Tanah Merah Green
Overview & Key Facts
Tanah Merah Green is a boutique 99-year leasehold condominium by Wing Tai Asia — one of Singapore’s most respected residential developers — situated along Tanah Merah Kechil Road in District 16. Completed in 2000 with just 79 units, this small-scale development occupies a quiet cul-de-sac pocket within one of the East’s most established private residential belts, sitting between Tanah Merah MRT on the East-West Line and the emerging Sungei Bedok interchange corridor to the north-east.
The development is a genuine product of its era: generous land-to-unit ratios, a calm, green compound, and a measured approach to density that rarely survives into modern land-sale GLS sites. At 79 units, it occupies a position closer to a strata-landed enclave than a conventional condo, with a sense of exclusivity and low foot-traffic that residents consistently cite as a daily quality-of-life advantage. Wing Tai’s construction pedigree is sound — the developer’s residential portfolio spans Ardmore Park, Belle Vue Residences, and L’VIV — lending Tanah Merah Green a credibility that outlasts its modest profile.
With 10 resale transactions over the past year averaging S$2.93 million and a median PSF of S$1,695, the development commands pricing in line with D16 comparables such as The Glades, while sitting below the premium new-launch benchmark set by Sceneca Residence. For buyers seeking a quiet, well-located East-side address with decent yield at 2.91% gross — and the optionality of a potential collective sale in the medium term — Tanah Merah Green presents a coherent, if niche, investment thesis.
Location & Connectivity
Tanah Merah Green sits on Tanah Merah Kechil Road — a low-traffic residential road feeding off Bedok South Avenue 3, tucked between the Tanah Merah MRT station precinct and the Bedok Reservoir green corridor. The East-West Line station is approximately 0.41 km away, a brisk 5-to-6-minute walk for a fit adult or around 8–10 minutes at a leisurely pace. This qualifies as genuinely walkable for Singapore — a meaningful day-to-day convenience, particularly for residents commuting into Raffles Place, City Hall, or Changi Business Park.
The connectivity story gains another chapter in the second half of 2026, when the Sungei Bedok interchange station (Thomson-East Coast Line and Downtown Line) is scheduled to open approximately 1.21 km north-east of the development. The TEL runs through Marina Bay, Stevens, Woodlands, and Shenton Way; combined with DTL access into Bugis, Botanic Gardens, and Buona Vista, the interchange materially expands the East region’s MRT reach without requiring a Changi Airport detour. The opening will add a second MRT option for Tanah Merah Green residents within a comfortable cycling distance.
The surrounding neighbourhood is low-rise and predominantly private residential. Bedok South Avenue 3 connects to the Bedok Interchange bus terminal and Bedok Mall within a short drive, while the East Coast Parkway (ECP) is accessible in under 10 minutes, making the CBD reachable in 20–25 minutes in off-peak conditions. Changi Airport — the world’s most connected airport and a major employer for East-side residents — is approximately 10 minutes by car. The Bedok area offers a dense concentration of food centres (Bedok Interchange Hawker Centre, Bedok 85 Fengshan Food Centre), supermarkets, and retail along New Upper Changi Road.
For recreational amenities, Bedok Reservoir Park — a well-maintained waterfront park popular with kayakers, cyclists, and joggers — is within 2 km. The Laguna National Golf Club and Bedok Town Park also add to the neighbourhood’s green character. The Tanah Merah Country Club is a short drive away, serving residents who want full clubhouse access beyond the condo compound.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bedok North Secondary School | secondary | Within 1 km |
| Casuarina Primary School | primary | Within 1 km |
| Bedok Green Primary School | primary | 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 |
| Opera Estate Primary School | primary | ~1.0 km |
Facilities
Tanah Merah Green’s facilities reflect its era and scale: a swimming pool, gymnasium, tennis court, and landscaped gardens serve the 79-unit resident base. The low unit density means peak-hour queues for pool lanes or gym equipment are a non-issue — a genuine advantage over larger developments where shared facilities can feel congested during evenings and weekends. The compound is well-maintained and quiet, with the cul-de-sac site plan minimising through traffic.
“The facilities are modest but the grounds are genuinely peaceful — it feels more like a private estate than a condo. You rarely have to wait for the pool or gym, which is more than I can say for larger developments nearby.”
— Resident sentiment, D16 OCR community feedback, 2025
Prospective buyers seeking resort-style mega-facilities — wave pools, badminton domes, tennis academies — should look to larger D16 developments such as The Bayshore (1,038 units) or Bedok Residences. Tanah Merah Green’s proposition is the opposite: a quiet, manageable compound where common areas do not feel like a race to book slots. For owner-occupiers prioritising tranquillity over amenity breadth, that trade-off is often the correct one.
Unit Sizes & Layout
At 79 units spread across a D16 leasehold site completed in 2000, Tanah Merah Green offers a unit profile typical of Wing Tai’s early-2000s residential approach: larger-than-contemporary floor plates, practical layouts, and a build quality that reflects the developer’s mid-to-upper mid-market positioning at the time. Units range from 2- to 4-bedroom configurations, with apartment sizes that hold up well against the compressed floorplates common in post-2010 launches. Current resale values of S$2.80–S$2.94 million (median to average) imply unit sizes in the 1,600–1,800 sqft range at prevailing PSF levels — consistent with 3- and 4-bedroom configurations that are increasingly rare at this price point in the East.
Buyers considering Tanah Merah Green should note that interior finishings reflect a 2000 build and a renovation budget will almost certainly be required on resale units. The fundamental structure and room proportions, however, tend to renovate well — Wing Tai’s layouts from this period are known for ceiling heights and bedroom dimensions that modern unit typologies have since compressed significantly. Stack selection should prioritise orientation (north-south preferred for natural ventilation), and upper-floor units facing the landed enclave or green buffer command the best long-term view protection.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $1,661 | $2,797,963 |
| 5 BR | 7 | $1,046 | $2,994,000 |
Pricing & Market Position
Based on 10 recorded transactions, sale prices range from $2,600,000 to $3,880,000, averaging $2,935,189 (~$1,695 psf).
