Tanah Merah Mansion

12 filed transactions · District 16 · OCR

Median, per square foot

1,165 psf

Observed range

S$892 — S$1,420 psf12 filed transactions · 45% low to highS$1,188k median filed price

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it

I own it

Median price by month11 months with a sale

Dec '21 · S$1,050kJan '26 · S$1,560k

The transactions behind those figures

12 of 12 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

123 sqm · floor 01-05Condominium · Resale · 2026-01

S$1,560,000$1178 psf

111 sqm · floor 01-05Condominium · Resale · 2025-07

S$1,380,000$1155 psf

90 sqm · floor 01-05Condominium · Resale · 2025-02

S$1,100,000$1135 psf

84 sqm · floor 01-05Condominium · Resale · 2024-08

S$1,000,000$1106 psf

97 sqm · floor 01-05Condominium · Resale · 2024-04

S$1,260,000$1207 psf

119 sqm · floor 01-05Condominium · Resale · 2024-02

S$1,480,000$1155 psf

84 sqm · floor 01-05Condominium · Resale · 2024-01

S$1,138,000$1259 psf

332 sqm · floor 01-05Condominium · Resale · 2023-07

S$3,188,880$892 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

Median psf · Condo

under $1,206

$1,206

$1,402

$1,578

$1,812

$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 16, not here.

District 16, typical project+8%

Middle of 8 projects in District 16 that clear the bar — half fall between +3.2% and +8.8%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 16, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,360	1,289
06-10	S$1,472	744
11-15	S$1,442	557
16-20	S$1,337	116
21-25	S$1,404	89
26-30	S$1,500	66

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Tanah Merah

573m

Primary schools within 1km

nearest 494m

Primary schools · straight-line distance

Temasek Primary SchoolBallot even within 1 km 2C 2025494m

4 more between 1km and 2km

Bedok Green Primary School1.0km
St. Anthony'S Canossian Primary School1.6km
Red Swastika School1.9km
Fengshan Primary School1.9km

The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.

How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations

Tanah Merah573m
Bayshore1.1km
Bedok2.0km

Also nearby

Hawker centreNew Upper Changi Road Blk 58714m
ParkSennett Ave Linear PK1.3km
Preschools6 within 1kmnearest 102m
Other schoolsBedok View Secondary School449m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Tanah Merah MansionStraight-line, not walking.

7projects within 300m

$991–$1,564the middle half, per sq ft

$1,166median of those sales

From 77 filed sales, at most the 20 most recent per project — 2 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

Project	Away	Filed	Floor	Size	PSF
Eco	250m	2026-09	—	331 sqm	$926
Eco	250m	2026-09	01-05	96 sqm	$1,732
Landed · Tanah Merah Kechil Road South	55m	2026-08	—	162 sqm	$3,423
Eco	250m	2026-08	11-15	107 sqm	$1,823
Eco	250m	2026-08	06-10	85 sqm	$1,716
Eco	250m	2026-08	06-10	59 sqm	$1,457
Bedok Court	275m	2026-08	01-05	211 sqm	$1,061
Bedok Court	275m	2026-08	06-10	170 sqm	$1,120
Eco	250m	2026-07	06-10	78 sqm	$1,644
Eco	250m	2026-07	01-05	94 sqm	$1,690
Eco	250m	2026-07	01-05	57 sqm	$1,431
Limau Park	108m	2026-05	—	141 sqm	$1,515
Landed · Tanah Merah Kechil Road South	55m	2025-01	—	743 sqm	$1,250
Landed · Tanah Merah Kechil Road South	55m	2024-11	—	318 sqm	$1,514
Landed · Tanah Merah Kechil Road South	55m	2024-08	—	315 sqm	$1,391
Limau Park	108m	2024-06	—	141 sqm	$1,376
Limau Park	108m	2022-09	—	154 sqm	$1,098

The 17 most recent of 77 at this radius. Storey bands as published; no feed carries a unit number.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF refund from proceeds

Fees

Sale price · S$1,188,000

Outstanding loan

CPF principal used

CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,188,000

Your figures · CPF interest estimated

Sale price	S$1,188,000
Redeems the loan	−S$180,000
Agent fee (2% + GST) and legal	−S$28,698
Refund to your CPFprincipal plus estimated accrued interest	−S$202,416
Cash to you	S$776,886

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Name

Your floor or stack

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?

Rough timing

Staying in touch — optional

Email me the full report and monthly updates on my block

Leave it unticked and the form still sends — you get the reply to what you asked, at the address you gave, and nothing after it. This form asks for no phone number and stores none.

Leaving it unticked is fine — the tools work either way, and I'll still reply to this enquiry. I don't sell or share your details.

Look up somewhere else

Any HDB block or private project in Singapore.