Sceneca Residence
Location: Tanah Merah MRT at the Doorstep, Bedok Mall Walkable, Bayshore Precinct Building
Sceneca Residence sits along Tanah Merah Kechil Link, with Tanah Merah MRT on the East-West Line directly integrated via a sheltered link — one of the genuine selling points of the project. From Tanah Merah, residents are five stops to Raffles Place, two stops to Changi Airport (via the Changi branch line), and well-connected to the entire East-West spine including Bugis, City Hall, and the upcoming Jurong Lake District transformation. The EWL connection is the spine of the investment thesis here.
By road, the ECP is two minutes away and the PIE four, putting the CBD within a 15–20 minute drive off-peak. Changi Airport is a six-minute drive, which is a tangible asset for aviation-industry tenants and frequent-flyer owner-occupiers. The bigger structural story is the Bayshore precinct — URA's next-generation waterfront residential district just south at the former Bayshore Park area — which will eventually add a new MRT station on the Thomson-East Coast Line, new HDB and private residential stock, and significant lifestyle amenity. The Bayshore upside is real but multi-year; underwrite it as optionality, not as base case.
Daily-life amenity is anchored by Bedok Mall one MRT stop away, the Bedok Hawker Centre, and Bedok Reservoir Park for green space and waterfront recreation. The school catchment includes Temasek Primary (within 1 km), Red Swastika School, and Temasek Junior College further afield. Use our price heatmap to see how Sceneca's micro-pricing benchmarks against the wider D16 corridor.
Overview & Key Facts
Sceneca Residence is a 268-unit mixed-use development at 26–28 Tanah Merah Kechil Link, developed by MCC Land in collaboration with The Place Holdings and Ekovest Development. Completed across two blocks of 14 and 15 storeys, the development’s defining feature is something no other condominium in District 16 can claim: a direct 24/7 covered linkway connecting the residential podium to Tanah Merah MRT interchange station, just 130 m from gate to platform.
The integrated commercial component, Sceneca Square, occupies the ground floor with 17 retail units and a 10,000 sq ft supermarket — creating a self-contained convenience ecosystem that transforms the development from a standard condo into a genuine mixed-use lifestyle address. The retail podium was subsequently acquired by 8M Real Estate for $64 million, signalling institutional confidence in the commercial component’s long-term viability.
At a current average of $2,054 psf on a 99-year lease from 2021 (94 years remaining), Sceneca trades at a substantial premium over nearby resale competitors like The Glades ($1,609 psf) and Grandeur Park Residences ($1,802 psf). The premium is anchored almost entirely in the MRT integration — and for buyers who value that above all else, it is arguably worth every dollar. The development is fully sold out, and resale transactions provide the only current entry point.
Location & Connectivity
Sceneca Residence occupies what may be the single best MRT-adjacent position of any condominium in Singapore’s eastern corridor. Tanah Merah MRT sits 130 m away, connected via a sheltered linkway that operates 24 hours a day. This is not merely a nearby station — it is an interchange. The East-West Line splits here: the main line continues toward Pasir Ris and Changi Airport (two stops), while the Changi Airport branch provides direct service to Expo (one stop) and the airport terminals. When the Thomson-East Coast Line integration is completed (expected by 2040), Tanah Merah’s connectivity will expand further with seamless links to the northern and central corridors.
Beyond the MRT, the neighbourhood offers solid everyday convenience. The on-site Sceneca Square provides a supermarket and retail shops, eliminating the need to travel for daily essentials. Bedok Mall is three MRT stops away (or a short bus ride), and the Simpang Bedok food strip — one of the east’s most popular hawker and restaurant clusters — is under ten minutes on foot. Bedok Green Primary School sits just 330 m away, and Bedok North Secondary 360 m, making this a strong family-friendly location for school-age children.
