	#05-039902BR	#05-048502BR
04	#04-011,1953BR	#04-021,4214BR	#04-039902BR	#04-045061BR
03	#03-011,1953BR	#03-021,4214BR
02	#02-011,1953BR	#02-021,4214BR
01	#01-011,8843BR

1BR2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

55 realized resale exits at OPTIMA @ TANAH MERAH over the 5y window — 55 profitable, 0 at a loss, averaging 3.80%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	3	13y 2m	2.72%
2BR	3	14y 1m	2.78%
3BR	30	14y 4m	3.62%
4BR	16	14y 0m	4.37%
5BR+	3	15y 9m	4.64%
Total	55	14y 3m	3.80%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of OPTIMA @ TANAH MERAH. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at OPTIMA @ TANAH MERAH today at ~$1,538 psf (the recent resale median — last 12 months, 7 sales)…

96.5%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=288 traced current owners, 99.7% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at OPTIMA @ TANAH MERAH, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:12 pm (5 h 10 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.45M, the median of recent sale transactions at OPTIMA @ TANAH MERAH) — drag to explore what else that budget buys across Singapore.

Nearby Condos

19 within 1 km

Lowest

$993

psf

Average

$1,415

psf

Highest

$2,061

psf

This propertyNearby condo


70 m	Casa Merah	LH	2009	$1,515
101 m	Sceneca Residence	LH	2027	$2,061
215 m	East Meadows	LH	2002	$1,293
233 m	Urban Vista	LH	2016	$1,587
322 m	The Glades	LH	2016	$1,744
332 m	Grandeur Park Residences	LH	2020	$1,990
371 m	East Village	FH	2014	$1,171
425 m	Peakview Estate	FH	—	—
433 m	Bedok Shopping Complex	—	—	—
433 m	Palmwoods	LH	1999	$1,249

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

St. Anthony'S Canossian Primary School≤ 1 km900 m
Bedok Green Primary School1–2 km1.07 km
Temasek Primary School1–2 km1.13 km
Changkat Primary School1–2 km1.43 km
Red Swastika School1–2 km1.44 km
Fengshan Primary School1–2 km1.63 km
Yu Neng Primary School1–2 km1.69 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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CONDODistrict 16

OPTIMA @ TANAH MERAH

Details

Project: OPTIMA @ TANAH MERAH
TOP year: 2012
Tenure: 99
Lease start: 2008
Total units: 297
Land size: 9,876 sqm (106,300 sqft)
Plot ratio: 2.8
Developer: TID Pte Ltd
Gross rental yield: ~3.4% · ~$1.48M (est.)
Storeys: 14
Market segment: OCR
District: 16

Nearby Schools

Nearest primaryST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL965 m

Upcoming MRT

1.4 km from Bedok South (TEL Stage 5), opening 2026 · ~17 min walk

Sungei Bedok · 1.5 km · 2026

Unit Catalogue for OPTIMA @ TANAH MERAH

Total units	297
Blocks	5
Size range	484–2,960 sqft

Bedrooms	Units	Share
1-bedroom	32	11%
2-bedroom	148	50%
3-bedroom	89	30%
4-bedroom	28	9%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.5%	~$1.33M	81
3 BR	~2.8%· low sample (1 sale)	~$2.15M	18

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 288 of 297 units at OPTIMA @ TANAH MERAH. 89% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 67% have been held over 10 years.

89%

Free to sell now

256 of 288 tracked · past SSD

100%

Sitting on a gain

246 of 246 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 508 total recorded transactions.


May 2026	3BR	$2,150,000	1,259	$1,708
Apr 2026	2BR	$1,380,000	871	$1,584
Jan 2026	2BR	$1,300,000	861	$1,510
Jan 2026	2BR	$1,535,000	990	$1,551
Nov 2025	2BR	$1,280,000	839	$1,526
Oct 2025	2BR	$1,540,000	1,001	$1,538
Aug 2025	2BR	$1,280,000	861	$1,487
Jun 2025	4BR	$3,600,000	2,960	$1,216
Jun 2025	3BR	$2,400,000	1,883	$1,275
May 2025	4BR	$2,250,000	1,431	$1,572

