THE TEMBUSU
UrbanLens Analysis
THE TEMBUSU trades at $1,879 PSF, sitting 28% above the District 19 median of $1,472 PSF. At 7 minutes from Kovan MRT (593m), transit access is passable but not a differentiator. CHUAN PARK fetches $2,596 PSF nearby -- that 28% gap frames THE TEMBUSU's relative value proposition.
Prices have essentially flatlined over two years (+4.0%), suggesting a market in equilibrium. With 28 deals in two years, the pricing data has reasonable statistical weight. For context, RIVERFRONT RESIDENCES has gained 6.8% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. The 3.0% yield trails the OCR average of 3.4%. At $3,790/month median rent, this is a capital-appreciation bet, not an income play.
With 337 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| CHUAN PARK | $2,596 | 1.3% | 0.0% |
| THE FLORENCE RESIDENCES | $1,779 | 3.4% | +0.8% |
| AFFINITY AT SERANGOON | $1,794 | 3.5% | +2.6% |
| RIVERFRONT RESIDENCES | $1,706 | 3.7% | +6.8% |
| THE GARDEN RESIDENCES | $1,829 | 3.9% | +2.7% |
PSF Trend
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