The Tanamera
Sixty-three years of lease remaining, a 5-minute walk from Tanah Merah MRT, and a median transacted PSF that nudged past S$1,200 in early 2026 — The Tanamera sits at an unusual crossroads: mature enough for the lease-decay conversation to be unavoidable, yet still transacting briskly in a District 16 market that has appreciated 45.3% in non-landed prices since 2020 (as of 2025-Q3). The honest question is not whether this 1994-vintage project can hold value, but for whom it still makes sense.
Built along Tanah Merah Kechil Road by First Capital Corporation and completed in 1994, The Tanamera offers 288 strata units ranging from approximately 947 sqft to 2,314 sqft. The development has consistently drawn buyers who prize the eastern enclave’s quieter pace and the MRT accessibility that newer projects in the area command a premium for. With the Thomson–East Coast Line Stage 5 (Bedok South MRT, TE30) slated to commence operations in the second half of 2026, District 16 is entering a fresh connectivity chapter — one that affects The Tanamera’s competitive positioning even if the project itself will not directly benefit from the new interchange.
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.
| School | Type | Distance |
|---|---|---|
| Bedok North Secondary School | secondary | Within 1 km |
| Bedok Green Primary School | primary | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Casuarina Primary School | primary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Bedok View Secondary School | secondary | Within 1 km |
| Ping Yi Secondary School | secondary | Within 1 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $1,220 | $1,155,833 |
| 3 BR | 24 | $1,118 | $1,374,713 |
| 4 BR | 14 | $1,049 | $1,591,786 |
| 5 BR | 1 | $994 | $2,300,000 |
Pricing & Market Position
Based on 45 recorded transactions, sale prices range from $958,000 to $2,300,000, averaging $1,433,625 (~$1,215 psf).
Rents range from $1,250 to $5,600 per month across 251 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 36.6% (from $929 to $1,269 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE TANAMERA | 99 yrs lease commencing from 1990 | 1994 | 288 | $1,215 |
| 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 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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~63 years | Full bank financing available |
| 2029 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2049 | ~39 years | Significant financing restrictions for next buyer |
| 2089 | 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 ~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.
MRT walkability in a land-scarce corridor. The Tanamera’s most durable asset is its roughly 350–400m walk to Tanah Merah MRT (EW4) — a distance almost no newer project at a comparable price point in District 16 can match. Tanah Merah station serves the East–West Line with direct access to Changi Airport, Tampines Regional Centre, and the CBD interchange at Raffles Place in under 30 minutes. Tanah Merah MRT station data on ShiokNest confirms it is one of the most connected stations along the eastern corridor. The future TEL interchange upgrade at Tanah Merah (expected mid-2030s) would add a second line to this same walk-up catchment, compounding the location premium over time (as of 2026-04).
Unit sizing at scale. At 947–2,314 sqft across 288 units, The Tanamera offers a size range that disappears in most post-2010 new launches. Two-bedroom units comfortably exceed 1,100 sqft and three-bedroom units routinely top 1,500 sqft — dimensions that appeal to families who have been priced out of equivalently sized units in newer developments, where the same footprint can cost S$2,000+ psf. The side-by-side condo comparison tool places this sizing advantage in sharp relief against peers like The Glades and Grandeur Park Residences, both newer D16 projects transacting above S$1,600 psf (as of 2026-Q1).
Consistent transactional liquidity. Forty-six caveated transactions on record since 2021, including four in August 2025 alone, demonstrate genuine market depth for an older project of only 288 units. The 12-month rolling PSF range of S$1,148–S$1,262 is tight — suggesting price discovery is efficient and buyers are not forced to make distressed concessions to clear units (as of 2026-05, per URA REALIS caveated data).
East Coast Park proximity. A 10-minute cycle or drive separates The Tanamera from East Coast Park’s 15 km seafront greenway — a liveability moat that generates persistent rental demand from expat families and owner-occupiers who value outdoor amenity in dense urban Singapore. The Bayshore waterfront guide details how this corridor is poised for further recreational investment linked to the Bayshore Drive integrated development.
District 16 — covering Bedok, Upper East Coast, Eastwood, and the Tanah Merah corridor — recorded average non-landed private home prices of approximately S$1,636 psf in the first eight months of 2025, up from S$1,126 psf in 2020 (as of 2025-Q3, per EdgeProp research). The Tanamera, trading at S$1,148–S$1,269 psf in the 12 months to May 2026, sits meaningfully below this average, a discount that reflects both the project’s age and its remaining lease of 63 years.
The neighbourhood pivot driving fresh institutional interest in D16 is the Bedok Rise Government Land Sales (GLS) site adjacent to Tanah Merah MRT — URA’s most recent GLS programme describes the site as “the last available plot next to Tanah Merah MRT,” with analyst estimates for a new launch break-even of S$2,200–S$2,600 psf ppr. That pricing anchor lifts secondary market confidence for established projects in the immediate catchment area, including The Tanamera (as of 2026-04). The TEL Stage 5 opening, expected H2 2026, will also operationalise Bedok South MRT (TE30), roughly 1.5 km from The Tanamera, adding another transit node to a district that previously relied solely on the East–West Line.
For lease-sensitive context: the CPF Board’s housing withdrawal rules pro-rate CPF usage when a property’s remaining lease does not cover the youngest buyer to age 95. At 63 years remaining (as of 2026), a buyer aged 32 or younger can still deploy full CPF savings; a buyer aged 35 would be limited to approximately 97% of valuation (63 ÷ 60 of normal withdrawal). The financing cliff becomes material only below 60 years remaining — a threshold The Tanamera will cross in approximately three years. This tightening window is the single most time-sensitive fact any prospective buyer must model before committing.
