PropHerald

THE TEMBUSU

28 VALLEY ROAD

Residential · condominium · way/453388114

At a glance

Zoning

residential

Project

THE TEMBUSU

Tenure

Freehold

Median psf (12 mo)

S$1,964

Postal

S534483

Footprint

150 m²

Nearest MRT/LRT

KOVAN MRT STATION (MRT) · 364 m

Plot ratio

Landed (MP2025)

Landed housing

Landed Housing Area · Mixed Landed · 3-storey envelope

Zoning & plot ratio by Master Plan

Master PlanPlot ratioLand use
MP2003LandedRESIDENTIAL
MP2008LandedRESIDENTIAL
MP2014LandedRESIDENTIAL
MP2019LandedRESIDENTIAL
MP2025LandedRESIDENTIAL

Location & surroundings

this building MRT/LRT school bus stop covered linkway

7 bus stops within 300 m · nearest 136 m · no covered linkway within 150 m

No dengue clusters have touched this building in the past year.

Facilities & amenities

Hawker centre Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre) 425 m
Park REALTY PARK 737 m
Gym Amore Fitness - Heartland Mall 493 m
Sports facility Hougang Sport Centre 996 m
Community club Hougang CC 521 m
Library Cheng San Public Library 1.3 km
Preschool Lodestar Montessori Preschool Pte. Ltd. 169 m
Eldercare Jia Ying Senior Activity Centre 383 m
Car park BLK 373A HOUGANG STREET 31 · sheltered 125 m
Motorcycle lots Upper Serangoon Road · open-air 169 m

Nearest of each kind within 2 km; car parks within 1 km.

Transactions

15 sales in the last 12 months

MonthTypeLevelArea m² PriceS$ psfSale type
Jun 2026Condominium06-10 44S$905,888 1913Resale
May 2026Condominium01-05 70S$1,498,000 1988Resale
May 2026Condominium11-15 70S$1,548,000 2054Resale
Apr 2026Condominium06-10 44S$905,000 1911Resale
Feb 2026Condominium16-20 87S$1,850,000 1976Resale
Jan 2026Condominium11-15 70S$1,480,000 1964Resale
Jan 2026Condominium16-20 95S$1,790,000 1750Resale
Dec 2025Condominium06-10 70S$1,528,000 2028Resale
Dec 2025Condominium06-10 70S$1,520,000 2017Resale
Nov 2025Condominium11-15 45S$910,000 1879Resale
Nov 2025Condominium01-05 59S$938,000 1477Resale
Oct 2025Condominium11-15 44S$868,000 1833Resale
Oct 2025Condominium01-05 45S$858,000 1771Resale
Oct 2025Condominium06-10 97S$2,240,000 2145Resale
Aug 2025Condominium16-20 127S$3,000,008 2195Resale
Jul 2025Condominium11-15 70S$1,495,000 1984Resale
Jul 2025Condominium01-05 97S$2,210,000 2117Resale
May 2025Condominium01-05 113S$2,310,888 1900Resale
May 2025Condominium11-15 97S$2,220,000 2126Resale
Feb 2025Condominium16-20 158S$3,100,000 1823Resale

Price trend

S$1,500S$1,750S$2,000202120242026— median— average S$ psf2021 · S$1,587 average psf · 4 sales2022 · S$1,774 average psf · 15 sales2023 · S$1,860 average psf · 5 sales2024 · S$1,831 average psf · 12 sales2025 · S$1,935 average psf · 15 sales2026 · S$1,937 average psf · 7 sales2021 · S$1,662 median psf · 4 sales2022 · S$1,765 median psf · 15 sales2023 · S$1,858 median psf · 5 sales2024 · S$1,816 median psf · 12 sales2025 · S$1,900 median psf · 15 sales2026 · S$1,964 median psf · 7 salesS$1,964

This project trades ≈ 17% above the District 19 12-month median (S$ psf).

Median S$ psf is up ≈ 5% on the previous 12 months.

Last 12 months by type

Property typeSales Median priceMedian S$ psf
Condominium15 S$1,498,0001964

Median price by year

YearSalesMedian price
20267S$1,498,000
202515S$1,528,000
202412S$1,170,000
20235S$1,500,000
202215S$1,820,000
20214S$1,310,000