Tembeling Grove For Sale: Your Complete Guide to District 15 Properties & Available Units
Tembeling Grove represents a compelling opportunity for buyers seeking freehold condominium living in Singapore's coveted District 15. This established 24-unit development at 238 Tembeling Road offers a unique blend of mature charm, strategic location, and investment potential that continues to attract homebuyers and investors alike. Whether you're a first-time buyer exploring the East Coast market or an experienced investor evaluating your next acquisition, this comprehensive guide will help you understand what makes Tembeling Grove a standout choice in Marine Parade.
At Homejourney, we believe every buyer deserves transparent, verified information to make confident property decisions. This guide combines current market data, practical buying insights, and actionable advice to help you navigate your Tembeling Grove purchase journey with complete clarity.
Table of Contents
- Tembeling Grove Overview & Development Profile
- Available Units for Sale
- Why Buy at Tembeling Grove
- Location Advantages & District 15 Benefits
- Price Analysis & Market Trends
- Home Loan & Financing Guide
- The Buying Process Explained
- Investment Potential & Rental Yields
- Frequently Asked Questions
Tembeling Grove Overview & Development Profile
Tembeling Grove is a freehold condominium comprising 24 residential units located at 238 Tembeling Road in District 15 (Marine Parade). Completed in 1993, this medium-rise development occupies a land area of approximately 1,827 square meters with a gross floor area of 2,557 square meters, reflecting thoughtful urban planning that prioritizes resident comfort and community space.
The development's freehold tenure is a significant advantage for long-term buyers and investors. Unlike leasehold properties that depreciate as the lease term decreases, freehold properties maintain their value indefinitely, making Tembeling Grove an attractive option for those seeking lasting wealth accumulation through real estate.
With only 24 units across a single block, Tembeling Grove maintains an intimate community atmosphere while offering the convenience of condominium living. This modest size means a tightly-knit resident community, efficient building management, and often lower maintenance fees compared to larger developments.
Homejourney's analysis shows that 87% of resales at Tembeling Grove have been profitable, indicating strong capital appreciation potential and consistent market demand for this established development.
Development Highlights
- Tenure: Freehold (perpetual ownership)
- Total Units: 24 residential units
- Completion Year: 1993 (established, mature development)
- Land Area: 1,827 sqm
- Gross Floor Area: 2,557 sqm
- Block Configuration: Single block development
- Location: 238 Tembeling Road, District 15, Marine Parade
Available Units for Sale at Tembeling Grove
Tembeling Grove offers a range of unit configurations designed to accommodate different buyer profiles and lifestyle needs. The development features varied unit sizes that cater to singles, couples, small families, and investors seeking rental income potential.
Unit Types & Typical Sizes
Based on recent market data and rental transactions, Tembeling Grove units typically range from:
- Studio/1-Bedroom Units: 500-600 sqft (compact, ideal for investors or young professionals)
- 2-Bedroom Units: 1,100-1,200 sqft (family-friendly, popular for owner-occupiers)
- 3-Bedroom Units: 1,300-1,400 sqft (spacious, suitable for growing families)
The diversity of unit types ensures that whether you're a first-time buyer seeking an affordable entry point into District 15 or an investor looking for multiple rental units, Tembeling Grove has configurations that match your requirements.
Current Market Pricing (2026)
Based on Homejourney's verified transaction data, the average transacted price at Tembeling Grove is approximately $1,448 per square foot. This pricing reflects the development's established status, freehold tenure, and prime District 15 location.
Recent rental data provides insight into unit values and investment returns:
- Studio/1BR units (500-600 sqft): Rental range $2,500-$3,300/month ($4.17-$6.60 psf)
- 2BR units (1,100-1,300 sqft): Rental range $4,300-$4,750/month ($3.31-$4.32 psf)
- 3BR units (1,300-1,400 sqft): Rental range $4,500/month ($3.21-$3.46 psf)
Browse available units for sale at Tembeling Grove on Homejourney to see current listings, detailed floor plans, and connect with verified agents who can guide your purchase.
Why Buy at Tembeling Grove: Key Advantages
1. Freehold Tenure with Proven Capital Appreciation
Tembeling Grove's freehold status is a fundamental advantage that distinguishes it from leasehold alternatives. Your ownership is perpetual, meaning your property doesn't depreciate due to lease decay. With 87% of historical resales showing profit, the development has demonstrated consistent capital appreciation, making it an excellent choice for wealth building.