Rents range from $5,000 to $8,500 per month across 7 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 81% (from $882 to $1,596 psf).
Neighbourhood Comparison
Against its most direct D16 OCR comparables, Tanah Merah Green occupies a logical mid-field position on value. The Bayshore (1,038 units, 99-year, S$1,231 psf) offers lower entry pricing but at significantly higher unit count — amenities are proportionally larger but so is the community density, and the Bayshore MRT connection adds a bus or car leg. The Glades (99-year, S$1,612 psf) is a newer development (2017) with a fresher lease profile and resort facilities, but at a modest PSF premium over Tanah Merah Green. For buyers prioritising lease age, The Glades’ 99-year from 2014 offers a cleaner 80-year runway against Tanah Merah Green’s 70-year remaining.
Sceneca Residence (99-year, S$2,084 psf) sits at the new-launch end of the spectrum — a mixed-use integrated development at Tanah Merah MRT with retail and F&B at the doorstep, but at a 23% PSF premium over Tanah Merah Green for a newer lease. Buyers choosing Tanah Merah Green over Sceneca are essentially paying for space, quiet, and established neighbourhood character rather than integrated convenience and fresh leasehold runway. Both are defensible decisions depending on buyer priority — but they represent meaningfully different lifestyle and financial propositions.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TANAH MERAH GREEN | 99 yrs lease commencing from 1997 | 2000 | 79 | $1,695 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,231 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,612 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,446 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | 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 ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates TANAH MERAH GREEN across multiple dimensions.
What Residents Say
“Very peaceful neighbourhood. The development is small so you actually get to know your neighbours, and the pool is never crowded. Tanah Merah MRT is an easy walk — we use it daily for the CBD commute.”
— Owner-occupier, Tanah Merah Green, D16
“We chose this over a larger development specifically because of the school catchment. Casuarina Primary is a 5-minute walk, and the secondary school options are excellent. The compound is quiet and the neighbours are a stable, long-term crowd — not a lot of investor turnover, which makes a big difference.”
— Resident family, Tanah Merah Kechil Road
“Wing Tai built this one well. The bones of the apartment are good — high ceilings, practical rooms — even if the original fittings needed updating. After renovation it feels like a much newer unit. The only thing I wish were different is more retail within walking distance, but Bedok Mall and the town centre are not far by car.”
— Resale buyer, Tanah Merah Green
Strengths & Weaknesses
- Wing Tai Asia developer — credible residential track record spanning 25+ years
- Tanah Merah EWL station genuinely walkable at 0.41 km (5-6 min)
- Future Sungei Bedok TEL+DTL interchange 1.21 km — opens 2H 2026, expanding MRT reach
- Outstanding school belt: Casuarina Primary 0.39 km, Bedok North Sec 0.31 km, 6 more within 1 km
- Boutique 79-unit scale — pool, gym and common areas rarely congested
- Quiet cul-de-sac setting — low pass-through traffic, established residential neighbours
- Reasonable gross yield at 2.91% — defensible for a leasehold D16 OCR asset
- En-bloc optionality (52/100) — 2000 vintage small-site with potential for collective sale
- Changi Airport and Changi Business Park within 10-15 min drive — strong rental demand base
- Room proportions and ceiling heights superior to post-2010 new launches at comparable PSF
- 70 years remaining on 99-year lease — 60-year CPF/loan threshold in approximately 10 years
- Interior finishings reflect 2000 build — renovation budget required for resale units
- Limited on-site amenity breadth vs larger D16 developments (no tennis dome, no mega pool)
- Minimal walkable retail — Bedok town centre and Bedok Mall require a drive or bus ride
- Small rental pool (7 transactions/yr) — thinner liquidity than larger D16 projects
- Investment score 60/100 and ShiokNest score 42/100 — mid-field for D16 OCR
- No integrated retail or F&B within compound — unlike newer mixed-use developments
- En-bloc at 52/100 is speculative, not imminent — collective sale timing cannot be predicted
Verdict
Tanah Merah Green is a coherent buy for a specific type of East-side owner-occupier or investor: someone who values quiet, established residential surroundings over flashy amenity counts, who wants a genuinely walkable MRT connection on the East-West Line, and who can calibrate the leasehold trajectory against a realistic holding period. At S$1,695 psf, the development sits in a rational band for D16 OCR — below Sceneca Residence’s new-launch premium and largely in line with The Glades, but with the added tailwind of Wing Tai’s developer credibility and the Sungei Bedok TEL+DTL uplift arriving in 2H 2026.
The collective sale angle is real but speculative. At 79 units on what is likely an appreciable land parcel within a prime D16 residential enclave, the en-bloc arithmetic could be compelling for owners — particularly as the lease clock ticks toward the 60-year threshold and developer interest in Tanah Merah Kechil Road remains structurally supported by proximity to the MRT and the new interchange. An en-bloc score of 52/100 reflects moderate — not exceptional — probability, and buyers should treat it as an optionality overlay rather than an investment thesis anchor.
For families with school-age children, the location is among the strongest in D16: Casuarina Primary at 0.39 km, Bedok North Secondary at 0.31 km, and six further schools within 1 km give residents a deep P1 balloting safety net and secondary school coverage that few East-side developments can match. Renters and yield-oriented investors will note the 2.91% gross yield — modest by absolute standards but defensible for a leasehold D16 asset, with rental demand supported by proximity to Changi Business Park, Changi Airport, and East Coast professionals.