🔥 Founder pricing — S$49/mo

CONDODistrict 15

TEMBELINA

Details

Project: TEMBELINA
TOP year: 1997
Tenure: Freehold
Total units: 14
Land size: 1,189 sqm (12,796 sqft)
Plot ratio: 1.4
Developer: Coming soon
Gross rental yield: ~1.8% (est.) · blended across all unit types
Market segment: RCR
District: 15

Nearby Schools

Nearest primaryHAIG GIRLS' SCHOOL295 m
KONG HWA SCHOOLTier-1GEPSAP1.67 km

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.

Relevant market insights

How District 15 compares across the market
Freehold vs leasehold — which performed better
Does being near an MRT lift returns

En-Bloc Likelihood

Very high likelihood

Ranks among the very highest for redevelopment interest among private condos.

TEMBELINA is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 29 years old · average unit size · 108 past en-bloc deals in the district

Based on 4 comparable past collective-sale deals (EAST SHORE COURT 2011, RAMBUTAN MANSIONS 2007, SIGLAP COURT 2007).

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 20 units at TEMBELINA. 95% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 85% have been held over 10 years.

95%

Free to sell now

19 of 20 tracked · past SSD

31%

Sitting on a gain

5 of 16 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 20 total recorded transactions.

								Sellable from
Nov 2025		Resale	$1,880,000	1,076	$1,747	—	—	Q4 2029
2021-01-12		Resale	$1,250,000	1,076	$1,162	—	190A TEMBELING ROAD	Nowsince Q1 2024
2016-11-16		Resale	$1,115,000	1,022	$1,091	—	186 TEMBELING ROAD	Nowsince Q4 2020
2012-11-22		Resale	$1,180,000	1,410	$837	—	186 TEMBELING ROAD	Nowsince Q4 2016
2012-03-14		Resale	$895,000	1,022	$876	—	186 TEMBELING ROAD	Nowsince Q1 2016
2009-07-24		Resale	$795,000	1,410	$564	—	186 TEMBELING ROAD	Now
2007-08-10		Resale	$600,000	1,022	$587	—	186 TEMBELING ROAD	Now
2006-06-20		Resale	$416,000	1,022	$407	—	184 TEMBELING ROAD	Now
2006-06-06		Resale	$660,000	1,453	$454	—	184 TEMBELING ROAD	Now
2006-05-25		Resale	$415,000	1,022	$406	—	186 TEMBELING ROAD	Now

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

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

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Sandalwood	48 m	2026-06-01	Resale	$1,545,300	850	$1,818
Studios@Tembeling	228 m	2026-05-01	Resale	$1,425,000	785	$1,815
The Lush	207 m	2026-04-01	Resale	$2,360,000	1,528	$1,545
Katong Gardens	268 m	2026-04-01	Resale	$3,780,000	1,948	$1,940
Sycamore Tree	198 m	2026-01-01	Resale	$788,000	441	$1,787
Sycamore Tree	198 m	2026-01-01	Resale	$1,432,500	818	$1,751
The Lush	207 m	2026-01-01	Resale	$970,000	516	$1,880
Studios@Tembeling	228 m	2026-01-01	Resale	$1,568,000	1,141	$1,374
Sycamore Tree	198 m	2025-12-01	Resale	$748,000	387	$1,933
Studios@Tembeling	228 m	2025-11-01	Resale	$1,430,000	785	$1,822
Tembeling Grove	246 m	2025-07-01	Resale	$1,070,000	581	$1,842
The Lush	207 m	2025-05-01	Resale	$1,570,000	818	$1,919
Vitra	29 m	2025-02-01	Resale	$1,888,888	1,097	$1,722
The Ramford	262 m	2025-02-01	Resale	$3,150,000	1,700	$1,853
Parq Bella	210 m	2025-01-01	New Sale	$2,540,000	1,076	$2,361
The Ramford	262 m	2025-01-01	Resale	$3,000,000	1,646	$1,823
Tembeling Residence	277 m	2025-01-01	Resale	$1,338,000	721	$1,856
Parq Bella	210 m	2024-12-01	New Sale	$2,600,980	1,076	$2,417
Parq Bella	210 m	2024-12-01	New Sale	$2,543,000	1,076	$2,363
The Ramford	262 m	2024-12-01	Resale	$2,600,000	1,646	$1,580

Profit & Loss

haio estimate

1 realized resale exit at TEMBELINA over the 5y window — 1 profitable, 0 at a loss, averaging 3.00%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	1	29y 6m	3.00%
Total	1	29y 6m	3.00%

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 TEMBELINA. 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.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

TEMBELINAhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=20 traced current owners, 10.0% unit-exact.