East Coast Park and its cycling paths are a nine-minute drive away, and Changi Airport’s Jewel complex — increasingly functioning as a leisure destination rather than just a transit hub — is a quick two-stop MRT ride. The walkability score of 58/100 reflects the suburban character of the Tanah Merah precinct, but the MRT integration effectively compensates for what the streetscape lacks in pedestrian density.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bedok Green Primary School | primary | Within 1 km |
| Bedok North Secondary School | secondary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Ping Yi Secondary School | secondary | Within 1 km |
| Bedok View Secondary School | secondary | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Casuarina Primary School | primary | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
Facilities
For a 268-unit development, Sceneca Residence provides a well-curated but compact facilities roster. The design philosophy prioritises quality over quantity: a lap pool, children’s pool, gymnasium, function room, BBQ pavilion, and landscaped garden areas serve the community without the sprawling resort-scale ambition of larger neighbouring developments. The two-block layout creates an intimate courtyard setting between the towers, with the pool and garden areas oriented to maximise afternoon shade.
The real amenity story at Sceneca, however, is downstairs. Sceneca Square — the integrated commercial podium — houses a full-sized supermarket (10,000+ sq ft), cafes, restaurants, and retail shops. This ground-floor commercial layer effectively extends the development’s lifestyle footprint far beyond what the residential facilities alone provide. Residents can pick up groceries, grab dinner, or visit a clinic without stepping outside the estate boundary — a level of daily convenience that pure-residential competitors simply cannot match.
“Honestly, the pool and gym are decent but not spectacular — you’re not buying Sceneca for resort facilities. You’re buying it for the MRT linkway and the supermarket downstairs. On a rainy Tuesday evening when you need groceries and you’re home in three minutes from the MRT platform to your unit via a covered walkway, you understand exactly why you paid the premium.”
— Owner-occupier, two-bedroom, since 2024
The facilities gap compared to larger neighbours is real. The Glades (726 units) and Grandeur Park Residences (720 units) both offer tennis courts, larger pool complexes, and more extensive communal spaces. Sceneca trades scale for integration — the MRT linkway and commercial podium are the facilities that matter most in daily life, even if they do not appear on the traditional amenity checklist.
Unit Sizes & Layout
Sceneca Residence offers 44 floor-plan configurations ranging from 463 sq ft one-bedrooms to 2,756 sq ft penthouses, spread across the two 14- and 15-storey blocks. The unit mix includes one- to four-bedroom layouts with the compact configurations dominating — a deliberate strategy that reflects the investor-friendly nature of an MRT-integrated development. All units feature branded kitchen appliances, engineered stone countertops, and full-height windows that maximise natural light.
The terracotta-and-steel facade designed by ADDP Architects gives Sceneca a distinctive street presence that sets it apart from the glass-and-concrete aesthetic of neighbouring developments. Interior layouts are generally efficient with squarish bedrooms and minimal wasted corridor space. Higher-floor units enjoy views toward the Bedok reservoir catchment and, on clear days, toward the sea.
A caveat: the smallest one-bedroom units at 463 sq ft are genuinely compact. While functional for singles or couples, they leave minimal room for furnishing flexibility. The premium PSF on these micro-units ($2,200+) means buyers are paying top dollar for the MRT convenience rather than the living space itself.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 23 | $2,222 | $1,028,391 |
| 1 BR | 49 | $2,113 | $1,280,102 |
| 2 BR | 83 | $2,070 | $1,705,537 |
| 3 BR | 86 | $2,081 | $2,327,336 |
| 4 BR | 24 | $1,982 | $2,996,250 |
| 5 BR | 4 | $1,911 | $4,930,000 |
Pricing & Market Position
Based on 269 recorded transactions, sale prices range from $958,000 to $5,720,000, averaging $1,932,039 (~$2,020 psf).
Price Appreciation
From 2023 to 2025, the average PSF has declined by 2.1% (from $2,098 to $2,054 psf).
