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apartment · 423722

Tembeling Grove

Project page · Freehold

Indicative value range
S$1,072,299 – S$1,721,862
Indicative mid S$1,447,942 · S$2,491 psf

Based on 143 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026Amber Park · 996 m16-20678 sqftS$1,952,888S$2,880 psf×1.000S$2,880 psf
Sept 2026Sycamore Tree · 124 m01-05710 sqftS$1,300,000S$1,830 psf×1.000S$1,830 psf
Sept 2026Sycamore Tree · 124 m01-05474 sqftS$855,000S$1,805 psf×1.000S$1,805 psf
Sept 2026Amber Park · 996 m06-10700 sqftS$2,020,000S$2,887 psf×1.000S$2,887 psf
Sept 2026Amber Park · 996 m16-20463 sqftS$1,350,000S$2,917 psf×1.000S$2,917 psf
Sept 2026Amber Park · 996 m11-15463 sqftS$1,238,000S$2,675 psf×1.000S$2,675 psf
Sept 2026One Amber · 872 m06-10570 sqftS$1,390,000S$2,437 psf×1.000S$2,437 psf
Sept 2026The Vanderlint · 428 m01-05463 sqftS$880,000S$1,901 psf×1.000S$1,901 psf
Sept 2026Leville Isuites · 232 m01-05614 sqftS$1,100,000S$1,793 psf×1.000S$1,793 psf
Aug 2026The Beacon Edge · 60 m01-05678 sqftS$1,250,000S$1,843 psf×1.000S$1,843 psf
Aug 2026The Geranium · 644 m01-05753 sqftS$1,200,000S$1,593 psf×1.000S$1,593 psf
Aug 2026Amber 45 · 685 m11-15700 sqftS$1,960,000S$2,801 psf×1.000S$2,801 psf
Aug 2026Everitt Edge · 760 m01-05732 sqftS$1,128,000S$1,541 psf×1.000S$1,541 psf
Jul 2026Amber House · 799 m06-10635 sqftS$2,057,670S$3,240 psf×1.000S$3,240 psf
Jul 2026Sycamore Tree · 124 m01-05710 sqftS$1,260,000S$1,774 psf×1.000S$1,774 psf
Jul 2026The Sea View · 719 m16-20527 sqftS$1,290,000S$2,446 psf×1.000S$2,446 psf
Jul 2026Marine Blue · 388 m06-10732 sqftS$1,680,000S$2,295 psf×1.000S$2,295 psf
Jun 2026Amber Park · 996 m16-20463 sqftS$1,378,000S$2,977 psf×1.000S$2,977 psf
Jun 2026Seraya 9 · 549 m01-05560 sqftS$1,035,000S$1,849 psf×1.000S$1,849 psf
Jun 2026The Odeon Katong · 440 m11-15581 sqftS$995,000S$1,712 psf×1.000S$1,712 psf
Jun 2026Verdé Joo Chiat · 837 m01-05721 sqftS$1,698,000S$2,354 psf×1.000S$2,354 psf
Jun 2026Verdé Joo Chiat · 837 m01-05721 sqftS$1,698,000S$2,354 psf×1.000S$2,354 psf
Jun 2026Everitt Edge · 760 m01-05431 sqftS$730,000S$1,695 psf×1.000S$1,695 psf
May 2026The Serennia · 468 m01-05646 sqftS$500,000S$774 psf×1.000S$774 psf
May 2026Amber Park · 996 m11-15700 sqftS$2,128,000S$3,042 psf×1.000S$3,042 psf
May 2026Bellezza @ Katong · 288 m01-05592 sqftS$1,038,000S$1,753 psf×1.000S$1,753 psf
May 2026Amber 45 · 685 m01-05700 sqftS$1,860,000S$2,658 psf×1.000S$2,658 psf
May 2026The Vanderlint · 428 m01-05463 sqftS$810,000S$1,750 psf×1.000S$1,750 psf
May 2026Coralis · 350 m01-05495 sqftS$1,000,000S$2,020 psf×1.000S$2,020 psf
