Tanamera Crest
Overview & Key Facts
Tanamera Crest is a 288-unit condominium located at 6 Pari Dedap Walk in District 16, within the established Bedok-Tanah Merah residential precinct. Completed in 2005 on a 99-year lease from 2001, the development was designed as a mid-rise residential enclave set on elevated terrain within a quiet landed-housing estate. The 14-storey development comprises three residential blocks arranged around a central landscaped courtyard, offering a resort-inspired living environment that leverages its hilltop position for views and natural ventilation.
Tanamera Crest occupies a distinctive position in Singapore’s east — nestled among low-rise landed homes in the Tanah Merah neighbourhood, the development feels removed from the density of surrounding HDB estates while remaining well-connected to Bedok’s extensive amenities. With an average transacted price in the range of $1,200–$1,425 psf and rental yields around 3.6%, the development has found a loyal following among families, expatriates working in Changi Business Park, and east-side residents seeking a quieter alternative to the larger mega-condominiums along the East Coast.
The development benefits from its proximity to Tanah Merah MRT interchange, which provides direct connections to both the East-West Line and the future Cross Island Line, as well as quick access to the PIE and ECP expressways. Its position near UWCSEA East Campus, Canadian International School, and local schools like St. Anthony’s Canossian Primary makes it particularly appealing to families with school-age children.
Location & Connectivity
Tanamera Crest sits on a gentle hilltop within the Tanah Merah landed estate, approximately 770 m from Tanah Merah MRT station — about a 10-minute walk. Tanah Merah is a critical interchange on the East-West Line, offering direct service to the CBD (Raffles Place in approximately 25 minutes) and the branch line to Changi Airport (two stops). The station will gain further significance when the Cross Island Line opens, transforming it into a dual-line interchange that dramatically improves connectivity to the northern and western parts of Singapore.
Daily amenities are well served by East Village mall and Bedok Marketplace, both within a short drive or bus ride. Bedok Town Centre, one of Singapore’s most established suburban hubs, offers Bedok Mall, Bedok Point, and the famous Bedok 85 hawker centre — all reachable in under 10 minutes. For grocery shopping, FairPrice Bedok North is the closest supermarket, with additional options at the Bedok Town Centre cluster.
The school catchment is a significant draw. St. Anthony’s Canossian Primary School is within 330 m, and Red Swastika School, Yu Neng Primary, and Fengshan Primary are all within 1.2 km. International school options include UWCSEA East Campus and Canadian International School, both less than 3 km away, making Tanamera Crest a practical choice for expatriate families seeking international education alongside good local school access.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Casuarina Primary School | primary | Within 1 km |
| Bedok North Secondary School | secondary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Bedok Green Primary School | primary | Within 1 km |
| Ping Yi Secondary School | secondary | Within 1 km |
| Opera Estate Primary School | primary | ~1.2 km |
| Bedok View Secondary School | secondary | ~1.2 km |
| Yu Neng Primary School | primary | ~1.2 km |
Facilities
Tanamera Crest delivers a well-rounded facility set for a 288-unit development, arranged around the hilltop terrain to create a resort-like atmosphere. The centrepiece is a full-sized swimming pool complemented by a children’s wading pool, a spa pool, and a sun deck. Recreational amenities include a tennis court, gymnasium, BBQ pits, a function room, a jogging track around the perimeter, a children’s playground, and a sauna. The development features covered car parking and 24-hour security with CCTV surveillance throughout the grounds.
“The facilities are well maintained and the pool area has a genuine resort feel, especially on weekday mornings when it is practically empty. The hilltop setting means there is always a breeze, and the landscaping around the pool creates a private tropical atmosphere. The tennis court is a nice bonus — not many developments in the area have one. The function room is spacious and great for gatherings.”
— Resident, 3-bedroom unit (SingaporeExpats review)
The development’s three blocks are set within lush landscaping that takes advantage of the undulating terrain, creating a sense of spaciousness and privacy that belies its suburban location. The shuttle bus service to Tanah Merah MRT is a practical amenity that addresses the development’s only locational weakness — its distance from the station. Security includes gated entry with 24-hour guard patrols, providing a reassuring level of security for families.
Unit Sizes & Layout
Tanamera Crest offers a range of configurations from two-bedroom to four-bedroom units, with sizes that are generous by post-2010 standards. The development’s 2005 completion date means units benefit from the more spacious floor plans typical of that era, with larger living-dining areas, more practical kitchen layouts, and full-height windows that maximise natural light and ventilation. Most units enjoy either pool-facing or outward-facing orientations with views over the surrounding low-rise landed estate.
The hilltop position provides a natural elevation advantage — even lower-floor units in the three 14-storey blocks sit above the surrounding landed homes, delivering reasonably open views. Higher-floor units enjoy panoramic sightlines toward the Bedok Reservoir area, the coastline, and on clear days, glimpses of the sea toward Changi. Internal finishes reflect the mid-2000s standard and most owners undertake renovation to modernise kitchens and bathrooms, which is a common consideration for resale purchases in this vintage.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 9 | $1,062 | $918,210 |
| 3 BR | 61 | $1,006 | $1,186,813 |
| 4 BR | 4 | $884 | $1,415,000 |
| 5 BR | 1 | $1,155 | $2,300,000 |
Pricing & Market Position
Based on 75 recorded transactions, sale prices range from $775,000 to $2,300,000, averaging $1,181,593 (~$1,184 psf).
Rents range from $2,000 to $5,100 per month across 206 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 39.1% (from $865 to $1,204 psf).
