Tembeling Grove
Located in District 15 (Joo Chiat, Amber Road, Katong), Tembeling Grove is a freehold condominium in the Rest of Central Region (RCR). The development comprises 24 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
TEMBELING GROVE is a freehold condominium at TEMBELING ROAD in District 15 (RCR), developed by , comprising 24 units.
Location & Connectivity
TEMBELING GROVE is approximately 550m from Marine Parade MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Parade | Thomson-East Coast Line | 550m |
| Marine Terrace | Thomson-East Coast Line | 990m |
| Tanjong Katong | Thomson-East Coast Line | 1.2 km |
| Eunos | East-West Line | 1.4 km |
Schools & Education
12 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Canadian International School (Tanjong Katong) | International | 400m |
| Tanjong Katong Girls' School | Secondary | 450m |
| CHIJ (Katong) Primary | Primary | 470m |
| Broadrick Secondary School | Secondary | 510m |
| EtonHouse International School (Broadrick) | International | 510m |
| Tao Nan School | Primary | 690m |
| Tanjong Katong Primary School | Primary | 830m |
| Haig Girls' School | Primary | 1.1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,522 psf | $917,000 |
| 3 BR | 1 | $1,259 psf | $1,640,000 |
Market Position
TEMBELING GROVE has recorded 5 sales at an average price of $1,061,600.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 4 | $1,377 psf | — |
| 2025 | 1 | $1,841 psf | ↑ 33.7% |
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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 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 24-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
This is a strong match for mrt-walkable commuters, car-owning households, p1 school balloting families and yield-focused investors. MRT proximity is the standout commute feature for daily transit users.
For international school families, it can work — but weigh the trade-offs before committing.
short-term flippers (<5 yr) and resort facilities should probably look elsewhere. Recent vintage for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
TEMBELING GROVE is a freehold development in District 15 (RCR), with 24 units, offering a gross yield of 3.9%.
At ~$1,841 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full TEMBELING GROVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing TEMBELING GROVE against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (510m away), an upgrader gap of about $400,000
- Geylang — 4-room average $761,443 (870m away), an upgrader gap of about $300,000
- Bedok — 4-room average $659,895 (1.9 km away), an upgrader gap of about $400,000
FAQ
What is the average PSF for TEMBELING GROVE?
Is TEMBELING GROVE freehold?
What is the rental yield for TEMBELING GROVE?
Which MRT is nearest to TEMBELING GROVE?
Sources & Next Steps
- TEMBELING GROVE 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: 5 transactions
- Rental data: 21 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2025 · 5 records analysed · Source: URA private-sale caveats