Existing condo
Tembusu Grand
Jalan Tembusu · District 15
: 99-year lease from 2022, about 95 years left · Completed 2025 (EdgeProp) · 638 homes
- Recent sales, median
- Too few sales
- Sales in 12 months
- 28
PropGPT has not researched this condo the way it researches new launches: the figures here come from URA's sale and rental records, public map data and, for asking prices, EdgeProp. Visit, check the unit and the building, and ask for the management corporation's accounts before you offer.
Is it worth buying?
What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.
PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.
In your favour 0Neutral 1Watch out 0Not known yet 7
Am I paying a fair price?
Price vs similar resale homes nearby · Not known yet
Not known yet
Fewer than 10 similar resale condos sold within 1.5 km in the last 12 months, or no price is known yet.
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What it compares
This condo's median price per sq ft (its own sales) against resale condos and apartments within 1.5 km, sold in the last 12 months, any size. Each resale price is scaled to this condo's lease. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this condo itself.Price vs other existing condos in this town · Not known yet
Not known yet
Fewer than 5 others to compare with.
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What it compares
This condo's median price per sq ft (its own resales) against other existing condos in the same town (URA planning area) with resales in the same period, each scaled to this condo's lease.
Can it earn or hold its value?
Rental yield · Not known yet
Not known yet
Fewer than 10 rental contracts for similar homes within 1.5 km in the last year.
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What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this condo's price per sq ft.Lease · Neutral
99-year leasehold, about 95 years left
Worth about 96% of a freehold home now and about 93% in 10 years (SLA leasehold table).
Based on URA's title record
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What it compares
Years left on the lease, from URA's lease start year.The figures
- Lease value now: 96% of freehold; in 10 years: 93%.
- SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.What this check cannot see
- Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How nearby homes' prices moved · Not known yet
Not known yet
Fewer than 3 nearby projects have enough sales two or more years apart to compare.
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.How this condo's prices moved · Not known yet
Not known yet
Fewer than 5 sales early and 5 sales recently, at least 2 years apart.
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What it compares
This condo's median resale price per sq ft in its first 12 months in PropGPT's data (from October 2021) against its last 12 months, compared with URA's private non-landed price index over the same quarters.MRT · Not known yet
Not known yet
No station distance is known.
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).
What could go wrong?
Competing homes finishing nearby · Not known yet
Not known yet
No location is known.
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due in the next few years.Cost to buy, hold and sell · Fact
S$39,000 in stamp duty for the estimated price
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
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What it compares
Stamp duties under the current IRAS rates for the price shown.The figures
- Stamp duty on S$1.36M: S$39,000 (assumes a Singapore citizen buying a first home)
- Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
- A completed home: the full loan starts at once, and a buyer's agent fee (often 1%) is usual if you use one.
How fair is this comparison?
Very fair. Worked out for this price.What this check cannot see
- Assumes a Singapore citizen buying a first home until you add your details.
Good to know (not judged)
Sales in the last 12 months · Fact
28 resales
More sales mean a clearer price and an easier sale later. Few sales make every figure here less certain.
Completed · Fact
2025
Older buildings need more upkeep; very old ones may be en bloc candidates.
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The figures
- From EdgeProp, checked 2026-11-01.
PropGPT calculations from URA and data.gov.sg. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out
What it costs
Estimates from what homes here actually sold for. URA records each home's size, not its bedrooms, so the bedroom count is a guess from floor area.
| Size (bedrooms, a guess) | Typical size | Median price | Range | Sales |
|---|---|---|---|---|
| 1-bedroom under 650 sq ft | 527 sq ft | S$1.43M | S$1.41M to S$1.55M | 4 in 12 months |
| 2-bedroom 650–999 sq ft | 990 sq ft | S$2.71M | S$1.80M to S$2.88M | 18 in 12 months |
| 3-bedroom 1,000–1,399 sq ft | 1,173 sq ft | S$3.33M | S$3.28M to S$3.38M | 2 in 12 months |
| 4-bedroom 1,400–1,899 sq ft | 1,432 sq ft | S$4.00M | S$3.97M to S$4.08M | 3 in 12 months |
| 5+-bedroom 1,900 sq ft or more | 2,691 sq ft | S$5.90M | S$5.90M | 1 in 24 months |
Asking prices now
- 1-bedroomS$1.36M S$2,581 psf
- 1-bedroomS$1.40M S$2,655 psf
- 1-bedroomS$1.41M S$2,674 psf
- 2-bedroomS$1.80M S$2,697 psf
- 2-bedroomS$1.85M S$2,774 psf
- 2-bedroomS$2.05M S$2,759 psf
- 2-bedroomS$2.10M S$2,826 psf
- 2-bedroomS$2.20M S$2,651 psf
- 3-bedroomS$2.75M S$2,749 psf
- 3-bedroomS$3.29M S$2,804 psf
A sample of listings on EdgeProp, checked 2026-11-01. Asking prices are what sellers hope for; homes usually sell for less. Listings may have sold since.
See current listings on EdgeProp, 99.co or PropertyGuru.
Stamp duty on S$1,360,000: S$39,000 (assumes a Singapore citizen buying a first home). A completed home: the full loan starts at once.
Recent sales
Every resale and sub-sale recorded by URA, newest first. URA gives floors as a range of five.
| Month | Size | Floor | Price | PSF |
|---|---|---|---|---|
| Oct 2026 | 990 sq ft | 06-10 | S$2,730,000 | S$2,758 |
| Oct 2026 | 646 sq ft | 16-20 | S$1,546,000 | S$2,393 |
| Oct 2026 | 527 sq ft | 16-20 | S$1,409,000 | S$2,674 |
| Oct 2026 | 990 sq ft | 16-20 | S$2,850,000 | S$2,879 |
| Oct 2026 | 990 sq ft | 01-05 | S$2,688,800 | S$2,716 |
| Sept 2026 | 527 sq ft | 16-20 | S$1,434,000 | S$2,721 |
| Sept 2026 | 2,691 sq ft | 16-20 | S$5,900,000 | S$2,192 |
| Sept 2026 | 743 sq ft | 06-10 | S$2,060,000 | S$2,773 |
| Aug 2026 | 527 sq ft | 16-20 | S$1,426,000 | S$2,706 |
| Aug 2026 | 990 sq ft | 16-20 | S$2,880,000 | S$2,909 |
| Jul 2026 | 1,432 sq ft | 01-05 | S$4,000,000 | S$2,793 |
| Jul 2026 | 990 sq ft | 06-10 | S$2,673,000 | S$2,700 |
| Jul 2026 | 1,173 sq ft | 16-20 | S$3,280,000 | S$2,796 |
| Jul 2026 | 990 sq ft | 06-10 | S$2,730,000 | S$2,758 |
| Jul 2026 | 667 sq ft | 06-10 | S$1,800,000 | S$2,699 |
| Jun 2026sub-sale | 743 sq ft | 01-05 | S$1,908,000 | S$2,568 |
| Jun 2026sub-sale | 667 sq ft | 11-15 | S$1,900,000 | S$2,849 |
| Jun 2026sub-sale | 743 sq ft | 06-10 | S$2,050,000 | S$2,759 |
| May 2026sub-sale | 990 sq ft | 11-15 | S$2,800,000 | S$2,828 |
| May 2026sub-sale | 1,173 sq ft | 16-20 | S$3,380,000 | S$2,882 |
What next?
Compare Tembusu Grand with other condos in Find the best buys. Before you make an offer, view the unit and check the price against the recent sales above.