Neighbourhood Comparison
In the District 16 eastern corridor, Sceneca Residence ($2,054 psf, 99-year from 2021) dominates on connectivity but pays a premium for it. The Bayshore ($1,224 psf) is the value play — an upcoming development near Bayshore MRT (Thomson-East Coast Line) at 40% lower PSF, but without the interchange status or integrated retail. The Glades ($1,609 psf, 99-year) near Tanah Merah MRT offers a larger 726-unit development with more facilities at a 22% discount, but requires a 350 m uncovered walk to the station. Grandeur Park Residences ($1,802 psf, 99-year) near Bayshore MRT provides a good middle ground with 720 units and strong facilities.
Sceneca’s moat is the integrated MRT linkway and Sceneca Square — no competitor offers a sheltered, 24/7 connection to an interchange station with an on-site supermarket. For buyers willing to pay the premium for that singular convenience, no eastern-corridor alternative matches it. For buyers who value space, facilities scale, or a lower entry point, The Glades and Grandeur Park Residences offer compelling alternatives at significantly lower PSFs.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,020 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,447 |
Lease Decay Analysis
The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~94 years | Full bank financing available |
| 2051 | ~69 years | CPF usage still unrestricted for most buyers |
| 2060 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2080 | ~39 years | Significant financing restrictions for next buyer |
| 2120 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates SCENECA RESIDENCE across multiple dimensions.
What Residents Say
“The covered linkway to the MRT is everything they promised. Rain or shine, I’m on the platform in under two minutes from my front door. I work in the CBD and my total commute is 35 minutes door to desk. Having the supermarket downstairs means I can grab dinner ingredients on the way home without any detour. It’s the most convenient home I’ve ever lived in.”
— Owner-occupier, one-bedroom-plus-study, since 2024
“We have two kids in Bedok Green Primary, which is literally a five-minute walk. The school run is stress-free. The MRT makes it easy for my husband to get to Changi Business Park in 15 minutes. On weekends we take the kids to East Coast Park or hop two stops to Jewel for family outings. The facilities are nothing fancy, but we use the pool every weekend and the function room for birthday parties.”
— Family of four, three-bedroom, since 2024
“I bought a compact two-bedder as an investment. Tenanted within two weeks of listing — the MRT linkway sells itself. My concern is the PSF — at $2,050-plus, there isn’t much upside unless Tanah Merah gets the TEL integration boost. But for steady rental income in the east, it’s hard to find a more defensible position than being literally attached to an interchange station.”
— Investor-owner, two-bedroom, tenanted since 2024
Investment: Premium Lease, EWL Demand, and the OCR Yield Ceiling
For investor underwriting, three structural features dominate. First, the 94–95-year remaining lease is the single biggest positive: every year you hold, the lease-decay drag is functionally zero, which means your exit PSF is supported by the same Bala-curve math that supports the entry. Second, the EWL and Changi Airport connectivity create a defensible tenant pool of aviation-industry professionals, East-line CBD commuters, and East Coast lifestyle renters — not the deepest tenant pool in Singapore, but a steady one. Third, the 268-unit boutique scale supports per-unit pricing power on both the sale and rental sides.
The counterweight is the OCR yield ceiling. Gross yields in the OCR band typically run 2.8–3.3 percent for newer 99LH stock, below what investors can achieve in Geylang, Hougang, or selective parts of the East Coast. Boutique-scale projects also carry a higher per-unit share of facility maintenance, which compresses net yield relative to scale projects with the same gross. Model your scenario through the yield calculator and the cash-flow calculator to see the net-of-maintenance picture clearly.
For ABSD-exposed buyers, decoupling math is worth running — the decoupling calculator shows whether a part-sale to a spouse improves the after-tax return versus a straight hold. Foreign and PR buyers should reference IRAS ABSD rates and underwrite the MAS TDSR stress test via the MAS Notice 645 framework before committing.
Risks: Boutique-Scale Facility Load, Bedok Supply, and OCR Yield Compression
The honest risk picture has three pillars. 268-unit boutique facility load is the structural cost: with a smaller unit base sharing the same full-condo facility footprint, per-unit monthly maintenance is meaningfully higher than scale projects of 600–800 units. This compresses net yield for investors and adds a fixed lifestyle cost for owner-occupiers. Pull the latest MCST sinking-fund and monthly-fee figures before underwriting your hold period.