Apr 2026One Eighties Residences · 833 m01-05560 sqftS$1,010,000S$1,804 psf×1.000S$1,804 psf
Apr 2026Amber Park · 996 m01-05753 sqftS$2,148,000S$2,851 psf×1.000S$2,851 psf
Apr 2026Amber 45 · 685 m01-05700 sqftS$1,830,000S$2,616 psf×1.000S$2,616 psf
Mar 2026Amber House · 799 m11-15635 sqftS$2,078,061S$3,272 psf×0.988S$3,234 psf
Mar 2026Amber Park · 996 m06-10700 sqftS$2,088,888S$2,986 psf×0.988S$2,950 psf
Mar 2026Amber Park · 996 m06-10484 sqftS$1,450,000S$2,994 psf×0.988S$2,958 psf
Mar 2026Amber Park · 996 m01-05484 sqftS$1,315,000S$2,715 psf×0.988S$2,683 psf
Mar 2026Amber 45 · 685 m01-05732 sqftS$1,858,000S$2,538 psf×0.988S$2,509 psf
Mar 2026Sea Avenue Mansions · 320 m01-05657 sqftS$1,090,000S$1,660 psf×0.988S$1,640 psf
Mar 2026Marine Blue · 388 m06-10732 sqftS$1,710,000S$2,336 psf×0.988S$2,309 psf
Feb 2026Spring @ Langsat · 970 m01-05474 sqftS$775,000S$1,636 psf×0.988S$1,617 psf
Feb 2026Roxy Square · 469 m06-10603 sqftS$1,080,000S$1,792 psf×0.988S$1,771 psf
Jan 2026Amber House · 799 m11-15635 sqftS$2,078,384S$3,273 psf×0.988S$3,234 psf
Jan 2026The Lush · 167 m01-05517 sqftS$970,000S$1,877 psf×0.988S$1,855 psf
Jan 2026Amber 45 · 685 m06-10732 sqftS$1,905,000S$2,603 psf×0.988S$2,572 psf
Jan 2026The Vanderlint · 428 m01-05743 sqftS$1,246,000S$1,678 psf×0.988S$1,658 psf
Jan 2026Everitt Edge · 760 m01-05484 sqftS$720,000S$1,486 psf×0.988S$1,469 psf
Jan 2026Ventura View · 660 m01-05441 sqftS$710,000S$1,609 psf×0.988S$1,590 psf
Nov 2025Amber House · 799 m11-15635 sqftS$2,000,274S$3,150 psf×0.996S$3,137 psf
Nov 2025Amber House · 799 m06-10635 sqftS$1,981,338S$3,120 psf×0.996S$3,108 psf
Nov 2025One Eighties Residences · 833 m01-05646 sqftS$1,225,000S$1,897 psf×0.996S$1,889 psf
Nov 2025D' Castilia · 623 m01-05603 sqftS$1,000,000S$1,659 psf×0.996S$1,652 psf
Nov 2025D' Castilia · 623 m01-05624 sqftS$980,000S$1,570 psf×0.996S$1,564 psf
Nov 2025Amber 45 · 685 m11-15700 sqftS$1,880,000S$2,687 psf×0.996S$2,676 psf
Nov 2025Coralis · 350 m11-15495 sqftS$1,025,000S$2,070 psf×0.996S$2,062 psf
Oct 2025Amber House · 799 m01-05635 sqftS$1,943,084S$3,060 psf×0.996S$3,048 psf
Oct 2025Amber Park · 996 m11-15678 sqftS$1,940,000S$2,861 psf×0.996S$2,849 psf
Oct 2025Marine Blue · 388 m11-15689 sqftS$1,700,000S$2,468 psf×0.996S$2,458 psf
Sept 2025Amber House · 799 m01-05635 sqftS$1,950,824S$3,072 psf×1.003S$3,081 psf
Sept 2025Amber House · 799 m06-10635 sqftS$1,992,620S$3,138 psf×1.003S$3,147 psf
Sept 2025Amber Park · 996 m01-05700 sqftS$1,935,000S$2,766 psf×1.003S$2,774 psf
Sept 2025Tivoli Grande · 608 m01-05700 sqftS$1,140,000S$1,629 psf×1.003S$1,634 psf
