Sceneca Residence stands apart from nearly every other condominium in Singapore's east because of a single, compounding advantage: it sits directly above Tanah Merah MRT interchange, joined to the station concourse by a 24-hour sheltered linkway that residents never have to leave. That kind of transit integration — rare even in mature estates — defines the entire investment thesis for this 268-unit, 99-year leasehold mixed-use development by MCC Land in District 16. Launched in January 2023 and progressively occupied through late 2024, Sceneca Residence combines a lifestyle retail podium (ScenecaSquare), a supermarket anchor, a childcare centre, and F&B tenants on the ground floor with two residential towers of 14 and 15 storeys rising above. The result is a self-contained urban node in the Tanah Merah–Bedok corridor — an area that has historically tracked the broader OCR market but now benefits from an infrastructure upgrade story that most comparable estates cannot claim.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 16 stretches from Upper East Coast through Bedok to the Changi fringe, encompassing some of Singapore's most established HDB heartland towns alongside a cluster of mid-market private condominiums. Tanah Merah MRT is an East–West Line (EWL) station, and crucially an interchange: the Changi Airport branch diverges here, meaning every journey toward Changi Business Park, Expo, or the airport itself passes through this node. For residents of Sceneca Residence, Jewel Changi Airport is reachable in roughly two stops and under ten minutes, a connectivity premium that translates directly into tenant demand from aviation, logistics, and tech professionals based in the eastern employment corridor.
The land parcel — awarded to MCC Land (TMK) Pte Ltd via a government land sale (GLS) in November 2020 at S$248.99 million — attracted 15 bidders, signalling strong developer conviction in the site's scarcity value. Because the site mandated a minimum 1,000 sq m of supermarket space within the commercial podium and required direct sheltered connectivity to the MRT, any future GLS nearby would face the same planning conditions, effectively making Sceneca Residence's transit-integrated retail podium a first-mover moat in this micro-market. The commercial component — branded ScenecaSquare — spans over 20,000 sq ft of prime retail across 17 shop units plus the anchor supermarket, giving ground-floor activation that lifts the development's live–work–play credentials.
District 16 private residential prices have demonstrated steady long-run appreciation. Legacy projects such as Casa Merah, Optima @ Tanah Merah, and Grandeur Park Residences have all tracked upward from their respective launch prices, and Sceneca Residence's URA caveats through 2024–2025 show a median transacted PSF in the S$1,750–S$2,341 range — broadly consistent with OCR new-sale benchmarks while reflecting the development's mixed-use premium over purely residential peers on comparable leasehold tenors.
We track 269 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SCENECA RESIDENCE dashboard.
- Average sale price: $1,932,039 across 269 transactions
- District 16 PSF ranking: Premium tier (top 7%)
- 99 yrs lease commencing from 2021 · OCR · D16 · 268 units
About SCENECA RESIDENCE
SCENECA RESIDENCE is a 99 yrs lease commencing from 2021 condominium, located at TANAH MERAH KECHIL LINK in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by MCC Land (TMK) Pte Ltd, comprising 268 residential units, completed in 2023.
With approximately 94 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SCENECA RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 23 | $2,222 psf | $1,028,391 |
| 1 BR | 49 | $2,113 psf | $1,280,102 |
| 2 BR | 83 | $2,070 psf | $1,705,537 |
| 3 BR | 86 | $2,081 psf | $2,327,336 |
| 4 BR | 24 | $1,982 psf | $2,996,250 |
| 5+ BR | 4 | $1,911 psf | $4,930,000 |
Sales Market Overview
SCENECA RESIDENCE has recorded 269 sale transactions with an average transaction price of $1,932,039, ranging from $958,000 to $5,720,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 175 | $2,098 psf | $1,605,713 | — |
| 2024 | 54 | $2,060 psf | $2,463,542 | ↓ 1.8% |
| 2025 | 40 | $2,054 psf | $2,642,184 | ↓ 0.3% |
SCENECA RESIDENCE ranks in the top 7% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, SCENECA RESIDENCE trades 34.5% above the segment benchmark.