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the Exit-Risk band is a haio+ feature

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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 TEMBELINA, 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 2026-07-10: azimuth 304° (NW), elevation 50°.

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

Where Else You Can Buy

TEMBELINA has no recent sale transactions to estimate a price from, so the explorer starts at a standard default budget — drag to explore what a budget buys across Singapore.

Nearby Condos

276 within 1 km

Lowest

$1,075

psf

Average

$1,738

psf

Highest

$3,055

psf

This propertyNearby condo


29 m	Vitra	FH	2008	$1,722
48 m	Sandalwood	FH	—	$1,818
108 m	Onan Court	FH	1998	—
162 m	Peng'S Court	FH	1985	—
184 m	Tembeling Mansions	FH	—	—
188 m	Harmony Mansion	FH	1984	—
198 m	Sycamore Tree	FH	2022	$1,909
207 m	The Lush	FH	2014	$1,865
210 m	Parq Bella	FH	—	$2,362
228 m	Studios@Tembeling	FH	2012	$1,772
239 m	Cannaville	FH	—	—
246 m	Tembeling Grove	FH	1993	$1,842
262 m	The Ramford	FH	2019	$1,838
268 m	Katong Gardens	FH	1984	$1,940
276 m	Rising Court	FH	1974	$1,606
277 m	Tembeling Residence	FH	2011	$1,856
284 m	Ceylon Point	FH	—	—
295 m	Torie Mansions	FH	1993	$1,387
302 m	Bellezza @ Katong	FH	2008	$1,739
306 m	The Beacon Edge	FH	2009	$1,932
306 m	Pumpkin Garden	FH	1987	—
315 m	The Vanderlint	FH	2013	$1,698
319 m	Chapel Lodge	FH	1994	$1,677
324 m	Sunshine Regency	FH	2007	—
324 m	Rambai Court	FH	1976	—
329 m	Casa Feliz	FH	—	—
333 m	Koon Seng House	FH	2026	$2,313
334 m	Cantiz @ Rambai	FH	2010	$1,498
337 m	Ceylon Crest	FH	2005	$1,743
337 m	Duku Court	FH	1991	—
338 m	D' Fresco	FH	—	$1,719
345 m	Tembeling Court	FH	2010	$1,473
349 m	Duku Apartments	FH	—	—
358 m	Leville Isuites	FH	2015	$1,755
364 m	Alpha Apartments	FH	2005	$1,075
370 m	The Serennia	FH	2010	$1,190
372 m	Eastville Apartments	FH	1966	$1,698
377 m	Aura 83	FH	2015	$1,669
377 m	Octaville	FH	1990	—
380 m	Isuites @ Marshall	FH	2012	$1,713
380 m	Kim Wee Mansion	FH	1973	—
387 m	Ceylon Residence	FH	—	—
388 m	D'Sunrise	FH	—	—
390 m	Malvern Springs	FH	2004	$2,175
390 m	Tembeling Centre	FH	1985	$1,441
395 m	Ivory	FH	2009	$1,631
398 m	Gideon'S Lodge	FH	—	—
404 m	91 Marshall	FH	2014	$1,830
405 m	Joo Chiat Lodge	FH	1986	—
405 m	D' Castilia	FH	2012	$1,661
409 m	Gallery 8	FH	2004	$1,257
409 m	Marshall Lodge	FH	1995	$1,481
414 m	Spring @ Katong	FH	2006	$1,904
414 m	Katong Apartments	FH	1995	$1,377
418 m	Esterina	FH	—	—
418 m	Joyful Mansions	FH	1992	—