Sept 2025The Sea View · 719 m16-20560 sqftS$1,390,000S$2,483 psf×1.003S$2,491 psf
Aug 2025Amber House · 799 m16-20732 sqftS$2,320,194S$3,170 psf×1.003S$3,180 psf
Aug 2025Amber House · 799 m16-20753 sqftS$2,342,726S$3,109 psf×1.003S$3,119 psf
Aug 2025Sycamore Tree · 124 m01-05420 sqftS$800,800S$1,908 psf×1.003S$1,914 psf
Aug 2025Amber Park · 996 m16-20753 sqftS$2,120,000S$2,814 psf×1.003S$2,822 psf
Aug 2025Amber Park · 996 m11-15700 sqftS$2,090,000S$2,987 psf×1.003S$2,996 psf
Aug 2025The Sea View · 719 m11-15560 sqftS$1,358,000S$2,426 psf×1.003S$2,434 psf
Jul 2025Amber House · 799 m01-05753 sqftS$2,185,095S$2,900 psf×1.003S$2,909 psf
Jul 2025Amber House · 799 m11-15753 sqftS$2,333,610S$3,097 psf×1.003S$3,107 psf
Jul 2025Amber House · 799 m11-15753 sqftS$2,315,292S$3,073 psf×1.003S$3,082 psf
Jul 2025Amber House · 799 m01-05635 sqftS$1,905,275S$3,000 psf×1.003S$3,009 psf
Jul 2025Amber House · 799 m06-10732 sqftS$2,201,755S$3,008 psf×1.003S$3,017 psf
Jul 2025Amber House · 799 m01-05753 sqftS$2,203,200S$2,924 psf×1.003S$2,933 psf
Jul 2025Amber House · 799 m11-15753 sqftS$2,324,408S$3,085 psf×1.003S$3,095 psf
Jul 2025Amber House · 799 m11-15753 sqftS$2,243,556S$2,978 psf×1.003S$2,987 psf
Jul 2025Amber House · 799 m11-15753 sqftS$2,306,176S$3,061 psf×1.003S$3,070 psf
Jul 2025Amber House · 799 m06-10635 sqftS$1,954,150S$3,077 psf×1.003S$3,087 psf
Jul 2025Amber House · 799 m11-15732 sqftS$2,249,355S$3,073 psf×1.003S$3,083 psf
Jul 2025Amber House · 799 m11-15732 sqftS$2,293,534S$3,133 psf×1.003S$3,143 psf
Jul 2025Amber House · 799 m11-15732 sqftS$2,284,676S$3,121 psf×1.003S$3,131 psf
Jul 2025Amber House · 799 m01-05732 sqftS$2,209,856S$3,019 psf×1.003S$3,029 psf
Jul 2025Amber House · 799 m11-15732 sqftS$2,302,478S$3,146 psf×1.003S$3,155 psf
Jul 2025Amber House · 799 m06-10732 sqftS$2,158,498S$2,949 psf×1.003S$2,958 psf
Jul 2025Amber House · 799 m06-10732 sqftS$2,223,005S$3,037 psf×1.003S$3,047 psf
Jul 2025Amber House · 799 m11-15732 sqftS$2,311,336S$3,158 psf×1.003S$3,168 psf
Jul 2025Sycamore Tree · 124 m01-05409 sqftS$793,000S$1,939 psf×1.003S$1,945 psf
Jul 2025Amber Park · 996 m06-10743 sqftS$2,140,000S$2,881 psf×1.003S$2,890 psf
Jul 2025Chelsea Lodge · 993 m01-05538 sqftS$855,000S$1,589 psf×1.003S$1,594 psf
Jul 2025Tembeling Grove01-05581 sqftS$1,070,000S$1,841 psf×1.003S$1,847 psf
Jul 2025Coralis · 350 m01-05495 sqftS$1,080,000S$2,181 psf×1.003S$2,188 psf
Jul 2025Claydence · 676 m01-05614 sqftS$1,473,600S$2,402 psf×1.003S$2,409 psf
Jun 2025Amber House · 799 m06-10753 sqftS$2,177,837S$2,890 psf×1.006S$2,908 psf
Jun 2025Amber House · 799 m06-10753 sqftS$2,261,255S$3,001 psf×1.006S$3,020 psf
