The Tanamera

Overview & Key Facts

The Tanamera is a 288-unit leasehold condominium at 1–5 Tanah Merah Kechil Road in District 16, completed in 1994. Developed by Tanamera Development Pte Ltd, a subsidiary of First Capital Corporation (the property investment arm of GuocoLand Limited), the project occupies a generous 21,976 sqm site — a land-to-unit ratio that newer East Coast developments can only envy. Three blocks of varying heights (15, 18, and 19 storeys) are arranged across the compound, creating a sense of openness that immediately distinguishes The Tanamera from the tightly packed projects that have sprung up around it in the decades since.

First Capital Corporation ventured into property development in the early 1990s, and The Tanamera is one of its earlier residential projects. The development carries the hallmarks of that era: genuinely spacious units ranging from 947 sqft one-bedrooms to 2,314 sqft three-bedrooms, generous corridor widths, and a compound large enough to accommodate a full tennis court, swimming pool, and substantial landscaped grounds without feeling cramped. At 288 units across three blocks on nearly 22,000 sqm, the density is notably low — a characteristic that residents consistently cite as one of the development’s defining qualities.

At a current average PSF of $1,215, The Tanamera sits at the value end of the District 16 spectrum. That pricing reflects two realities: a 99-year lease that commenced in 1990 (leaving approximately 63 years remaining) and the age of the development’s finishings. But it also reflects something the market consistently underprices — proximity to Tanah Merah MRT at just 440 metres, one of the most generous site areas per unit in the Bedok corridor, and unit sizes that belong to a bygone era of Singapore residential design. For buyers who prioritise space and MRT convenience over new finishings, The Tanamera is one of the more compelling value propositions in the Upper East Coast.

Location & Connectivity

Tanah Merah Kechil Road sits in the heart of District 16’s Bedok corridor, a mature residential neighbourhood that balances suburban tranquillity with genuine transport connectivity. The Tanamera’s address at 1–5 Tanah Merah Kechil Road places it within a primarily residential enclave, bordered by low-rise HDB blocks and landed properties to the north and the East Coast greenbelt to the south. The immediate surroundings are quiet and leafy — a character that has been preserved even as the broader Bedok area has densified around the MRT network.

The headline location advantage is Tanah Merah MRT (EW4), just 440 metres away — a genuine 5–6 minute walk that qualifies as doorstep convenience. This is the East-West Line, one of Singapore’s oldest and most connected routes, providing direct access to Raffles Place (~25 minutes), City Hall, Paya Lebar, and critically, the interchange to Changi Airport (~10 minutes). The Thomson-East Coast Line has added further connectivity to the area: Bedok South MRT (TE30) sits at 1.05 km, offering an alternative route into the city via the TEL. For residents who travel frequently, the short hop to Changi Airport is a genuine lifestyle advantage that few condominiums outside the Changi corridor can match.

Daily amenities are well served by the mature estate infrastructure. Bedok Mall and Bedok Interchange — one of the largest suburban transport hubs in Singapore — are two MRT stops away, offering FairPrice Xtra, a cinema, food court, and extensive retail. Closer to home, the Tanah Merah Kechil area has its own cluster of eateries, a Giant supermarket, wet market, and hawker centres within walking or short driving distance. East Coast Park is accessible via New Upper Changi Road, giving residents beach access, cycling paths, and the East Coast seafood strip — one of Singapore’s most popular recreational corridors.

The school catchment is a particular strength. Bedok North Secondary School is essentially next door at just 100 metres. Within 1 km: Bedok Green Primary (510m), Opera Estate Primary (630m), Yu Neng Primary (630m), Casuarina Primary (690m), and Fengshan Primary (740m). This density of primary schools within the 1 km priority enrolment radius is among the highest in the East, giving families with young children multiple options during the P1 registration exercise.

Schools & Education

5 primary schools within the 1 km Priority Phase balloting radius.

Facilities

The Tanamera’s facilities benefit enormously from its generous 21,976 sqm site area. With 288 units spread across nearly 22,000 square metres of land, the compound feels spacious and unhurried — a quality that residents highlight repeatedly. The swimming pool is the centrepiece, flanked by a wading pool for young children and surrounded by landscaped deck areas with ample seating. A full-size tennis court, gymnasium, children’s playground, BBQ pits, and a clubhouse round out the communal amenities. Security is 24-hour with guardhouse access control.

