Optima @ Tanah Merah
Optima @ Tanah Merah is a condominium in District 16 (Bedok / Upper East Coast), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,567 psf from 8 sales.
At a glance
- District
- District 16 (Bedok / Upper East Coast)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2008, about 81 years left
- Completed
- 2012, about 14 years old
What the prices say
The median home in Optima @ Tanah Merah sold for S$1,537,500: the middle of 8 sales in the 12 months to August 2026.
That is about the same as the middle condo project in District 16 (Bedok / Upper East Coast) (S$1,534 psf, across 56 projects), within 3%. By price per square foot it ranks 18th of the 36 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,255 psf in 2021 (13 sales) and S$1,645 psf in 2026 so far (6 sales), up about 31%. The highest year in the record was 2025 at S$1,486 psf.
Floor made little difference: floors 6 to 10 sold at S$1,510 psf against S$1,494 psf on floors 1 to 5 (24 months).
By unit size (24 months): 600 to 899 sq ft at S$1,499 psf and 900 to 1,199 sq ft at S$1,544 psf. Larger homes cost more per square foot than smaller ones.
Against similar projects in the district
This project and the three others in District 16 (Bedok / Upper East Coast) whose median over the last 12 months is closest to Optima @ Tanah Merah's S$1,567 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,554 psf, about the same as Optima @ Tanah Merah (within 1%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Optima @ Tanah Merah | S$1,567 psf | 8 |
| Eco | S$1,554 psf | 31 |
| Casa Merah | S$1,535 psf | 21 |
| Urban Vista | S$1,632 psf | 32 |
What sells here
8 homes sold in the last 12 months, down from 12 in the 12 months before.
The most common size was 600 to 899 sq ft, with 8 of the 20 sales in the last 24 months.
None of the 20 sales in the last 24 months were first sales of new units: all 20 were resales.
The first new sale in our records was in August 2009.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,850 a month (84 contracts). That is about the same as the district's S$3,903, within 2%.
Over the 24 months the median rent was S$3,850 (171 contracts), the same as the latest 12 months.
By bedrooms: 1 bedroom S$2,800 (13), 2 bedrooms S$3,825 (52), 3 bedrooms S$5,000 (13) and 4 or more bedrooms S$6,025 (6). The figure in brackets is the number of contracts.
Age and lease
13 other projects in District 16 (Bedok / Upper East Coast) were completed within 5 years of Optima @ Tanah Merah and have a price. Their middle price was S$1,670 psf, so Optima @ Tanah Merah sold a little below projects of a similar age: about 6% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Optima @ Tanah Merah. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Optima @ Tanah Merah?
S$1,567 psf in the 12 months to August 2026, from 8 sales. For the median home that is S$1,537,500.
How many homes sold in Optima @ Tanah Merah?
8 in the last 12 months and 20 in the last 24 months, across all sale types.
What do homes in Optima @ Tanah Merah rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$3,850 a month, from 84 contracts.
How much lease is left in Optima @ Tanah Merah?
It is a 99-year lease from 2008, which leaves about 81 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,567 psf | S$1,537,500 | 8 |
| Last 24 months | S$1,506 psf | S$1,537,500 | 20 |
| Last 5 years | S$1,461 psf | S$1,415,000 | 54 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,255 psf | 13 |
| 2022 | S$1,363 psf | 9 |
| 2023 | S$1,447 psf | 16 |
| 2024 | S$1,466 psf | 11 |
| 2025 | S$1,486 psf | 9 |
| 2026 (to August) | S$1,645 psf | 6 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,494 psf | 6 |
| Floors 6 to 10 | S$1,510 psf | 11 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 600 to 899 sq ft | S$1,499 psf | 8 |
| 900 to 1,199 sq ft | S$1,544 psf | 6 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$3,850 a month | 84 |
| Last 24 months | S$3,850 a month | 171 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | S$2,800 a month | 13 | S$2,800 a month |
| 2 bedrooms | S$3,825 a month | 52 | S$3,825 a month |
| 3 bedrooms | S$5,000 a month | 13 | S$5,200 a month |
| 4 or more bedrooms | S$6,025 a month | 6 | S$6,025 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 16 (Bedok / Upper East Coast)
- Rents for every district, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Optima @ Tanah Merah, with a likely range and the recent sales behind it. Sign in is free.
Open Optima @ Tanah Merah in Condo AtlasOther condos in District 16 (Bedok / Upper East Coast)
- Palmwoods
- Parbury Hill Condominium
- Rich East Garden
- Riviera Residences
- Sceneca Residence
- Sea Pavilion Residences
- Sky Eden@bedok
- Springwell Mansions
- Stratford Court
- Sunbird View
- Sunhaven
- Tanah Merah Mansion
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.