Jun 2025Amber House · 799 m06-10753 sqftS$2,221,305S$2,948 psf×1.006S$2,966 psf
Jun 2025Amber House · 799 m01-05753 sqftS$2,212,295S$2,936 psf×1.006S$2,954 psf
Jun 2025Amber House · 799 m06-10753 sqftS$2,199,168S$2,919 psf×1.006S$2,937 psf
Jun 2025Amber House · 799 m06-10753 sqftS$2,243,150S$2,977 psf×1.006S$2,996 psf
Jun 2025Amber House · 799 m01-05635 sqftS$1,912,925S$3,012 psf×1.006S$3,031 psf
Jun 2025Amber House · 799 m06-10732 sqftS$2,240,515S$3,061 psf×1.006S$3,080 psf
Jun 2025Amber House · 799 m01-05732 sqftS$2,167,200S$2,961 psf×1.006S$2,979 psf
Jun 2025Amber House · 799 m01-05732 sqftS$2,175,405S$2,972 psf×1.006S$2,991 psf
Jun 2025Amber House · 799 m06-10732 sqftS$2,179,248S$2,977 psf×1.006S$2,996 psf
Jun 2025Amber House · 799 m01-05732 sqftS$2,115,670S$2,890 psf×1.006S$2,908 psf
Jun 2025Amber House · 799 m01-05753 sqftS$2,194,190S$2,912 psf×1.006S$2,930 psf
Jun 2025Sycamore Tree · 124 m01-05420 sqftS$800,000S$1,906 psf×1.006S$1,918 psf
Jun 2025Amber Park · 996 m11-15700 sqftS$1,980,000S$2,830 psf×1.006S$2,848 psf
Jun 2025Questa @ Dunman · 925 m06-10527 sqftS$940,000S$1,782 psf×1.006S$1,793 psf
Jun 2025Marine Blue · 388 m06-10732 sqftS$1,675,000S$2,288 psf×1.006S$2,303 psf
May 2025Amber 45 · 685 m06-10614 sqftS$1,610,000S$2,624 psf×1.006S$2,640 psf
May 2025The Cape · 872 m06-10581 sqftS$1,190,000S$2,047 psf×1.006S$2,060 psf
May 2025Questa @ Dunman · 925 m06-10753 sqftS$1,330,000S$1,765 psf×1.006S$1,776 psf
Apr 2025Amber 45 · 685 m11-15732 sqftS$1,900,000S$2,596 psf×1.006S$2,612 psf
Apr 2025The Cape · 872 m06-10614 sqftS$1,238,000S$2,018 psf×1.006S$2,030 psf
Apr 2025The Cape · 872 m06-10581 sqftS$1,210,000S$2,082 psf×1.006S$2,095 psf
Apr 2025Jc Residence · 722 m01-05721 sqftS$1,100,000S$1,525 psf×1.006S$1,535 psf
Apr 2025Mountbatten Suites · 701 mB1-B5700 sqftS$908,888S$1,299 psf×1.006S$1,307 psf
Apr 2025Marine Blue · 388 m06-10635 sqftS$1,550,000S$2,441 psf×1.006S$2,456 psf
Mar 2025Verdor Residences · 797 m01-05732 sqftS$1,250,000S$1,708 psf×0.995S$1,700 psf
Mar 2025Amber Park · 996 m06-10743 sqftS$2,180,000S$2,935 psf×0.995S$2,921 psf
Mar 2025Amber Park · 996 m11-15463 sqftS$1,300,000S$2,809 psf×0.995S$2,795 psf
Mar 2025Studios@Tembeling · 82 m01-05657 sqftS$1,160,000S$1,767 psf×0.995S$1,758 psf
Mar 2025833 M B Residences · 878 m01-05538 sqftS$898,000S$1,669 psf×0.995S$1,660 psf
Mar 2025Marine Blue · 388 m06-10732 sqftS$1,650,000S$2,254 psf×0.995S$2,243 psf
Feb 2025One Eighties Residences · 833 m01-05624 sqftS$1,230,000S$1,970 psf×0.995S$1,961 psf
Feb 2025The Beacon Edge · 60 m01-05678 sqftS$1,310,000S$1,932 psf×0.995S$1,922 psf
