Studios@tembeling
Overview & Key Facts
STUDIOS@TEMBELING is a compact, freehold boutique development tucked along Tembeling Road in District 15 — the Katong/Joo Chiat stretch that forms one of Singapore’s most character-rich East Coast enclaves. With just 25 units across a low-rise block, it occupies a very different niche from the mega-launches (Grand Dunman, Emerald of Katong, Tembusu Grand) that now define the district’s skyline.
The pitch is simple: freehold tenure, a walk-to-Marine-Parade-MRT (Thomson-East Coast Line) location, and shophouse-adjacent Peranakan streetscape — at roughly 40% of the PSF that neighbouring new launches command. The most recent 12 months of URA caveat data show 11 transactions at an average of S$1,597 psf and a median absolute price around S$1.13 million — strikingly affordable numbers for a freehold D15 asset in 2026.
That value comes with obvious trade-offs: facilities are minimal, the unit mix skews heavily toward small studios and one-bedders, and the boutique scale means limited amenity and virtually zero economies of scale on maintenance. For the right buyer profile — a singleton, young couple, or yield-focused landlord targeting expat renters working in the East — it’s an interesting pocket of freehold value. For a growing family, it is not.
Location & Connectivity
Tembeling Road runs parallel to Joo Chiat Road, placing STUDIOS@TEMBELING in the middle of one of the East Coast’s most walkable neighbourhoods. The newly-opened Marine Parade MRT station on the Thomson-East Coast Line sits about 620 metres away — an 8–10 minute walk, genuinely within commuter range unlike many D15 properties that still advertise “near MRT” from 1.2 km out. Marine Terrace MRT is a further 960 m, with Tanjong Katong and Eunos both within 1.4 km.
For drivers the location is equally strong: ECP access is minutes away, putting the CBD roughly 12–15 minutes by car in off-peak traffic. Changi Airport is an easy 15-minute drive via ECP, which matters for the expat rental demographic that gives Joo Chiat its consistently high occupancy.
Day-to-day amenities are the real strength. Joo Chiat Road and East Coast Road are lined with independent cafes, Peranakan restaurants, and specialty grocers — 328 Katong Laksa, Chin Mee Chin, Birds of Paradise Gelato, and dozens more are within a 10-minute walk. Parkway Parade and i12 Katong are both within 1 km, providing full supermarket and retail coverage. For schooling, the 1-km radius is unusually dense: CHIJ (Katong) Primary, Tao Nan, and Tanjong Katong Primary are all reachable, with Canadian International School and EtonHouse International on the doorstep — a strong draw for expat families.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| CHIJ (Katong) Primary | primary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Telok Kurau Primary School | primary | ~1.1 km |
Facilities
This is where expectations need to be reset. STUDIOS@TEMBELING is a boutique 25-unit freehold block, not a full-facility condominium. Based on PropertyGuru’s project listing and resident reports, the facilities offering is minimal — typically a small lap/plunge pool, basic gym equipment, and a roof terrace or sky garden. There is no tennis court, no function room of meaningful size, no children’s playground, no clubhouse.
For buyers coming from a mega-development, this will feel sparse. For buyers coming from an apartment block or older walk-up, it will feel perfectly adequate — and the upside is meaningfully lower monthly maintenance fees compared with 500-unit developments that carry extensive facility overhead. Boutique blocks of this size typically run S$250–S$400/month in maintenance versus S$450–S$650 at larger nearby condos.
Residents who need more should plan around the location rather than the building. East Coast Park is a 10-minute walk or 3-minute drive away, offering free running/cycling/beach access that no private condo can match. Parkway Parade gym chains, yoga studios, and swim schools are within 1 km. The practical answer at STUDIOS@TEMBELING is to treat the neighbourhood as your clubhouse — which, in Joo Chiat, actually works.
Unit Sizes & Layout
The clue is in the name: STUDIOS@TEMBELING was designed around compact, efficient layouts rather than family-sized units. The unit mix is dominated by studios and 1-bedroom configurations, with a small number of 2-bedroom stacks. Absolute prices in the last 12 months have ranged from roughly S$700k on the low end to just over S$1.5 million at the top — a quantum band that remains accessible to single buyers and young couples priced out of D15’s new launches.
Layouts are generally square and efficient, with minimal wasted circulation space — a necessity in small footprints. Buyers should nonetheless inspect stacks carefully: some units face directly onto Tembeling Road (modest traffic noise, active streetscape) while others face internally toward the pool or the neighbouring shophouse row (quieter, more sheltered). Because the development is low-rise, higher floors don’t provide the view premium typical at mega-developments.
Finishings reflect the era and positioning of the block — functional rather than luxurious. Most resale units in 2026 are a decade or more past their original fit-out and will benefit from at least a light renovation. Budget S$30k–S$80k depending on condition and ambition; the small unit sizes actually make full renovations more financially manageable than at 1,200 sqft family units elsewhere in the district.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 4 | $1,811 | $789,722 |
| 1 BR | 2 | $1,635 | $1,073,500 |
| 2 BR | 2 | $1,631 | $1,281,500 |
| 3 BR | 3 | $1,261 | $1,526,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $640,000 to $1,800,000, averaging $1,131,535 (~$1,597 psf).