Neighbourhood Comparison
Tanamera Crest ($1,200–$1,425 psf, 288 units, 99-year from 2001, ~74 years remaining) competes in D16’s mature resale segment. The Tanamera ($1,300–$1,500 psf, 105 units, 99-year from 2000) is the closest comparable — a smaller development nearby on Bedok South Road with a similar lease profile but significantly fewer facilities. Tanamera Crest’s larger scale delivers better amenities and lower maintenance costs per unit. Bedok Residences ($1,400–$1,700 psf, 583 units, 99-year from 2010) is the integrated benchmark — directly connected to Bedok MRT with a retail mall, but at a significantly higher PSF and with smaller unit sizes.
For buyers willing to stretch their budget, The Glades ($1,500–$1,800 psf, 726 units, 99-year from 2013) at Tanah Merah MRT offers newer facilities and a longer lease, but units are notably smaller. The freehold option in the area is Costa Del Sol ($1,400–$1,700 psf, 906 units, freehold), which eliminates the lease concern entirely but at a 20–30% price premium and in a much larger, denser development. Tanamera Crest’s edge is its hilltop exclusivity, generous unit sizes, and competitive pricing — its weakness is the lease trajectory that will increasingly weigh on resale values.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TANAMERA CREST | 99 yrs lease commencing from 2000 | 2005 | 288 | $1,184 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
Lease Decay Analysis
The 99-year lease runs from 2000, meaning approximately 26 years have already been consumed. Roughly 73 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~73 years | Full bank financing available |
| 2030 | ~69 years | CPF usage still unrestricted for most buyers |
| 2039 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2059 | ~39 years | Significant financing restrictions for next buyer |
| 2099 | 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 ~63 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates TANAMERA CREST across multiple dimensions.
What Residents Say
“We have lived here for over eight years and love the hilltop location. The development feels exclusive because it is hidden within the landed estate — visitors always comment on how quiet and peaceful it is. The shuttle bus to Tanah Merah MRT is convenient, and the proximity to Changi Business Park makes my husband’s commute effortless. Our children attend St. Anthony’s Canossian, which is literally around the corner.”
— Owner-occupier, 4-bedroom unit (PropertyGuru review)
“The pool and facilities still look great for a development that is 20 years old. The MCST keeps everything in good condition, and the security team is professional and attentive. The units are spacious compared to anything built recently — our three-bedroom is over 1,200 sqft, which you simply cannot find in new launches at this price point. The only downside is the walk to the MRT, but the shuttle service largely solves that.”
— Tenant, 3-bedroom unit (99.co review)
“Great value for an east-side condo. The PCN is fantastic for weekend cycling with the kids, and being close to East Coast Park, Bedok Reservoir, and all the hawker centres in Bedok is perfect for our lifestyle. The lease is the main concern — we bought knowing we would hold for 8–10 years maximum. For that horizon, the entry price and rental yield make sense, but I would not recommend this for a forever home given the remaining tenure.”
— Investor-owner, 2-bedroom unit (EdgeProp review)
Strengths & Weaknesses
- Hilltop setting within a quiet landed estate provides genuine exclusivity and privacy
- Generous unit sizes from 2005 vintage — significantly larger than equivalent new-launch units
- Full condo facilities including tennis court, 50m pool, gym, sauna, and jogging track
- Complimentary shuttle bus service to Tanah Merah MRT interchange
- Strong school catchment — St. Anthony's Canossian Primary within 330 m, international schools nearby
- Competitive rental yield of approximately 3.6% supported by Changi Business Park tenant demand
- Park Connector Network nearby for cycling and jogging to East Coast Park and Bedok Reservoir
- Cross Island Line interchange at Tanah Merah will significantly enhance future connectivity
- Well-maintained development with active MCST and 24-hour security
- Approximately 74 years remaining on lease — approaching CPF usage restriction thresholds
- Tanah Merah MRT is 770 m away — not a walkable commute without the shuttle bus
- Internal finishes from 2005 typically require renovation investment by new buyers
- No direct retail or dining within the immediate landed estate surrounds
- Lease decay will increasingly compress capital appreciation over the next decade
- Shuttle bus service dependent on MCST continuation — not a guaranteed permanent amenity
- Limited upside potential compared to freehold or newer leasehold alternatives in the area
Verdict
Tanamera Crest represents a thoughtful compromise in Singapore’s eastern residential landscape — a well-maintained, resort-style development that delivers genuine suburban tranquillity without sacrificing connectivity. At $1,200–$1,425 psf, it offers meaningful value compared to newer East Coast condominiums that command $1,600–$2,000+ psf for smaller units with less generous facilities. The 3.6% rental yield is competitive for the district, supported by steady demand from expatriates working at Changi Business Park and families drawn to the school catchment.
The primary trade-off is the lease. With approximately 74 years remaining on the 99-year tenure from 2001, Tanamera Crest is approaching the territory where CPF usage restrictions begin to tighten and bank financing terms become less favourable. Buyers intending a 10–15 year hold should be aware that by the time they exit, the remaining lease will be in the mid-60s — a threshold that narrows the buyer pool for the next transaction. This lease consideration is the single most important factor in any purchase decision here.
For families seeking spacious east-side living with good schools, full condo facilities, and a quiet hilltop setting, Tanamera Crest remains a practical and well-priced option. For investors, the rental yield is supported but the lease decay will increasingly compress capital appreciation. The upcoming Cross Island Line interchange at Tanah Merah MRT is a genuine catalyst that could provide a lease-defying uplift in connectivity value — but the timeline remains uncertain. Buyers should approach Tanamera Crest as a lifestyle home with solid fundamentals, tempered by the reality of a diminishing leasehold runway.