2. Prime District 15 Location
District 15 encompasses the highly desirable Marine Parade, Katong, and East Coast areas—neighborhoods that consistently rank among Singapore's most sought-after residential zones. The location offers proximity to the sea, established community infrastructure, and strong rental demand from both local and expatriate residents.
3. Established Community & Low Density
With only 24 units, Tembeling Grove maintains a peaceful, community-oriented atmosphere that larger developments cannot offer. Residents benefit from personalized building management, lower maintenance fees, and the security of knowing their neighbors in an intimate residential setting.
4. Exceptional Amenity Access
Tembeling Grove residents enjoy immediate access to some of Singapore's finest amenities. Parkway Parade Shopping Centre is just minutes away, offering retail outlets, supermarkets, restaurants, banks, and entertainment facilities. Additional shopping options include 112 Katong, Katong V, and Katong Shopping Centre, all within convenient proximity.
Grocery shopping is effortless with NTUC Fairprice (Katong Village), Giant (Marine Parade Central), and Giant (Parkway) all nearby. For dining, the Katong area is famous for its diverse culinary scene, featuring everything from traditional Peranakan cuisine to contemporary restaurants.
5. Excellent Schools & Family-Friendly Environment
Parents particularly appreciate Tembeling Grove's location within proximity to top-tier schools. Haig Girls School, Tanjong Katong Primary School, and CHIJ Katong are all within walking distance or a short drive, making this an ideal location for families prioritizing education.
6. Recreational Facilities & Outdoor Lifestyle
East Coast Park, one of Singapore's premier recreational destinations, is just a short drive away. This sprawling park offers cycling paths, sports facilities, beach access, and dining options. Telok Kurau Park provides additional green space for relaxation and exercise, supporting an active, healthy lifestyle.
7. Strong Rental Demand & Investment Potential
The District 15 area attracts a diverse tenant base including young professionals, small families, and expatriates. Consistent rental transactions at Tembeling Grove demonstrate reliable tenant demand, making it an excellent choice for investors seeking stable rental income.
Location Advantages: Why District 15 Matters
Strategic Geographic Position
Tembeling Grove's location at 238 Tembeling Road positions residents within the heart of District 15's most desirable subzone. The development sits within the triangle formed by Steel Road, East Coast Road, and Tanjong Katong Road—a prime residential corridor that combines suburban tranquility with urban convenience.
Travel time to Singapore's central business district is approximately 10-15 minutes via East Coast Road, making Tembeling Grove ideal for professionals working in the CBD who prefer a residential neighborhood setting.
MRT Connectivity
While Tembeling Grove is not directly adjacent to an MRT station, the area benefits from good public transport connectivity. The nearest MRT stations include Katong and Paya Lebar stations, both accessible via short bus rides or a 10-15 minute drive. For residents with vehicles, East Coast Road provides excellent expressway access to all parts of Singapore.
Shopping & Dining Destinations
The Katong precinct is renowned for its vibrant shopping and dining scene. Parkway Parade Shopping Centre anchors the area with major retailers, supermarkets, and restaurants. The nearby Katong Village area features traditional shophouses converted into trendy cafes, boutiques, and specialty restaurants, creating a unique blend of heritage and contemporary lifestyle.
Healthcare & Professional Services
District 15 residents have convenient access to quality healthcare facilities, including private clinics and hospitals. Professional services such as banking, legal services, and accounting firms are readily available throughout the Marine Parade and Katong areas.
Community Character & Lifestyle
District 15 is known for its mature, established character. The neighborhood features a mix of landed properties, condominiums, and shophouses, creating a diverse, vibrant community. Residents often describe the area as offering the perfect balance between suburban peace and urban convenience—close enough to the city for work and entertainment, yet far enough to enjoy a relaxed residential lifestyle.
Price Analysis & Market Trends
Current Market Valuation
Homejourney's analysis of verified transactions shows that Tembeling Grove units are currently valued at approximately $1,448 per square foot. This valuation reflects the development's established status, freehold tenure, prime location, and consistent market demand.
For different unit sizes, this translates to approximate total prices:
- Studio/1BR (550 sqft average): ~$796,400
- 2BR (1,150 sqft average): ~$1,665,200
- 3BR (1,350 sqft average): ~$1,954,800
Note: These are estimates based on average PSF. Actual prices vary based on specific unit features, floor level, view, and current market conditions. Homejourney recommends obtaining current quotations from verified agents for precise pricing.
Historical Appreciation & Investment Performance
According to Homejourney's data analysis, 87% of Tembeling Grove resales have been profitable, indicating strong capital appreciation over holding periods. This success rate significantly exceeds market averages and demonstrates the development's resilience and value retention.
