Tembelina
Located in District 15 (Joo Chiat, Amber Road, Katong), Tembelina is a freehold condominium in the Rest of Central Region (RCR). The development comprises 4 units. Sale and rental figures on this page are compiled from URA transaction records. Nearby developments in District 15 can be compared on ShiokNest's district analytics pages.
Overview & Key Facts
TEMBELINA is a freehold condominium at TEMBELING ROAD in District 15 (RCR), developed by , comprising 4 units.
Location & Connectivity
TEMBELINA is approximately 780m from Marine Parade MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Parade | Thomson-East Coast Line | 780m |
| Marine Terrace | Thomson-East Coast Line | 1.2 km |
| Eunos | East-West Line | 1.2 km |
| Tanjong Katong | Thomson-East Coast Line | 1.2 km |
| Paya Lebar | East-West Line | 1.5 km |
| Paya Lebar | Circle Line | 1.5 km |
Schools & Education
13 schools within 2 km (9 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Girls' School | Secondary | 280m |
| Canadian International School (Tanjong Katong) | International | 290m |
| Broadrick Secondary School | Secondary | 380m |
| EtonHouse International School (Broadrick) | International | 380m |
| CHIJ (Katong) Primary | Primary | 510m |
| Tao Nan School | Primary | 590m |
| Tanjong Katong Primary School | Primary | 750m |
| Haig Girls' School | Primary | 860m |
Market Position
TEMBELINA has recorded 1 sale at an average price of $1,880,000.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 913 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 783 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 645 |
| AMBER PARK | Freehold | $2,549 psf | 397 |
What Could Work Against You
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 4 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits families with young children, international school families, long-term hold (10+ yr) and freehold / generational hold best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
For car-owning households and quiet sanctuary seekers, it can work — but weigh the trade-offs before committing.
yield-focused investors and en-bloc speculators should probably look elsewhere. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
TEMBELINA is a freehold development in District 15 (RCR), with 4 units, offering a gross yield of 2.4%.
At ~$1,747 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full TEMBELINA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing TEMBELINA against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (660m away), an upgrader gap of about $1,100,000
- Marine Parade — 4-room average $648,065 (760m away), an upgrader gap of about $1,250,000
- Bedok — 4-room average $659,895 (1.8 km away), an upgrader gap of about $1,200,000
FAQ
What is the average PSF for TEMBELINA?
Is TEMBELINA freehold?
What is the rental yield for TEMBELINA?
Which MRT is nearest to TEMBELINA?
Sources & Next Steps
- TEMBELINA Dashboard — Live charts and analytics
- URA — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transaction
- Rental data: 9 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 1 record analysed · Source: URA private-sale caveats