The second risk is Bedok and broader D16 supply. The East has a deep pipeline of 99LH and freehold stock — Eastpoint Green and Bayshore Park alone account for over 1,400 units, and the maturing Bayshore precinct will add more residential supply through the mid-to-late 2020s. The Tanah Merah Kechil Link and Sumang Walk redevelopments will compete for the same tenant and buyer pool. Track URA's Government Land Sales programme for forward signals on competing supply in the East.
The third risk is the OCR yield ceiling. Outside Central Region 99LH stock structurally yields below RCR or selective CCR investment plays, and Sceneca's boutique scale means investors cannot rely on volume economics to compensate. If your underwriting requires a 3.5+ percent gross yield, the math will be tight at current PSF levels. Model the cash-flow scenario through the cash-flow calculator to see the net-of-maintenance picture explicitly.
Minor secondary risks include en-bloc potential being effectively zero for the next 25–30 years (the project is too new and too small to attract collective-sale interest), the standard freehold-vs-leasehold financing differential that may show up in MAS TDSR stress-test outcomes for older buyers, and the Changi Airport flight-path noise consideration that some tenants — though few aviation-industry renters — flag as a concern.
Verdict: A Premium-Lease EWL Boutique with Bayshore Upside and Boutique-Scale Trade-offs
Sceneca Residence is one of the more strategically positioned 99-year leasehold launches in the East: a 268-unit boutique project from MCC Land (under the TMK Property vehicle), sitting on a fresh 99-year lease from 2021 in the heart of District 16's Tanah Merah and Bedok corridor. TOP-ed in 2023 with roughly 94–95 years of remaining lease as of 2026, the project occupies the upper end of the lease-premium curve where the Bala-curve drag is effectively negligible for the typical owner-occupier or medium-term investor horizon.
Our read: this is a credible buy for owner-occupiers who prize East-West Line connectivity, Changi Airport proximity, and a stake in the maturing Bayshore precinct, and a measured buy for investors comfortable with the 268-unit boutique facility-load economics and OCR yield ceilings. Stress-test the numbers using the mortgage calculator and the gross-yield calculator before committing.
Developer: MCC Land via TMK Property — The China State-Owned Track Record
Sceneca Residence was developed by TMK Property, a vehicle of MCC Land (Singapore) — the local arm of China Metallurgical Group Corporation, one of China's largest state-owned construction and engineering conglomerates. MCC Land has built a substantial Singapore portfolio over the past decade including Forett at Bukit Timah, The Landmark, The Santorini, and Queens Peak, accumulating a track record that is mid-tier in the Singapore developer hierarchy — competent execution at mass-market price points, with quality that is workmanlike rather than luxury-grade.
The land at Tanah Merah Kechil Link was acquired through the 2021 Government Land Sales programme and built out to 268 units across two towers, achieving TOP in 2023. Build-quality reports from early move-ins and our walkthrough impressions point to finishes that are typical of MCC's mid-2020s mass-market product — functional appliance packages, competent unit layouts with good natural light penetration, and common-area finishes that look good in year one but will need a watchful MCST to age well into year ten.
For buyers, the developer's recent-build pedigree matters less than the as-built quality of the actual project. Defect-liability period has only just lapsed in 2024–25, so any latent build issues are still relatively visible. Reference the BCA CONQUAS database for the original construction-quality score before viewing, and ask the seller's agent for the MCST AGM minutes to gauge sinking-fund discipline.
Value: Pricing the Premium Lease Against the D16 Comp Set
Sceneca Residence transacts in a band that should be benchmarked against three reference points; running the numbers via our peer-project comparison tool is essential before committing. The closest direct comp is Eastpoint Green (368 units, TOP 1999, 99LH from 1996 with roughly 69 years remaining), which shares the Tanah Merah MRT catchment but sits on a materially older lease — useful as a price-floor benchmark rather than a like-for-like comp. The second is Bayshore Park (1,083 units, freehold/999-year, TOP 1986), the mass-scale East Coast standby whose deeper supply and freehold tenure create a different value proposition.