The freehold tenure is a primary driver of this appreciation. Unlike leasehold properties that face lease decay concerns, Tembeling Grove properties maintain their value indefinitely, allowing buyers to benefit from long-term capital growth without the depreciation pressures that affect leasehold investments.
Comparison with District 15 Market
District 15 encompasses a range of property types and price points. Tembeling Grove's $1,448 PSF valuation positions it competitively within the mid-range of District 15 condominium offerings. The freehold tenure and established community make it an excellent value proposition compared to newer leasehold developments in the same area.
Rental Yield Potential
Recent rental data demonstrates strong yield potential for investors. Based on 2023-2024 rental transactions:
- Studio/1BR units: $2,500-$3,300/month (estimated gross yield: 3.8-5.0% annually)
- 2BR units: $4,300-$4,750/month (estimated gross yield: 3.1-3.8% annually)
- 3BR units: $4,500/month (estimated gross yield: 2.8-3.2% annually)
Disclaimer: Rental yields are estimates based on recent market data and do not account for property taxes, maintenance fees, or vacancy periods. Actual yields vary based on individual circumstances. Homejourney recommends consulting with a financial advisor for personalized investment analysis.
Home Loan & Financing Guide for Tembeling Grove Buyers
Mortgage Financing Options
Most Singapore banks offer competitive mortgage products for established freehold condominiums like Tembeling Grove. Typical loan structures include:
- Fixed Rate Mortgages: Interest rate locked for 1-5 years, providing payment certainty
- Variable Rate Mortgages: Interest rate adjusts periodically based on market conditions, typically offering lower initial rates
- Hybrid Mortgages: Fixed rate for initial period, then variable rate thereafter
Current mortgage rates for Singapore properties typically range from 3.0% to 4.5% depending on the bank, loan tenure, and individual credit profile. Use Homejourney's mortgage calculator to estimate your monthly payments based on your specific loan amount, tenure, and interest rate.
Loan-to-Value (LTV) Ratios
Banks typically offer LTV ratios of 75-80% for established condominiums like Tembeling Grove. This means:
- For a $1.5M property: Bank finances $1.125M-$1.2M (you provide $300K-$375K down payment)
- For a $2M property: Bank finances $1.5M-$1.6M (you provide $400K-$500K down payment)
Down Payment & Initial Costs
Preparing for your Tembeling Grove purchase requires understanding total cash outlay:
- Down Payment: 20-25% of purchase price (based on 75-80% LTV)
- Stamp Duty: 1-4% of purchase price (progressive rates based on property value)
- Legal Fees: $1,500-$3,000 (conveyancing and documentation)
- Valuation Fee: $400-$800 (bank-required property valuation)
- Survey Fee: $300-$500 (optional but recommended)
- Inspection & Pest Control: $500-$1,000
Example for $1.5M Tembeling Grove purchase:
- Down Payment: $300,000-$375,000
- Stamp Duty: $15,000-$60,000
- Legal & Professional Fees: $2,700-$4,300
- Total Initial Cash: $317,700-$439,300
CPF Usage for Property Purchase
Singapore citizens and permanent residents can utilize their Central Provident Fund (CPF) to finance property purchases:
- CPF Ordinary Account (OA): Can be used for down payment and mortgage payments
- CPF Special Account (SA): Cannot be used for property purchase (reserved for retirement)
- CPF Medisave Account (MA): Cannot be used for property purchase
CPF withdrawal limits apply based on property value and age. For Tembeling Grove purchases, you can typically withdraw CPF to cover the down payment and use CPF for ongoing mortgage payments, significantly reducing your out-of-pocket cash requirement.
Additional Buyer Stamp Duty (ABSD) Considerations
ABSD is an additional tax that applies to certain property buyers:
- Singapore Citizens (first property): No ABSD
- Singapore Citizens (second property onwards): 5% ABSD
- Singapore Citizens (third property onwards): 10% ABSD
- Permanent Residents: 5% ABSD
- Foreign Buyers: 15% ABSD
ABSD is calculated on the purchase price and must be paid within 14 days of the purchase agreement. This is a significant cost consideration for investors purchasing multiple properties or foreign buyers. Homejourney recommends consulting with a tax advisor to understand your specific ABSD obligations.
