Tembeling Court
Tembeling Court is a freehold condominium in District 15 (Joo Chiat, Amber Road, Katong), within Singapore's Rest of Central Region (RCR). The development comprises 12 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
TEMBELING COURT is a freehold condominium at TEMBELING ROAD in District 15 (RCR), developed by ALPHALAND INTERNATIONAL PTE LTD, comprising 12 units.
Location & Connectivity
TEMBELING COURT is approximately 890m from Eunos MRT station, with 7 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Eunos | East-West Line | 890m |
| Paya Lebar | East-West Line | 1.1 km |
| Paya Lebar | Circle Line | 1.1 km |
| Marine Parade | Thomson-East Coast Line | 1.1 km |
| Tanjong Katong | Thomson-East Coast Line | 1.2 km |
| Marine Terrace | Thomson-East Coast 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 | 350m |
| Canadian International School (Tanjong Katong) | International | 440m |
| Broadrick Secondary School | Secondary | 440m |
| EtonHouse International School (Broadrick) | International | 440m |
| Canossa Catholic Primary School | Primary | 590m |
| Tao Nan School | Primary | 630m |
| Haig Girls' School | Primary | 680m |
| CHIJ (Katong) Primary | Primary | 740m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,491 psf | $1,220,000 |
| 3 BR | 2 | $1,397 psf | $1,850,000 |
Market Position
TEMBELING COURT has recorded 3 sales at an average price of $1,640,000.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at TEMBELING COURT typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $3,933/mo | $1,220,000 | 3.87% | $322/mo |
| 3 BR | $4,790/mo | $1,850,000 | 3.11% | $259/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,407 psf | — |
| 2025 | 1 | $1,473 psf | ↑ 4.7% |
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Price Index Check
The ShiokNest Price Index for District 15 reads 110.5 as of June 2026 — down 9.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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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
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 12-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, empty nesters / downsizers, car-owning households and freehold / generational hold. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
long-term hold (10+ yr) should probably look elsewhere. Freehold tenure removes lease-decay drag for a 10+ year hold.
Verdict
TEMBELING COURT is a freehold development in District 15 (RCR), with 12 units, offering a gross yield of 3.3%.
At ~$1,473 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full TEMBELING COURT dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing TEMBELING COURT against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (430m away), an upgrader gap of about $900,000
- Marine Parade — 4-room average $648,065 (1.1 km away), an upgrader gap of about $1,000,000
- Bedok — 4-room average $659,895 (1.6 km away), an upgrader gap of about $1,000,000
FAQ
What is the average PSF for TEMBELING COURT?
Is TEMBELING COURT freehold?
What is the rental yield for TEMBELING COURT?
Which MRT is nearest to TEMBELING COURT?
Sources & Next Steps
- TEMBELING COURT 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: 3 transactions
- Rental data: 8 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2025 · 3 records analysed · Source: URA private-sale caveats