Unit mix & rental yield by bedroom

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1-bedroom	86	26%	474–646 sqft	S$2,800/mo	~3.8%	50
2-bedroom	102	30%	753–1,023 sqft	S$3,600/mo	~2.9%	44
3-bedroom	115	34%	1,044–1,464 sqft	S$4,800/mo*	~2.6%· low sample (1 sale)	26
4-bedroom	33	10%	1,367–3,057 sqft	S$6,000/mo*	~2.4%· low sample (4 leases, 1 sale)	4
5-bedroom	1	0%	3,886 sqft	—	—	—

* From a thin rental sample.

Price Action

En-bloc likelihood

Very low likelihood

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

THE TEMBUSU 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

Profit & Loss

haio estimate

58 realized resale exits at THE TEMBUSU over the 5y window — 57 profitable, 1 at a loss, a median 1.86%/yr.

Tap any row to see the exact resale transactions behind it.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	15	11y 0m	$1,649	$1,829	S$93,000	1.03%
2BR	2	11y 1m	$1,368	$1,529	S$103,000	1.03%
3BR	27	10y 7m	$1,507	$1,926	S$302,000	2.10%
4BR	12	8y 11m	$1,522	$1,822	S$580,444	2.60%
5BR+	1	11y 6m	$1,542	$1,824	S$478,884	1.47%
Total	57	10y 6m	$1,525	$1,833	S$279,000	1.86%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
2BR	1	8y 1m	$1,337	$1,282	S$-34,000	-0.51%
Total	1	8y 1m	$1,337	$1,282	S$-34,000	-0.51%

1 of 58exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

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.

Buyer Demand vs Competing Supply

RadiusWithin 4.0 km

Reaches Woodleigh, Sengkang, Macpherson

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 THE TEMBUSU. 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 Eligibility Pool by year within 4km of THE TEMBUSU · 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.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

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.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

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Rental Demand

Exit Risk

haio unit-level records

If you bought at THE TEMBUSU today at ~$1,971 psf (the recent resale median — last 12 months, 16 sales)…

96.5%

of current owners entered below $1,971 psf — they could sell below your entry and still profit.

n=367 traced current owners, 100.0% unit-exact · drag the entry-price slider below to test another price

Where current owners entered (psf)

today ~$1,971

$1,344 p5median $1,582p95 $1,915

Your entry price$1,970 psf

Drag to test any entry price — the share above updates live.

89.4%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

At today’s median the headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. Drag the entry-price slider to test another price; the share then re-reads off the band as an interpolated (“≈”) estimate. “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

Transaction History

Beds

Period

Size–sqft

Showing 10 of 399 total recorded transactions.


Jun 2026	1BR	$905,888	473	$1,915
May 2026	2BR	$1,498,000	753	$1,989
May 2026	2BR	$1,548,000	753	$2,056
Apr 2026	1BR	$905,000	473	$1,913
Feb 2026	2BR	$1,850,000	936	$1,976
Jan 2026	2BR	$1,790,000	1,022	$1,751
Jan 2026	2BR	$1,480,000	753	$1,965
Dec 2025	2BR	$1,520,000	753	$2,019
Dec 2025	2BR	$1,528,000	753	$2,029
Nov 2025	1BR	$938,000	635	$1,477

Nearby Transactions

DistanceWithin 300 m