Rents range from $1,700 to $5,000 per month across 62 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 29.6% (from $1,061 to $1,374 psf).
Neighbourhood Comparison
Set against D15’s 2022–2023 new launch wave, STUDIOS@TEMBELING competes on a fundamentally different axis. Grand Dunman (S$2,537 psf, 99-year from 2022, 1,008 units) and Tembusu Grand (S$2,462 psf, 99-year from 2022, 638 units) offer full facilities, fresh leases, and brand-new finishings — at roughly 60% more per square foot. Emerald of Katong (S$2,640 psf) and The Continuum (S$2,790 psf freehold) push even further. For buyers who prioritise facilities, lease length, and new-build finishings, those options are clearly superior.
Where STUDIOS@TEMBELING wins is on absolute quantum and freehold tenure. A S$1.13 million median entry with freehold status is impossible at any of the new launches — the smallest units at Grand Dunman still clear S$1.4 million and carry a 99-year lease that starts ticking from 2022. For the singleton buyer, the young couple, or the investor seeking a smaller absolute-dollar entry into freehold D15, STUDIOS@TEMBELING belongs on a different shortlist: older freehold boutique blocks (Amber Park pre-redevelopment era pricing, Dunman View, smaller walk-up conversions) rather than new launch behemoths.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| STUDIOS@TEMBELING | Freehold | — | 25 | $1,597 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates STUDIOS@TEMBELING across multiple dimensions.
What Residents Say
“Location is the main selling point. Walking distance to Marine Parade MRT now that TEL is open, and Joo Chiat has everything you could want for food and cafes. Don’t expect condo-grade facilities though — it’s essentially an upscale apartment block.”
— Resident review via PropertyGuru
“Rented here for two years. Quiet inside despite the Joo Chiat location, well-managed small development, and the freehold status made me comfortable signing a longer lease. Small gym but I use East Coast Park anyway.”
— Tenant review via 99.co
“The boutique scale means you actually know your neighbours, which is unusual in Singapore. Downside: limited parking, and when anyone renovates the whole block hears it.”
— Resident review via EdgeProp
The review pattern is consistent with what you’d expect at a 25-unit boutique block: strong appreciation for location and freehold tenure, acceptance that facilities are minimal, and occasional gripes around parking and shared-wall noise that are structural to small developments. Expat tenants appear heavily represented — unsurprising given proximity to Canadian International School and EtonHouse — which supports the rental story for investor-buyers.
Strengths & Weaknesses
- Freehold tenure in premium D15 Katong/Joo Chiat location
- Genuine walk-to-MRT access (Marine Parade TEL, ~620 m)
- Low absolute quantum — median S$1.13 million entry
- Strong rental catchment (Canadian IS, EtonHouse within 550 m)
- Lower monthly maintenance vs mega-developments
- Efficient, square unit layouts with minimal wasted space
- Joo Chiat lifestyle — independent F&B, Peranakan streetscape
- East Coast Park within 10-minute walk
- Boutique-scale community — you actually know your neighbours
- 2.75% gross yield competitive for freehold D15
- Minimal facilities — no tennis, clubhouse, or children’s playground
- Small unit mix unsuitable for families with children
- Thin liquidity — only 11 transactions in last 12 months
- PSF volatility across years reflects small-sample noise
- Weak en-bloc prospects (39/100) given boutique scale
- Some stacks exposed to Joo Chiat evening F&B noise
- Ageing interior finishings — most resale units need renovation
- Limited on-site parking typical of boutique blocks
- Higher sensitivity to shared-wall noise (renovations, neighbours)
Verdict
STUDIOS@TEMBELING is a niche proposition, and niches done right can be very compelling. The freehold tenure, genuine MRT walkability, and Joo Chiat lifestyle package are all real — and they’re being offered at roughly S$1,597 psf in a district where Grand Dunman transacts above S$2,537 psf and The Continuum clears S$2,790 psf. On pure freehold D15 value per dollar, this is one of the cheaper entry points in the district.
The question is always for whom? For a yield-focused investor, the 2.75% gross yield is competitive for a freehold D15 asset and the small absolute quantum keeps ABSD exposure manageable for second-property buyers. For a singleton or young couple, the combination of price, walkability, and lifestyle ticks boxes that most new launches simply can’t. For a family of four? Almost certainly not — the unit sizes and lack of family amenity don’t support it.
There are legitimate concerns. Liquidity is thin — only 11 sales in the last 12 months across the whole development means resale exit is slower than at larger condos. The PSF trend across the past five years has been volatile (S$1,374–S$1,793), reflecting small-sample noise rather than a clear directional trend. En-bloc prospects are weak (39/100 score) given the small site and already-maxed freehold plot ratio in the area. Buyers should be comfortable with a medium-term (5–10 year) horizon and not bank on rapid capital appreciation.