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Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | — | $2,550 psf | 549 |
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
| ECO | 99 yrs lease commencing from 2012 | 714 | $1,447 psf | 207 |
Location Map
Map shows SCENECA RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SCENECA RESIDENCE
- Tanah Merah MRT
- Sungei Bedok MRT
- Bedok South MRT
- Bedok Green Primary School
- Bedok North Secondary School
- Fengshan Primary School
Nearby MRT Stations
SCENECA RESIDENCE is 130m from Tanah Merah MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanah Merah | EW4 | East-West Line | 130m |
| Sungei Bedok | TE31 | Thomson-East Coast Line | 950m |
| Bedok South | TE30 | Thomson-East Coast Line | 1.1 km |
Nearby Schools
There are 13 schools within 2 km of SCENECA RESIDENCE, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bedok Green Primary School | Primary | 330m |
| Bedok North Secondary School | Secondary | 360m |
| Fengshan Primary School | Primary | 400m |
| Ping Yi Secondary School | Secondary | 560m |
| Bedok View Secondary School | Secondary | 620m |
| Yu Neng Primary School | Primary | 670m |
| Casuarina Primary School | Primary | 670m |
| Opera Estate Primary School | Primary | 970m |
| Bedok South Secondary School | Secondary | 1.1 km |
| Park View Primary School | Primary | 1.3 km |
| Dunman High School | Secondary | 1.6 km |
| Dunman High School (JC) | Jc | 1.6 km |
Direct MRT integration is the headline differentiator. The 24/7 sheltered linkway connecting Sceneca Residence's podium to the Tanah Merah MRT concourse means residents are, in practical terms, inside the station from the moment they step out of the lift lobby. On a wet evening or during the midday Singapore heat, that 60-second walk under cover — rather than the 8–12-minute exposed walk typical of condominiums that merely claim to be "near" an MRT — is a meaningful quality-of-life advantage that also commands a rental premium among car-lite tenants. Comparable transit-integrated developments in Singapore, such as Hillion Residences (Bukit Panjang) and The Centris (Boon Lay), have consistently commanded price and yield premiums over non-integrated peers in the same district.
Tanah Merah's interchange upgrade trajectory. Tanah Merah MRT is slated to become a full interchange station with the Thomson–East Coast Line (TEL), adding a north–south trunk line that will connect residents directly to the Marina Bay financial district, Orchard Road, and the future Cross Island Line interchange at Bright Hill — all without a transfer. When the TEL integration is operational, Sceneca Residence will offer one-transfer or zero-transfer access to virtually every major employment node in Singapore: a connectivity profile currently enjoyed only by a handful of integrated developments islandwide. This forward connectivity is not priced into OCR benchmarks today, creating potential asymmetric upside for early buyers.
ScenecaSquare retail podium reduces daily-errand friction. The ground-floor commercial component — 17 shop units plus a supermarket anchor, childcare centre, and F&B outlets — means residents can handle groceries, childcare pick-ups, and casual dining without leaving the building. This live-in convenience is a structural advantage for families with young children and for tenants who value time efficiency, broadening the addressable tenant pool and supporting occupancy rates.
Bedok Reservoir recreational catchment. Sceneca Residence sits within cycling and walking distance of Bedok Reservoir Park, one of the east's most popular weekend fitness destinations. The reservoir circuit, water sports facilities, and park connector network linking toward East Coast Park give the development an outdoor amenity story that pure urban developments in denser districts cannot replicate.
Compact unit count limits supply overhang risk. At 268 units across two towers, Sceneca Residence is a boutique development by Singapore standards. Smaller unit counts typically mean tighter rental supply from within the development itself, reducing the downward pressure on rents that can occur in mega-developments where hundreds of units compete simultaneously for the same tenant pool.
99-year leasehold decay in a tenure-sensitive market. The lease commenced in 2021, meaning the clock is running. Singapore's resale market has demonstrated persistent price divergence between freehold and comparable leasehold assets as leases decay below the 70-year and 60-year thresholds that trigger CPF usage restrictions and stricter bank valuation haircuts. Buyers planning a 10–15 year hold should model their exit at approximately 85–90 years remaining — still well above the critical thresholds — but leasehold decay is a long-run headwind that freehold alternatives in Districts 10–15 do not carry.
OCR pricing ceiling relative to CCR/RCR comps. Despite the transit-integration premium, Sceneca Residence is priced and perceived as an OCR asset. Rental demand and capital appreciation are ultimately anchored to OCR income bands, meaning the development may not capture the full scarcity premium its transit credentials would theoretically warrant. Buyers expecting CCR-equivalent capital growth on an OCR ticket should temper expectations accordingly.
Retail podium tenancy risk. ScenecaSquare's success depends on sustained tenant demand and footfall from both residents and the surrounding Tanah Merah catchment. If anchor tenants or the supermarket operator renegotiate or vacate, the live-in convenience narrative weakens and maintenance levies for common retail infrastructure could increase. Buyers should review the management corporation strata title (MCST) fee schedule with retail operations factored in.
Concentrated supply pipeline in D16. The broader Bedok–Tanah Merah corridor has seen periodic new GLS releases. Any new integrated or MRT-proximate development in the same micromarket within the next five to eight years would dilute Sceneca Residence's current scarcity premium and compete directly for the same tenant and resale buyer pool.
[
{
"persona": "Car-lite professionals working in Changi/East corridor",
"fit_color": "green",
"reason": "Direct EWL access to Changi Business Park, Expo, and airport in under 10 minutes — zero wet-weather exposure from door to platform. Strong fit for aviation, logistics, and tech workers who commute eastward daily."
},
{
"persona": "Young families with childcare needs",
"fit_color": "green",
"reason": "On-site childcare centre in ScenecaSquare podium plus supermarket anchor eliminates the multi-errand trip. Bedok Reservoir Park provides a car-free weekend outdoor option within easy reach."
