Tanah Merah Green
Project page · 99-year lease from 1997
Based on 5 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
Valued at 1,959 sqft of land, typical for Tanah Merah Green. Houses differ widely in land and built-up area, so enter yours below for your own range.
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | Limau Villas · 955 m | - | 1,851 sqft | S$3,363,888 | S$1,817 psf | ×1.000 | S$1,817 psf |
| Jan 2026 | Tanah Merah Green | - | 2,229 sqft | S$3,558,000 | S$1,596 psf | ×0.999 | S$1,594 psf |
| Oct 2025 | Limau Villas · 955 m | - | 1,723 sqft | S$2,788,000 | S$1,618 psf | ×1.021 | S$1,651 psf |
| Feb 2025 | Limau Villas · 955 m | - | 2,153 sqft | S$2,450,000 | S$1,138 psf | ×1.050 | S$1,195 psf |
| Feb 2025 | Tanah Merah Green | - | 1,682 sqft | S$2,800,000 | S$1,664 psf | ×1.050 | S$1,748 psf |
How accurate is this estimate for Tanah Merah Green?
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 house earns against what it costs, set beside what homes like it earn.
2.78% gross yield
S$90,000 of rent a year against the estimate above · 0.32 points above flats like it
Leases signed here within a quarter of this size run about S$7,500 a month, the middle of 2 of them.
In outside the central region, leasehold houses with 60 to 69 years of lease left yield 2.46%, from 39 projects.
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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$7,500 |
| Q4 2025 | 2000-2500 sqft | — | Terrace House | S$7,500 |
| Q3 2025 | 2000-2500 sqft | — | Terrace House | S$6,800 |
| Q3 2024 | 2000-2500 sqft | — | Terrace House | S$8,500 |
median of 2 URA rental contracts at Tanah Merah Green within a quarter of 182 sqm, since 2025Q4.
Buying or selling at S$3,235,001?
Buying: Stamp duty on S$3,235,001 · Cash and CPF needed on S$3,235,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$3,235,001.
Each opens with this figure filled in; change anything there.
Primary schools near 56 Tanah Merah Kechil 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
- St. Anthony's Canossian Primary School (girls) · 529 m · no 2025 Phase 2C ballot
- Bedok Green Primary School · 862 m · no 2025 Phase 2C ballot
1 to 2 km
- Red Swastika School · 1,016 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yu Neng Primary School · 1,216 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 1,267 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Temasek Primary School · 1,292 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,399 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,995 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Tanah Merah Green · Terrace · 70 years left | 1,634 sqft | S$3,120,000 | S$1,909 psf |
| Jan 2026 | Tanah Merah Green · Terrace · 70 years left | 2,229 sqft | S$3,558,000 | S$1,596 psf |
| Jun 2025 | Tanah Merah Green · Terrace · 71 years left | 1,640 sqft | S$2,943,888 | S$1,795 psf |
| Feb 2025 | Tanah Merah Green · Terrace · 71 years left | 1,682 sqft | S$2,800,000 | S$1,664 psf |
| Feb 2025 | Tanah Merah Green · Terrace · 71 years left excluded: related party | 4,252 sqft | S$3,880,000 | S$913 psf |
| Mar 2024 | Tanah Merah Green · Terrace · 72 years left | 1,739 sqft | S$2,650,000 | S$1,523 psf |
| Mar 2023 | Tanah Merah Green · Terrace · 73 years left | 1,959 sqft | S$2,690,000 | S$1,373 psf |
| Jan 2023 | Tanah Merah Green · Terrace · 73 years left | 3,524 sqft | S$2,810,000 | S$797 psf |
| Oct 2021 | Tanah Merah Green · Semi-detached · 74 years left | 2,823 sqft | S$2,700,000 | S$956 psf |
Showing 9 of 10.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Tanah Merah Green · 2000-2500 sqft · Terrace House | S$7,500 | S$3.33 psf |
| Q4 2025 | Tanah Merah Green · 2000-2500 sqft · Terrace House | S$7,500 | S$3.33 psf |
| Q3 2025 | Tanah Merah Green · 2000-2500 sqft · Terrace House | S$6,800 | S$3.02 psf |
| Q3 2024 | Tanah Merah Green · 2000-2500 sqft · Terrace House | S$8,500 | S$3.78 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 69 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 64 years | S$3,094,938 | S$3,417,062 | S$3,765,466 | S$3,871,642 |
| 10 years | 59 years | S$2,916,444 | S$3,555,129 | S$4,317,049 | S$4,563,941 |
| 20 years | 49 years | S$2,590,573 | S$3,849,454 | S$5,676,263 | S$6,344,078 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.