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Casa Merah	70 m	Jun 2026	Resale	2BR	$1,550,000	958	$1,618
Casa Merah	70 m	Jun 2026	Resale	3BR	$2,000,000	1,259	$1,589
Casa Merah	70 m	Jun 2026	Resale	3BR	$2,050,000	1,345	$1,524
East Meadows	215 m	Jun 2026	Resale	3BR	$1,605,000	1,194	$1,344
Urban Vista	233 m	Jun 2026	Resale	2BR	$903,000	592	$1,525
Urban Vista	233 m	Jun 2026	Resale	3BR	$1,280,000	785	$1,631
East Meadows	215 m	May 2026	Resale	3BR	$1,540,000	1,194	$1,290
Urban Vista	233 m	May 2026	Resale	1BR	$725,000	441	$1,644
East Meadows	215 m	Apr 2026	Resale	3BR	$2,050,000	1,463	$1,401
Sceneca Residence	101 m	Nov 2025	New Sale	4BR	$4,900,000	2,755	$1,779
Sceneca Residence	101 m	Oct 2025	New Sale	2BR	$1,555,000	753	$2,065
Sceneca Residence	101 m	Oct 2025	New Sale	4BR	$4,200,000	2,400	$1,750

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for OPTIMA @ TANAH MERAH

Beds

	01	02	03	04
14	#14-011,9593BR	#14-022,2714BR	#14-031,6582BR	#14-041,5393BR
13	#13-011,3023BR	#13-021,5284BR	#13-031,0552BR	#13-048502BR
12	#12-011,3023BR	#12-021,5284BR	#12-031,0552BR	#12-048502BR
11	#11-011,3023BR	#11-021,5284BR	#11-031,0552BR	#11-048502BR
10	#10-011,3023BR	#10-021,5284BR	#10-031,0552BR	#10-048502BR
09	#09-011,3023BR	#09-021,5284BR	#09-031,0552BR	#09-048502BR
08	#08-011,3023BR	#08-021,5284BR	#08-031,0552BR	#08-048502BR
07	#07-011,1953BR	#07-021,4214BR	#07-039902BR	#07-048502BR
06	#06-011,1953BR	#06-021,4214BR	#06-039902BR	#06-048502BR
05	#05-011,1953BR	#05-021,4214BR	#05-039902BR	#05-048502BR
04	#04-011,1953BR	#04-021,4214BR	#04-039902BR	#04-045061BR
03	#03-011,1953BR	#03-021,4214BR
02	#02-011,1953BR	#02-021,4214BR
01	#01-011,8843BR

1BR2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

55 realized resale exits at OPTIMA @ TANAH MERAH over the 5y window — 55 profitable, 0 at a loss, averaging 3.80%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	3	13y 2m	2.72%
2BR	3	14y 1m	2.78%
3BR	30	14y 4m	3.62%
4BR	16	14y 0m	4.37%
5BR+	3	15y 9m	4.64%
Total	55	14y 3m	3.80%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of OPTIMA @ TANAH MERAH. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at OPTIMA @ TANAH MERAH today at ~$1,538 psf (the recent resale median — last 12 months, 7 sales)…

96.5%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=288 traced current owners, 99.7% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at OPTIMA @ TANAH MERAH, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:12 pm (5 h 10 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.45M, the median of recent sale transactions at OPTIMA @ TANAH MERAH) — drag to explore what else that budget buys across Singapore.

Nearby Condos

19 within 1 km

Lowest

$993

psf

Average

$1,415

psf

Highest

$2,061

psf

This propertyNearby condo


70 m	Casa Merah	LH	2009	$1,515
101 m	Sceneca Residence	LH	2027	$2,061
215 m	East Meadows	LH	2002	$1,293
233 m	Urban Vista	LH	2016	$1,587
322 m	The Glades	LH	2016	$1,744
332 m	Grandeur Park Residences	LH	2020	$1,990
371 m	East Village	FH	2014	$1,171
425 m	Peakview Estate	FH	—	—
433 m	Bedok Shopping Complex	—	—	—
433 m	Palmwoods	LH	1999	$1,249

Primary Schools Within 1 km / 2 km

St. Anthony'S Canossian Primary School≤ 1 km900 m
Bedok Green Primary School1–2 km1.07 km
Temasek Primary School1–2 km1.13 km
Changkat Primary School1–2 km1.43 km
Red Swastika School1–2 km1.44 km
Fengshan Primary School1–2 km1.63 km
Yu Neng Primary School1–2 km1.69 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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