“This is one of the most spacious condos I have seen in Singapore. Not compacted like other condos. Old but well maintained.”

— Resident review via 99.co

The honest assessment is that the facilities are functional rather than luxurious. This is a 1994-vintage development and the amenity set reflects that era — you will not find an infinity pool, sky terrace, co-working lounge, or the curated lifestyle features that new launches market aggressively. The gym is equipped for basic fitness rather than serious training, and the overall aesthetic of the common areas shows its three decades of age. However, the trade-off is significant: the sheer space of the compound means residents never feel crowded. The pool is never packed on weekends, the BBQ areas are readily available, and there is genuine room for children to play outdoors — luxuries that 500+ unit mega-developments in the corridor simply cannot offer.

Maintenance has been a point of praise across multiple review platforms. Despite the development’s age, residents consistently describe the grounds as clean and well-kept. The management appears to have invested in upkeep rather than allowing the common areas to deteriorate — a critical differentiator for older condominiums where management quality can vary dramatically. That said, the external facade and some common area finishings could benefit from a refresh, and buyers should enquire about any planned upgrading works or special levies.

Unit Sizes & Layout

The Tanamera’s unit mix spans three configurations across its three blocks. Building 1 (15 storeys) contains 68 units, Building 3 (19 storeys) houses 120 units, and Building 5 (18 storeys) holds 100 units. The size range is substantial: one-bedroom units from approximately 947 sqft, two-bedrooms from around 1,200 sqft, and three-bedrooms up to 2,314 sqft. By contemporary standards, these are exceptionally generous — a new-launch two-bedroom today typically starts at 650–750 sqft, making The Tanamera’s equivalent nearly double the size.

The defining characteristic of The Tanamera’s layouts is unapologetic spaciousness. Living and dining areas in the two- and three-bedroom units are genuinely proportioned for family life, with room for a full dining table, a proper sofa arrangement, and furniture that doesn’t need to be miniaturised to fit. Bedrooms comfortably accommodate queen beds with side tables and wardrobes — a statement that seems obvious but has become aspirational in new launches where “bedrooms” are sometimes barely larger than the bed itself. Kitchens are enclosed by default, which appeals to Asian cooking habits, and several unit types feature utility rooms and household shelters that add practical storage.

The three blocks offer different orientations and views. Building 3 (the tallest at 19 storeys) provides the best elevated views, with upper-floor units commanding sightlines over the low-rise surroundings towards the East Coast. Building 1 and Building 5 are slightly shorter but benefit from the compound’s internal landscaping. North-facing units look towards Bedok North Secondary School and the HDB heartland; south-facing units enjoy the greener, lower-rise character of the Tanah Merah landed estate area.

Pricing & Market Position

Across 47 recorded transactions (all-time), sale prices range from $958,000 to $2,300,000, averaging $1,445,362.

Over the last 12 months, transactions averaged $1,224 psf.

Rents range from $1,250 to $5,600 per month across 261 rental transactions. Current rental yield sits at approximately 3.1%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE TANAMERA 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:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 31.7% (from $929 to $1,223 psf).

Neighbourhood Comparison

The most relevant comparison in District 16 is with Sceneca Residence ($2,084 PSF, 99 years from 2021, 268 units), the newest leasehold entrant in the Tanah Merah corridor. Sceneca offers brand-new finishings, integrated commercial and MRT connectivity, and a modern facilities deck — but at nearly double The Tanamera’s PSF. A two-bedroom at Sceneca (650–750 sqft) costs roughly the same absolute price as a three-bedroom at The Tanamera (1,500+ sqft). The trade-off is stark: newness and polish versus space and remaining lease. For buyers who need room for a family, The Tanamera delivers roughly twice the living area per dollar spent.

Among resale peers, The Bayshore ($1,228 PSF, 99-year leasehold, 1,038 units) is the closest in pricing but a fundamentally different proposition — a massive 1,038-unit development with the density trade-offs that entails. The Glades ($1,610 PSF, 99 years from 2013, 726 units) offers more contemporary finishings and a newer lease with roughly 86 years remaining, but at a significant PSF premium and with notably smaller units. ECO ($1,442 PSF, 99 years from 2012, 714 units) and Urban Vista ($1,492 PSF, 99 years from 2012, 582 units) sit between the two in both price and age, with longer remaining leases (approximately 85–86 years) that provide substantially more financing flexibility.

