THE TANAMERA is a 63-year balance leasehold development along TANAH MERAH KECHIL ROAD in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 288 units and is TOP 1994.
This profile draws on 45 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 16 (Bedok / Upper East Coast), the immediate context for THE TANAMERA is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 45 sales and 251 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE TANAMERA dashboard.
- Average sale price: $1,433,625 across 45 transactions
- Estimated gross rental yield: 3.1%
- District 16 PSF ranking: Value tier (top 81%)
- 99 yrs lease commencing from 1990 · OCR · D16 · 288 units
About THE TANAMERA
THE TANAMERA is a 99 yrs lease commencing from 1990 condominium, located at TANAH MERAH KECHIL ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by TANAMERA DEVELOPMENT PTE LTD (FIRST CAPITAL CORPORATION), comprising 288 residential units, completed in 1994.
With approximately 63 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 THE TANAMERA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $1,220 psf | $1,155,833 |
| 3 BR | 24 | $1,118 psf | $1,374,713 |
| 4 BR | 14 | $1,049 psf | $1,591,786 |
| 5+ BR | 1 | $994 psf | $2,300,000 |
Sales Market Overview
THE TANAMERA has recorded 45 sale transactions with an average transaction price of $1,433,625, ranging from $958,000 to $2,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $929 psf | $1,318,750 | — |
| 2022 | 9 | $1,005 psf | $1,373,111 | ↑ 8.2% |
| 2023 | 5 | $1,062 psf | $1,572,000 | ↑ 5.7% |
| 2024 | 16 | $1,150 psf | $1,445,576 | ↑ 8.3% |
| 2025 | 10 | $1,209 psf | $1,421,089 | ↑ 5.1% |
| 2026 | 1 | $1,269 psf | $1,680,000 | ↑ 5.0% |
THE TANAMERA ranks in the top 81% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, THE TANAMERA trades 28.6% below the segment benchmark.
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Rental Market Overview
THE TANAMERA has recorded 251 rental transactions with monthly rents averaging $3,716/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 86 | $3,291/mo | $1,250/mo | $4,300/mo |
| 3 BR | 165 | $3,938/mo | $2,500/mo | $5,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 48 | $2,908/mo |
| 2022 | 56 | $3,292/mo |
| 2023 | 49 | $4,286/mo |
| 2024 | 39 | $4,051/mo |
| 2025 | 50 | $4,049/mo |
| 2026 | 9 | $4,261/mo |
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Investment Analysis
Based on average rents and sale prices, THE TANAMERA delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
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 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows THE TANAMERA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE TANAMERA
- Tanah Merah MRT
- Bedok South MRT
- Sungei Bedok MRT
- Bayshore MRT
- Bedok MRT
- Bedok North Secondary School
- Bedok Green Primary School
- Opera Estate Primary School
Nearby MRT Stations
THE TANAMERA is 440m from Tanah Merah MRT (East-West Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanah Merah | EW4 | East-West Line | 440m |
| Bedok South | TE30 | Thomson-East Coast Line | 1.1 km |
| Sungei Bedok | TE31 | Thomson-East Coast Line | 1.2 km |
| Bayshore | TE29 | Thomson-East Coast Line | 1.3 km |
| Bedok | EW5 | East-West Line | 1.4 km |
Nearby Schools
There are 14 schools within 2 km of THE TANAMERA, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bedok North Secondary School | Secondary | 100m |
| Bedok Green Primary School | Primary | 510m |
| Opera Estate Primary School | Primary | 630m |
| Yu Neng Primary School | Primary | 630m |
| Casuarina Primary School | Primary | 690m |
| Fengshan Primary School | Primary | 740m |
| Bedok View Secondary School | Secondary | 840m |
| Ping Yi Secondary School | Secondary | 920m |
| Bedok South Secondary School | Secondary | 1.0 km |
| Dunman High School | Secondary | 1.3 km |
| Dunman High School (JC) | Jc | 1.3 km |
| Temasek Primary School | Primary | 1.6 km |
Genuine walk-to-MRT access. Tanah Merah sits about 0.44km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 288 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Bedok North Secondary School sits about 0.10km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 63 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: THE TANAMERA benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 45 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for THE TANAMERA?
What is the rental yield for THE TANAMERA?
Is THE TANAMERA freehold or leasehold?
How far is the nearest MRT from THE TANAMERA?
What is the tenure of THE TANAMERA?
How does THE TANAMERA compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE TANAMERA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 45 transactions analysed
- Rental data: 251 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for THE TANAMERA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.