Feb 2025The Cape · 872 m06-10592 sqftS$1,250,000S$2,111 psf×0.995S$2,101 psf
Feb 2025Marine Blue · 388 m11-15635 sqftS$1,550,000S$2,441 psf×0.995S$2,429 psf
Jan 2025The Serennia · 468 m01-05646 sqftS$1,035,000S$1,603 psf×0.995S$1,595 psf
Jan 2025Tembeling Residence · 32 m01-05721 sqftS$1,338,000S$1,855 psf×0.995S$1,846 psf
Jan 2025One Amber · 872 m01-05570 sqftS$1,200,000S$2,103 psf×0.995S$2,093 psf
Jan 2025Haig 162 · 660 m06-10581 sqftS$1,200,000S$2,065 psf×0.995S$2,055 psf
Jan 2025Isuites @ Marshall · 431 m01-05614 sqftS$1,050,000S$1,711 psf×0.995S$1,703 psf
Dec 2024One Eighties Residences · 833 m01-05635 sqftS$1,240,000S$1,953 psf×1.012S$1,976 psf
Dec 2024Amber Park · 996 m21-25678 sqftS$1,880,000S$2,772 psf×1.012S$2,806 psf
Dec 2024Amber Park · 996 m06-10700 sqftS$1,950,000S$2,787 psf×1.012S$2,821 psf
Dec 2024The Sea View · 719 m06-10560 sqftS$1,330,000S$2,376 psf×1.012S$2,405 psf
Dec 2024The Odeon Katong · 440 m11-15581 sqftS$938,000S$1,614 psf×1.012S$1,633 psf
Nov 2024One Eighties Residences · 833 m01-05635 sqftS$950,000S$1,496 psf×1.012S$1,514 psf
Nov 2024Amber Park · 996 m11-15700 sqftS$1,850,000S$2,644 psf×1.012S$2,676 psf
Nov 2024Amber Park · 996 m21-25700 sqftS$2,015,000S$2,880 psf×1.012S$2,915 psf
Nov 2024The Aristo @ Amber · 912 m06-10624 sqftS$1,105,000S$1,770 psf×1.012S$1,791 psf
Nov 2024Ivory · 633 m01-05657 sqftS$1,070,000S$1,630 psf×1.012S$1,649 psf

How accurate is this estimate for Tembeling Grove?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.57% gross yield

S$37,200 of rent a year against the estimate above · 0.58 points below flats like it

Leases signed here within a quarter of this size run about S$3,100 a month, the middle of 1 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q1 20261300-1400 sqft—Non-landed PropertiesS$4,500
Q1 2026500-600 sqft—Non-landed PropertiesS$3,100
Q2 20251300-1400 sqft—Non-landed PropertiesS$4,500
Q2 2025500-600 sqft—Non-landed PropertiesS$3,000
Q1 20251200-1300 sqft—Non-landed PropertiesS$4,700
Q1 2025600-700 sqft—Non-landed PropertiesS$3,750
Q3 20241200-1300 sqft—Non-landed PropertiesS$4,400

median of 1 URA rental contracts at Tembeling Grove within a quarter of 54 sqm, since 2025Q4.

Buying or selling at S$1,447,942?

Buying: Stamp duty on S$1,447,942 · Cash and CPF needed on S$1,447,942 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,447,942.

Each opens with this figure filled in; change anything there.

Primary schools near 238 Tembeling Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2025
Tembeling Grove · 01-05 · Apartment
581 sqftS$1,070,000S$1,841 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.