419 m	Seraya Ville	FH	1991	$1,492
430 m	Haig Eleven	FH	2005	$1,722
433 m	Legenda At Joo Chiat	LH	2004	$1,298
437 m	Presidio	FH	—	—
438 m	The Red House	LH	2016	$1,473
441 m	Rose Maison	FH	2001	$1,499
448 m	The Silverton	FH	—	—
455 m	Onan Suites	FH	2012	$1,684
459 m	The Geranium	FH	2006	$1,596
462 m	La Mariposa	FH	2023	$2,035
463 m	Eis Residences	FH	2014	$1,368
463 m	Joo Chiat Apartment	FH	—	—
464 m	One @ Pulasan	FH	2009	$1,406
466 m	Bendigo Gardens	FH	1984	—
469 m	Seraya 9	FH	2009	$1,761
470 m	Royale Mansions	FH	—	—
472 m	East View 18	FH	—	—
477 m	Jc Residence	FH	2007	$1,526
478 m	Sck Ville	FH	1997	$1,548
481 m	Seraya Residences	FH	2022	$1,887
481 m	Koon Seng Court	FH	—	—
483 m	The Eastside	FH	—	—
489 m	Straits Residences	FH	2013	$1,855
490 m	Tivoli Grande	FH	2012	$1,576
491 m	Ventura View	FH	2012	$1,378
491 m	Rambutan Mansions	FH	1989	—
501 m	Seraya Court	FH	—	—
502 m	Maya	FH	2007	$1,576
505 m	Jc Court	FH	—	—
521 m	Everitt Edge	FH	2015	$1,593
523 m	Spring Gardens	FH	2000	—
527 m	Taipan Regency	FH	2002	$1,508
529 m	Haig Lodge	FH	—	—
529 m	Ovada 8	FH	2001	—
534 m	Ardor Residence	FH	2026	$2,506
536 m	Haig Residences	FH	—	—
538 m	Atlassia	FH	2025	$2,326
539 m	Sea Avenue Residences	FH	2006	$1,608
539 m	The Amerald Studio	FH	—	—
540 m	The Odeon Katong	FH	1983	$1,664
542 m	Haig Apartments	FH	1991	$1,463
542 m	D'Focus Apartments	FH	1999	—
543 m	Seraya Breeze	FH	2001	$1,898
546 m	Royal Hallmark	FH	2025	$2,142
548 m	Joo Chiat Mansions	FH	1986	$1,350
556 m	Fruition	FH	—	—
559 m	Eastwind Mansions	FH	1992	$1,539
559 m	Sunshine Loft	FH	2005	$1,674
563 m	Roxy Square	FH	1991	$1,612
564 m	Sea Avenue Mansions	FH	1997	$1,763
569 m	Kings Apartments	FH	1994	$1,412
569 m	D' Marine	FH	2005	—
573 m	Euro-Asia Lodge	FH	1998	$1,767
576 m	Glamour Ville	FH	2003	$1,480
577 m	Moda	FH	2014	$2,164
579 m	Casa Aroma	FH	—	—
579 m	Naturalis	FH	2011	$1,594
587 m	Coralis	FH	2013	$2,191
588 m	Palm Loft	FH	2008	$1,267
590 m	Claydence	FH	2025	$2,468
590 m	Parkway Lodge	FH	—	—
591 m	Verdor Residences	FH	2022	$1,710
592 m	The Adara	FH	2010	$1,985
592 m	Chiku Mansions	FH	—	$2,138
592 m	East Galleria	FH	2007	$2,030
592 m	Chapel Mansion	FH	1984	—
594 m	Straits Mansions	FH	2018	$2,226
601 m	Still Mansions	FH	1967	$1,446
603 m	Haig 162	FH	2013	$1,947
606 m	J Court	FH	1989	—
607 m	Celestia	FH	2009	$1,628
607 m	Bougainville Maisonette Apartments	FH	—	—
612 m	Homey Gardens	FH	2001	$1,594
612 m	Marine Blue	FH	2016	$2,315
615 m	East View	FH	1998	$2,008
621 m	Haig Ten	FH	2002	$1,440
625 m	K Suites	FH	2025	$2,348
626 m	Le M Residence	FH	2005	—