The lease clock is the headline risk. At 63 years remaining as of 2026, The Tanamera sits inside the “moderate depreciation zone” identified by financial planners — the phase where annual price appreciation typically flattens relative to District 16 peers and, more critically, where buyer financing constraints begin to emerge. CPF withdrawal pro-ration applies to buyers who would not be covered to age 95; at 63 years remaining, that means buyers aged 33 and above face incremental CPF limitations today that will compound with each passing year. The lease decay calculator on ShiokNest can model the exact CPF shortfall for any buyer profile (as of 2026-04).
No en-bloc optionality at this unit count. En-bloc sale requires 80% consensus (or 90% within 10 years of project completion). With only 288 units — all approaching 32 years old — the per-owner development premium is likely to remain modest unless a developer pays a sizeable land-betterment uplift. Recent comparable collective sales in the Bedok–Upper East Coast corridor (notably Bagnall Court, sold to Roxy-Pacific for redevelopment as Bagnall Haus at approximately S$115.28M in 2023) indicate developer appetite is selectively active, but no transaction has been publicly announced for The Tanamera as of 2026-05. Buyers should not price in en-bloc upside when modelling returns (as of 2026-05).
Ageing common facilities. The Tanamera’s facilities — swimming pool, wading pool, gym, BBQ pits, tennis courts, clubhouse — are the typical 1990s condo inventory and have not undergone widely-reported comprehensive upgrading. Sinking fund adequacy and the timing of the next major maintenance cycle are due-diligence items that should be reviewed with the Management Corporation Strata Title (MCST) before any purchase decision. Buyers accustomed to resort-style amenities in post-2015 projects will find The Tanamera utilitarian by comparison.
Single-line MRT dependency — until the mid-2030s. The TEL Stage 5 (Bedok South MRT, TE30) opening in H2 2026 adds a new transit node to D16 but is 1.5 km from The Tanamera — too far for routine walk-up use. The future TEL interchange at Tanah Merah station (expected mid-2030s) is the event that would materially expand transit options from The Tanamera’s doorstep, but the timeline is 8–10 years out. Until then, car ownership or bus reliance for non-EWL commutes remains the practical reality (as of 2026-04).
[
{
"persona": "Young couple (first-timer upgrader)",
"fit_color": "amber",
"reason": "The entry price (from ~S$1.25M) and generous unit sizes are attractive for a first private purchase, but buyers in their late 20s to early 30s face CPF pro-ration within 5 years as the lease drops below 60. Factor in a shorter hold horizon or higher cash outlay."
},
{
"persona": "Family with school-age children",
"fit_color": "green",
"reason": "Walking distance to Tanah Merah MRT and proximity to East Coast Park are strong liveability anchors. Unit sizes (1,100-2,314 sqft) comfortably accommodate families. Nearby schools in the Bedok and Tampines catchment make this a practical family home for owner-occupiers."
},
{
"persona": "Investor / yield buyer",
"fit_color": "amber",
"reason": "District 16 yields of 3.0-3.5% (as of 2026) are respectable but capital appreciation will lag newer D16 projects as the lease decays toward the 60-year CPF cliff. Best suited for investors with a 5-7 year hold horizon who plan to exit before the financing crunch tightens the buyer pool."
},
{
"persona": "Upgrader from HDB Bedok / Tampines",
"fit_color": "green",
"reason": "The familiar neighbourhood, close proximity to Tanah Merah MRT, and the <a href=\"/guides/upgrade-path-bedok\">HDB-to-condo upgrade path for Bedok residents</a> make The Tanamera a natural lateral move. Absolute quantum (from S$1.25M) suits the typical Bedok HDB upgrader cash position."
},
{
"persona": "Foreign professional / expat tenant",
"fit_color": "green",
"reason": "Changi Airport access under 10 minutes by MRT, East Coast Park lifestyle amenity, and larger unit sizes make The Tanamera a consistent rental draw. Expats anchored to Changi Business Park or SUTD value the eastern positioning."
},
{
"persona": "Long-term buy-and-hold investor (10+ years)",
"fit_color": "red",
"reason": "A 10-year hold takes the project to 53 years remaining in 2036, firmly inside the zone where CPF pro-ration and bank loan tenure caps significantly reduce the effective buyer pool. En-bloc optionality exists but cannot be banked on. Not suitable for set-and-forget portfolio strategy."
}
]
The Tanamera is a fundamentally sound residential project whose location advantage — walking distance to Tanah Merah MRT in a district where comparable new launches are quoting S$2,200+ psf ppr — remains intact. Its transacted PSF of S$1,148–S$1,262 (as of 2026-05) represents a 25–30% discount to newer D16 peers, and that discount will persist or widen as the lease shrinks. For buyers who have done the financing arithmetic and are comfortable with a hold period that ends comfortably before the 60-year CPF cliff (i.e., an exit by 2029 or earlier), the quantum-to-location trade-off is genuinely compelling. For everyone else, the lease runway demands honest modelling rather than wishful thinking about en-bloc optionality or the indirect TEL uplift.
The recommended holding period is 3–5 years, targeting exit when the project still sits at 58–60 years remaining and the buyer pool is broad. Buyers who intend to hold beyond that window should either have the cash reserves to absorb CPF limitation exposure or should look at newer alternatives. The District 16 market overview and the ShiokNest price heatmap can help frame the quantum comparison against the broader Bedok–Upper East Coast landscape (as of 2026-05). Use the affordability calculator and the stamp duty calculator to stress-test total acquisition cost before committing.
In short: The Tanamera rewards buyers who shop with their eyes open to the lease clock. It punishes those who treat the 63-year runway as a long-term non-issue.