The lease-premium math is where Sceneca shines. At roughly 94–95 years remaining in 2026, the project sits at the very top of the lease curve where Bala-curve discounting is negligible — effectively pricing as a fresh leasehold for the next 20–30 years of any reasonable holding period. The differential against Eastpoint Green's 69-year remaining lease translates into a measurable PSF premium that is structurally justified, not speculative. Run the numbers on the lease-decay calculator to see how Sceneca's premium positions against the older D16 stock, and use the stamp-duty calculator to confirm your entry cost.
On rental, the 268-unit boutique scale is a double-edged sword. The smaller unit count means less constant secondary-market overhang and slightly stronger pricing power for sellers and landlords, but it also means thinner liquidity if you need a quick exit. The EWL connection and Changi Airport proximity support an aviation-industry and East Coast professional tenant pool, but OCR yields are structurally capped — expect a different yield band than core CCR or RCR. Pull the latest comps from the URA REALIS database before pricing the deal.
Lifestyle: Boutique Facilities, Tanah Merah Daily Rhythm, Bayshore Optionality
The 268-unit footprint delivers boutique-tier facilities calibrated to the scale: a 50-metre lap pool, kids' pool, function rooms, gym, BBQ pavilions, landscaped sky terraces, and a tennis court. The trade-off is the facility-load math: with 268 units sharing the same pool, gym, and function rooms, peak-hour congestion is structurally lower than a 600–800-unit project — an underrated quality-of-life win for owner-occupiers who actually use the amenities.
Daily lifestyle is anchored by Bedok Mall one MRT stop away (FairPrice Finest, Cold Storage, Don Don Donki, full F&B mix), the Bedok Hawker Centre for affordable everyday meals, and Bedok Reservoir Park for jogging, kayaking, and weekend family time. The Changi Beach Park and East Coast Park are short drives away, and Jewel Changi Airport is six minutes by car for a more elevated retail and dining experience.
For families, the school catchment includes Temasek Primary School (within 1 km), Red Swastika School, and Temasek Secondary School. The MOE Primary 1 registration framework gives priority to within-1 km applicants, which is meaningful for owner-occupier buyers planning ahead. Temasek Junior College and the United World College (East) are within easy commute. The maturing Bayshore precinct will eventually add new neighbourhood amenity within a 10–15 minute walk — price it as a 2030s upside rather than a 2026 reality.
Bottom Line: Yes for EWL-Anchored Owner-Occupiers, Conditional Yes for Patient Bayshore-Thesis Investors
Sceneca Residence is a credible buy for two clearly defined profiles. The first is the EWL-anchored owner-occupier — aviation-industry professional, Changi Business Park worker, East Coast lifestyle preference — where Tanah Merah MRT integration, Bedok Mall walkability, the 94–95-year lease runway, and boutique facility-quality combine into a daily lifestyle that justifies the OCR PSF premium. The lease-decay drag is functionally a non-issue for a 15–20 year occupation horizon.
The second is the patient investor with a Bayshore thesis. If you believe URA's Bayshore precinct will deliver on its master-plan vision — new TEL station, new HDB and private supply, new lifestyle amenity — over the late-2020s and 2030s, Sceneca Residence is well-positioned to ride the halo effect. This is a 7–12 year hold with total-return upside that depends on the precinct execution; underwrite the base case as a 2.8–3.3 percent yield with modest capital appreciation, and treat the Bayshore upside as optionality.
For all other profiles — speculative flippers, pure-yield investors who can find better numbers in Geylang or Hougang, ABSD-stacked third-property buyers — the comp set offers cleaner alternatives. Run your specific scenario through the mortgage calculator, the yield calculator, and the affordability calculator, and pull the latest transaction comps from the price heatmap before you commit. As always, get the full picture from the District 16 overview and weigh Sceneca Residence directly against the peer comparison tool.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.