627 m	Chapel Court	FH	—	—
635 m	Flora East	FH	—	—
637 m	The Serenno	FH	2016	$1,669
639 m	Aspen Loft	FH	2005	$1,502
641 m	Marine Ville	FH	—	—
649 m	One Eighties Residences	FH	2015	$1,899
651 m	Parc Seabreeze	FH	2012	$2,401
652 m	Crane Court	FH	2004	$1,467
654 m	The Mint Residences	FH	2009	$1,579
657 m	The Prominence	FH	—	—
657 m	Marine Meadows	FH	1989	$1,730
662 m	Marine View Mansions	FH	1988	$2,311
663 m	Berkeley Residences	FH	2015	$1,767
667 m	The Palladium	FH	2002	$2,240
668 m	The Amery	FH	2010	$1,889
672 m	East Elegance	FH	—	—
684 m	The Beccagayle	FH	2005	$1,542
691 m	The Carpmaelina	FH	2005	$1,699
695 m	Dunman View	LH	2004	$1,560
695 m	Haig Court	FH	2004	$2,080
705 m	Mabelle	FH	2009	$1,439
705 m	Hong Yun Court	FH	1984	—
707 m	The Glacier	FH	2004	$1,636
714 m	Callidora Ville	FH	2009	$1,565
714 m	The Bale	FH	2008	$1,494
714 m	Bougainvilla Court	FH	1984	—
718 m	Poshgrove East	FH	2008	$1,754
720 m	Pine Court	FH	—	—
721 m	Long Nian Court	FH	1984	—
722 m	Joo Chiat Verbena	FH	1996	$1,451
723 m	Parkway View	FH	—	—
726 m	Spring @ Langsat	FH	2010	$1,525
728 m	Madeira Court	FH	1995	$1,559
728 m	Knox View	FH	—	—
728 m	Parc Bleu	FH	2013	$1,574
730 m	Boon Court	FH	1976	$1,404
734 m	The Ariel	FH	2011	$1,563
736 m	Telok Kurau Mansions	FH	1993	—
738 m	Emerald Of Katong	LH	2029	$2,623
744 m	Carpmael Thirty-Eight	FH	2020	$1,835
747 m	Questa @ Dunman	FH	2013	$1,784
751 m	Maybelle Lodge	FH	—	—
754 m	Pomex Court	FH	1986	—
754 m	Olloi	FH	2022	$2,228
760 m	Amber 45	FH	2021	$2,667
765 m	The Elegance @ Changi	FH	2006	$1,212
767 m	Sheba Lodge	FH	1998	$1,411
768 m	Jupiter 18	FH	2014	$1,696
769 m	The Shore Residences	—	2014	$2,103
769 m	The Continuum	FH	2027	$2,870
769 m	Garden Park Residences	FH	2016	$1,734
769 m	East Shore Court	FH	1992	—
770 m	Costa Este	FH	—	—
771 m	Mountbatten Suites	FH	2012	$1,499
773 m	Centrina	FH	2011	$1,452
774 m	Envio	FH	2010	$1,590
774 m	Joy Court	FH	1977	—
778 m	Still 123	FH	—	—
778 m	Park Court	FH	—	$1,330
781 m	Everitt Green	FH	2003	—
789 m	Eastern Residence	FH	2004	$1,433
794 m	Stillz Residence	FH	2011	—
795 m	Sunshine Mansions	FH	2006	$1,605
795 m	Ebony Mansions	FH	—	—
802 m	Tiara Vista	FH	—	—
805 m	Laverne'S Loft	FH	2013	$1,621
811 m	Veranda	FH	2004	—
815 m	Glenfield Apartments	FH	1991	—
816 m	East Mews	FH	2007	$1,732
818 m	D'Ecosia	FH	2003	$1,846
818 m	Fivenine	FH	2020	$1,791
821 m	38 I Suites	FH	2014	$1,748
830 m	Martia 8	FH	—	—
833 m	East Treasure	FH	2004	—
836 m	Candeville	FH	1994	$1,482
837 m	Sunshine Residence	FH	—	—
838 m	J@63	FH	2024	$1,820
838 m	Straits At Joo Chiat	FH	2027	$2,092