},
{
"persona": "Long-term investors targeting rental yield",
"fit_color": "green",
"reason": "Boutique 268-unit count limits internal competition. MRT-integrated living commands a rental premium among car-lite tenants. Upcoming TEL interchange upgrade is a forward catalyst not yet fully priced into OCR rents."
},
{
"persona": "HDB upgraders from Bedok / Tampines / Pasir Ris",
"fit_color": "green",
"reason": "Familiar east-side catchment with school, retail, and transport continuity. Price quantum on smaller units (1BR/2BR) is achievable after CPF Ordinary Account proceeds from an HDB sale, keeping outright cash commitment manageable."
},
{
"persona": "Buyers seeking freehold tenure or CCR capital upside",
"fit_color": "red",
"reason": "Sceneca Residence is 99-year leasehold OCR. Leasehold decay is a long-run resale headwind and the development is subject to OCR capital appreciation ceilings. Freehold seekers or those targeting CCR price trajectories should look elsewhere."
},
{
"persona": "Retirees or older buyers seeking minimal maintenance",
"fit_color": "yellow",
"reason": "Mixed-use MCST levies can be higher than pure residential developments due to shared retail infrastructure costs. Buyers should request the latest maintenance fee schedule and sinking fund position before committing."
}
]
Sceneca Residence earns its premium on one thesis that holds across multiple buyer profiles: genuine, 24-hour, sheltered MRT integration in a market where that feature is rare and not easily replicated by competitors. The East–West Line gives immediate access to the Changi employment corridor, and the forthcoming Thomson–East Coast Line interchange upgrade at Tanah Merah is a medium-term catalyst that the current OCR pricing has not yet fully absorbed. ScenecaSquare's retail podium compounds the live-in convenience story, and the boutique unit count keeps internal rental supply manageable.
The risks — 99-year leasehold decay, OCR pricing ceiling, retail tenancy dependency — are real and should be stress-tested against individual holding periods and exit strategies. Buyers with a 7–12 year horizon, a preference for car-lite living, and exposure to the eastern employment corridor will find the strongest alignment. For yield-focused investors, the combination of MRT integration, compact supply, and an improving connectivity profile makes this one of the more defensible OCR acquisitions in District 16's recent pipeline. Use the ROI calculator, mortgage calculator, and cash flow calculator to model your specific scenario before committing, and benchmark against comparable District 16 transactions to calibrate your entry price expectations.
FAQ
What is the average price for SCENECA RESIDENCE?
What is the rental yield for SCENECA RESIDENCE?
Is SCENECA RESIDENCE freehold or leasehold?
Is Sceneca Residence directly connected to Tanah Merah MRT?
Yes. Sceneca Residence has a 24-hour sheltered underground linkway connecting the development's commercial podium (ScenecaSquare) directly to the Tanah Merah MRT station concourse on the East–West Line. Residents can walk from their lobby to the MRT platform without exposure to rain or heat, a convenience level that is meaningfully different from developments that are merely "within 5 minutes" of a station.
What is the expected TOP date and current occupancy status of Sceneca Residence?
Sceneca Residence received its Temporary Occupation Permit (TOP) and began progressive handovers in late 2023 and through 2024. The development is currently occupied, with ScenecaSquare's retail and F&B tenants progressively operational on the ground floor. Buyers looking at resale units are purchasing into an already-completed, liveable development rather than an off-plan project.
What are recent transacted PSF prices at Sceneca Residence?
Based on URA caveat data through late 2025, Sceneca Residence has transacted in the range of approximately S$1,750 to S$2,341 per square foot, with a median around S$2,044–S$2,077 psf. The historical high transaction was S$4,900,000 for a 2,756 sq ft unit in November 2025. Individual unit sizes, floor levels, and stack facing will influence the precise price point. Use the property comparison tool to benchmark against other District 16 resale condominiums.
What is ScenecaSquare and what retailers are operating there?
ScenecaSquare is the branded retail podium on the ground floor of Sceneca Residence, spanning over 20,000 sq ft across 17 commercial units. The anchor tenant is a supermarket occupying the mandatory minimum 1,000 sq m retail floor area stipulated in the GLS conditions. Additional tenants include F&B outlets, a childcare centre, and a mix of convenience and lifestyle retailers. The 24-hour sheltered link to Tanah Merah MRT means ScenecaSquare also captures footfall from commuters, not just residents.
What stamp duty costs should buyers factor in for Sceneca Residence?
Singapore residential stamp duty comprises Buyer's Stamp Duty (BSD) and, where applicable, Additional Buyer's Stamp Duty (ABSD). For Singapore Citizens purchasing their first property, BSD applies on a progressive scale (1% on first S$180,000; 2% on next S$180,000; 3% on next S$640,000; 4% on next S$500,000; 5% on next S$1.5 million; 6% on amounts above S$3 million). Singapore PRs and foreigners face ABSD surcharges of 5% and 60% respectively on the purchase price. Use the stamp duty calculator to compute your precise liability based on your residency status and property count.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 269 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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