The investment lens highlights The Tanamera’s positioning as a yield play rather than a capital gains vehicle. At 3.13% gross yield, it outperforms most of its newer District 16 neighbours, supported by strong rental demand from the Changi business corridor and airport proximity. But the lease trajectory limits long-term capital appreciation: as the lease shortens past 60 years, financing constraints progressively narrow the buyer pool. Stacked Homes’ analysis of older leasehold condos confirms this pattern — The Tanamera offers solid layouts and decent yields but trails peers in capital gains. Buyers choosing The Tanamera should do so for the lifestyle value of space and location, with a realistic time horizon and an acceptance that this is not a development you hold for the next 30 years expecting outsized appreciation.

Lease Decay Analysis

The 99-year lease runs from 1990, meaning approximately 36 years have already been consumed. Roughly 63 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~53 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE TANAMERA across multiple dimensions.

What Residents Say

“This is one of the most spacious condos I have seen in Singapore. Not compacted like other condos. Old but well maintained.”

— Resident review via 99.co

“Short walk to Tanah Merah MRT. Living hall is huge and spacious. Building is well maintained. Nearby a lot of eateries.”

— Owner review via PropertyGuru

“It is a nice medium-end condo with reasonable facilities located walking distance from Tanah Merah MRT station. Reasonable maintenance fees too.”

— Resident review via SingaporeExpats

“Very close to the MRT track and can be very noisy. The property needs a fresh coat of paint.”

— Resident feedback via 99.co

The pattern across review platforms is remarkably consistent. Residents who value space, convenience, and unpretentious living are genuinely positive — the proximity to Tanah Merah MRT, the generous compound, the spacious layouts, and the reasonable maintenance fees generate sincere appreciation. The recurring criticism centres on two issues: MRT track noise (particularly for units facing the East-West Line corridor) and the development’s visual age. Several reviewers note that the facade and some common areas could use refreshing, though the grounds themselves are well maintained. Noise from the MRT tracks is a real consideration — unlike road noise, which is relatively constant, train noise comes in periodic bursts that some residents find disruptive while others describe as tolerable background sound. Prospective buyers should visit at different times, including peak train hours, to assess their own tolerance. The consensus is clear: The Tanamera is an honest, spacious, well-located home rather than a prestige address, and residents who bought with that understanding are largely satisfied.

Strengths & Weaknesses

Verdict

The Tanamera occupies a clear niche in the District 16 market: it is the spacious, well-located, MRT-convenient alternative for buyers who refuse to accept the shrinking unit sizes that define contemporary new launches. At $1,215 PSF and an average transaction price of $1.43 million, the absolute quantum is accessible by Singapore condominium standards — a three-bedroom here costs what a two-bedroom commands at nearby new launches like Sceneca Residence ($2,084 PSF). For families who need space and are willing to accept older finishings in exchange, the value equation is compelling.

The weaknesses deserve equal candour. The lease is the elephant in the room: with approximately 63 years remaining, The Tanamera will drop below the critical 60-year threshold in roughly 3 years. Below 60 years, banks cap loan tenure at 30 years maximum; below 40 years (in 23 years), CPF cannot be used at all. This is not a theoretical concern — it directly affects financing options for future buyers and will increasingly weigh on resale values as the lease shortens. The PSF trend shows steady appreciation from $1,005 to $1,269 over recent years, but the lease decay clock is now ticking audibly. Capital gains beyond the medium term are uncertain at best.

Where The Tanamera genuinely excels is in the lived experience. The 440-metre walk to Tanah Merah MRT is among the shortest in District 16. The 22,000 sqm site area provides breathing room that no new 99-year project in the corridor can match. Unit sizes — 947 to 2,314 sqft — belong to an era when developers allocated space for living rather than optimising saleable efficiency. The gross yield of 3.13% is respectable for the district, supported by strong rental demand from the Changi business corridor. For owner-occupiers who plan to live in the unit for 10–15 years, or investors seeking rental yield rather than capital appreciation, The Tanamera delivers genuine value. But buyers must enter with eyes open about the lease trajectory and price their offer accordingly.