839 m	Eastcove Residences	FH	2002	$1,405
841 m	Dunman Court	FH	—	—
841 m	Dunman Place	FH	2001	$1,992
847 m	Meridian 38	FH	2015	$1,588
852 m	Tembusu Grand	LH	2025	$2,414
854 m	Shiro	FH	—	—
856 m	Nature Mansions	FH	—	$1,645
857 m	Sunshine Grandeur	FH	2007	$1,523
858 m	Chung Chin Flats	FH	—	—
859 m	Ola Residences	FH	2011	$1,500
860 m	Aquene	FH	2008	$1,717
866 m	Uni Building	FH	1983	$1,596
868 m	Emery Point	FH	2003	$1,816
871 m	Versilia On Haig	FH	2010	$1,986
871 m	Haig Gardens	FH	1989	—
872 m	Suites@Changi	FH	2012	$1,583
878 m	Suites@ Katong	FH	2012	$1,719
880 m	The Sea View	FH	2008	$2,690
881 m	Residence Twenty-Two	FH	2022	$2,058
888 m	Palmera Residence	FH	—	—
890 m	Paradise Palms	FH	2002	$1,951
895 m	Infini At East Coast	FH	—	—
896 m	The Asteria	FH	—	—
897 m	Eton Court	FH	—	—
900 m	Martia Residence	FH	2006	$1,311
900 m	The Esta	FH	2008	$2,422
907 m	Prestige Loft	FH	2010	$1,187
908 m	Tessa Lodge	FH	2007	$1,630
909 m	Worthington	FH	—	—
910 m	Amber House	FH	—	$3,055
912 m	Beng Tong Mansion	FH	—	—
915 m	Galaxy Towers	FH	1989	$1,507
921 m	D-Mansions	FH	1999	$1,751
923 m	833 M B Residences	FH	2012	$1,669
925 m	Cadence Light	FH	2007	$1,613
932 m	Butterworth 33	FH	2006	$1,816
932 m	Chelsea Lodge	FH	2000	$1,566
934 m	Imperial Heights	FH	2009	$1,690
936 m	Vibes @ East Coast	FH	2014	$1,800
939 m	Amber Residences	FH	2011	$2,160
939 m	Amber Lodge	FH	1990	—
942 m	H Residences	FH	—	—
943 m	Ji Xiang Court	FH	1990	$1,447
943 m	Fortune Jade	FH	2003	$1,912
948 m	Villa Martia	FH	2000	$1,820
950 m	Telok Mansion	FH	1977	$1,444
952 m	The Cotz	FH	2010	$1,633
953 m	Mountbatten Regency	FH	—	—
957 m	Sapphire Court	FH	1992	$1,276
960 m	Vertis	FH	2009	$1,963
963 m	Butterworth 8	FH	2004	$2,004
969 m	Palm Oasis	FH	2008	$1,553
969 m	Butterworth View	FH	1999	$1,579
970 m	Millage	FH	2016	$1,596
970 m	Parc Esta	LH	2022	$2,277
972 m	Merlot Ville	FH	2002	$1,430
975 m	Ritz Regency	FH	—	—
982 m	Suites Twenty-Two	FH	2005	$1,365
985 m	Telok Kurau View	FH	1990	—
985 m	The Cristallo	FH	2015	$1,369
987 m	Bella Casita	FH	2012	$1,769
989 m	Residence 66	FH	2008	$1,088
995 m	Beta Grove	FH	1990	$1,247
1,000 m	St Patrick'S Court	FH	1993	$1,707

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

Haig Girls' School≤ 1 km295 m
Tanjong Katong Primary School≤ 1 km605 m
CHIJ (Katong) Primary≤ 1 km925 m
Tao Nan School1–2 km1.02 km
Ngee Ann Primary School1–2 km1.64 km
Kong Hwa School1–2 km1.67 km
St. Stephen'S School1–2 km1.88 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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