The Tembusu

The Tembusu is a condominium in District 19 (Hougang / Punggol / Sengkang), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,939 psf from 14 sales.

At a glance

District

District 19 (Hougang / Punggol / Sengkang)

Region

Outside Central Region

Type

Condominium

Tenure

Freehold

Completed

2016, about 10 years old

What the prices say

The median home in The Tembusu sold for S$1,489,000: the middle of 14 sales in the 12 months to August 2026.

That is well above the middle condo project in District 19 (Hougang / Punggol / Sengkang), which sold at S$1,550 psf across 132 projects: about 25% higher. By price per square foot it ranks 10th of the 74 projects in the district that have a price to show, where 1st is the highest.

Year by year, the median was S$1,700 psf in 2021 (15 sales) and S$1,964 psf in 2026 so far (7 sales), up about 16%. The highest year in the record was 2025 at S$1,900 psf.

Floor made little difference: floors 16 to 20 sold at S$1,865 psf against S$1,912 psf on floors 1 to 5 (24 months).

By unit size (24 months): under 600 sq ft at S$1,858 psf, 600 to 899 sq ft at S$1,986 psf and 900 to 1,199 sq ft at S$2,117 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 19 (Hougang / Punggol / Sengkang) whose median over the last 12 months is closest to The Tembusu's S$1,939 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.

Their middle figure is S$1,939 psf, the same as The Tembusu.

What sells here

14 homes sold in the last 12 months, up from 12 in the 12 months before.

The most common size was under 600 sq ft, with 9 of the 26 sales in the last 24 months.

None of the 26 sales in the last 24 months were first sales of new units: all 26 were resales.

The first new sale in our records was in August 2013.

Rents and yield

Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,600 a month (95 contracts). That is the same as the district's S$3,600.

Over the 24 months the median rent was S$3,600 (206 contracts), the same as the latest 12 months.

By bedrooms: 1 bedroom S$2,800 (38), 2 bedrooms S$3,600 (38) and 3 bedrooms S$4,800 (16). The figure in brackets is the number of contracts.

Setting rent against price for 600 to 899 sq ft homes (38 rentals and 6 resale or sub-sale transactions) gives a gross yield estimate of 2.9%: a median rent of S$3,600 a month against a median price of S$1,509,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.

Across 2 size ranges the estimate runs from 2.9% to 3.7%.

Under 600 sq ft: 3.7% (rent S$2,800 a month, price S$905,000).

Age and lease

50 other projects in District 19 (Hougang / Punggol / Sengkang) were completed within 5 years of The Tembusu and have a price. Their middle price was S$1,598 psf, so The Tembusu sold well above projects of a similar age: about 21% higher.

The land is freehold: the title has no end date.

Leases and tenure in the glossary

What this page cannot tell you

A median is the middle of many different homes in The Tembusu. 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 The Tembusu?

S$1,939 psf in the 12 months to August 2026, from 14 sales. For the median home that is S$1,489,000.

How many homes sold in The Tembusu?

14 in the last 12 months and 26 in the last 24 months, across all sale types.

What do homes in The Tembusu rent for?

The median rent for contracts that began in the 12 months to August 2026 was S$3,600 a month, from 95 contracts.

What is the rental yield in The Tembusu?

Between 2.9% and 3.7% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.

Is The Tembusu freehold or leasehold?

Freehold: the title has no end date.

Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.

The figures

Sale prices

Source: URA data. Data as of August 2026.

Price by year

Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.

Price by floor range

Price by unit size

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.

Rent against price for The Tembusu, by size

Rents

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 19 (Hougang / Punggol / Sengkang)
• Rents for every district, by size
• Rent against price for The Tembusu, by size
• Leases and tenure in the glossary

Other condos in District 19 (Hougang / Punggol / Sengkang)

• The Terrace
• The Vales
• The Vue
• The Waterline
• The Yardley
• Toho Garden
• Toho Green
• Treasure Crest
• Treasure Gardens
• Treasure Mansions
• Trilive
• Twin Waterfalls

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.