Monthly Payment Estimates
Based on current mortgage rates (approximately 3.5% average), here are estimated monthly payments:
| Unit Type | Est. Purchase Price | Down Payment (25%) | Loan Amount (75%) | Monthly Payment (25yr) |
| 1BR (550 sqft) | $796,400 | $199,100 | $597,300 | $2,841 |
| 2BR (1,150 sqft) | $1,665,200 | $416,300 | $1,249,400 | $5,953 |
| 3BR (1,350 sqft) | $1,954,800 | $488,700 | $1,466,100 | $6,984 |
Note: Monthly payments are estimates based on 3.5% interest rate, 25-year tenure, and do not include property taxes, maintenance fees, or insurance. Actual payments vary based on final interest rate, tenure selected, and individual bank terms. Calculate your exact mortgage payment using Homejourney's mortgage calculator with current bank rates.
The Buying Process: Step-by-Step Guide
Step 1: Get Pre-Approved for Financing
Before viewing properties, obtain a mortgage pre-approval letter from your bank. This demonstrates to sellers that you're a serious buyer and clarifies your maximum purchasing power. Pre-approval typically requires:
- Proof of income (last 3 months of payslips)
- Bank statements (last 3 months)
- CPF statements (if using CPF for down payment)
- Employment letter
- Personal identification documents
Step 2: Find Your Unit at Tembeling Grove
Browse available units for sale at Tembeling Grove on Homejourney. Filter by unit size, price range, and specific features you're seeking. Homejourney's verified listings provide detailed information, high-quality photos, and floor plans to help you make an informed initial selection.
Step 3: Schedule Property Viewings
Contact verified Homejourney agents to schedule viewings of units that interest you. During viewings, assess:
- Unit condition and layout suitability
- Natural light and ventilation
- View quality and privacy
- Noise levels and neighborhood feel
- Building facilities and common areas
- Parking availability and accessibility
Visit the development multiple times—during different times of day and on weekends—to fully understand the neighborhood character and lifestyle.
Step 4: Make an Offer
Once you've identified your preferred unit, work with your agent to make an offer. In Singapore's property market, initial offers are typically 5-10% below the asking price, though this varies based on market conditions and property specifics. Your agent will present the offer to the seller's agent for negotiation.
Step 5: Execute the Purchase Agreement
Once offer and asking price are agreed upon, you'll sign the Option to Purchase (OTP). This legally binding agreement outlines:
- Purchase price and payment terms
- Property condition and inclusions
- Completion date (typically 8-12 weeks)
- Penalty clauses for breach
- Cooling-off period (typically 5 days)
Step 6: Arrange Professional Inspections
Hire a qualified surveyor to conduct a professional property inspection. This identifies any structural issues, maintenance concerns, or defects that might affect value or safety. Common inspection items include:
- Structural integrity and foundation
- Plumbing and electrical systems
- HVAC and air conditioning
- Pest control and termite damage
- Water damage or seepage
- Building envelope integrity
Step 7: Obtain Mortgage Approval
Submit your formal mortgage application to your chosen bank. The bank will conduct its own valuation and assessment. Processing typically takes 2-4 weeks. Ensure all required documents are submitted promptly to avoid delays.
Step 8: Engage a Lawyer
Hire a qualified conveyancing lawyer to handle legal documentation and ensure your interests are protected. The lawyer will:
- Review the purchase agreement
- Conduct title searches and due diligence
- Manage stamp duty calculations and payments
- Coordinate with the bank's legal team
- Prepare for completion
Step 9: Complete the Purchase
On the completion date, your lawyer will:
- Collect the deed and title documents
- Register the property in your name at the Singapore Land Authority
- Arrange for funds transfer to the seller
- Provide you with official ownership documentation
Completion typically occurs within 8-12 weeks of the purchase agreement, though this varies based on individual circumstances.
Step 10: Move In & Settle
After completion, arrange for utilities transfer, arrange moving services, and settle into your new Tembeling Grove home. Don't forget to update your address with relevant government agencies, banks, and service providers.
Investment Potential & Rental Yield Analysis
Why Tembeling Grove Attracts Investors
Tembeling Grove represents a compelling investment opportunity for several reasons:
- Freehold Tenure: Perpetual ownership without lease decay concerns
- Proven Track Record: 87% of historical resales profitable
- Strong Tenant Demand: Consistent rental transactions across all unit sizes
- Established Location: Prime District 15 with stable, long-term appreciation
- Low Maintenance Costs: 24-unit development with efficient management
Rental Yield Estimates
Based on 2023-2024 rental data and current purchase prices, estimated gross rental yields are:
| Unit Type | Est. Purchase Price | Monthly Rental | Annual Rental | Gross Yield |
| 1BR (550 sqft) | $796,400 |
