SCENECA RESIDENCE
How is this worked out? — the five sub-scores
Sceneca Residence is a leasehold project in D16 Bedok with 3.6% gross yield, thin liquidity. It sits in a URA growth node (Bayshore).
- Capital growth buyers
- Rental yield buyers
- —
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
Investment report
A plain-language read on Sceneca Residence — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
- In the Bayshore URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
- Above-average ~3.6% gross yield for its segment.
- Tanah Merah MRT Station MRT within ~123 m — walkable transit underpins rent and resale.
- Entry $psf sits ~44% above the D16 median — a location/quality premium that has to keep being earned.
- Thin liquidity (6 sales/12 mo) — a slower, choppier exit and a softer price signal.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $2,030 psf |
| Same-size, recent compsfloor of ±25% size band, recency-weighted | $2,089 psf |
| D16 district-comparablemedian $psf of all projects in the district | $1,426 psf |
| Rental-yield-supportedrent $psf × 12 ÷ 3.8% target gross yield | $1,952 psf |
| HomeVestor fair range | $1,646–$2,138 psf ≈ $1,914,298–$2,486,494 for a ~1,163 sqft unit |
See the D16 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Price trend
6-month rolling median $psf · excludes ground & top floor
Popular schools nearby
Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Tanah Merah MRT Station · ~123 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | SCENECA RESIDENCE |
| Street Name | TANAH MERAH KECHIL LINK |
| Property Type | Apartment |
| Tenure | 99 years leasehold |
| District / Planning Area | D16 / Bedok |
| Completion | Under construction · TOP pending |
| Number of units | 268 units |
| Highest floor in the project | 15 |
| Developer | MCC LAND (TMK) PTE LTD |
| Land Area (sqm) | — |
| Master Plan Plot Ratio | 2.8 |
All transactions (270)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|
Rental transactions (5)
Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.
| Lease date ↕ | Size (sqft) ↕ | Beds ↕ | Monthly rent ↕ | $psf/mo ↕ |
|---|