In this Stacked Pro breakdown:
Do Older Leasehold Condos Like The Tanamera Still Make Sense Today?
Comparison
We analysed how The Tanamera has performed from 2016 to 2024, comparing it against both islandwide averages and nearby resale condos in District 16.
Key Insight
While The Tanamera offers spacious layouts, its price appreciation has trailed behind both older and newer projects in the area. That said, smaller units continue to show healthy rental yields.
Why This Matters
The Tanamera reflects a wider trend: some condos sit in a pricing limbo — not old enough to be undervalued, yet not new enough to command premiums. Knowing where it stands can help buyers spot overlooked opportunities.
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The Tanamera is a bit notorious for en-bloc tensions, even making into the newspaper back in 2023. This project is close to the recent integrated project Secenca Residence, and many would consider it a strong location: the nearby Tanah Merah MRT station is, after all, the point at which the East-West Line connects to Changi Airport. So why then is The Tanamera seeing a rather weak performance in resale markets? Is it just age or are there other factors? Let’s take a deep dive:
The challenge for many buyers today isn't access to information.
It's interpreting that information in a way that makes sense for their finances, goals, and stage of life.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
A quick profile of The Tanamera
The Tanamera is a 99-year leasehold condo located along Tanah Merah Kechil Road, completed in 1994. With 288 units, it’s one of the older developments within walking distance of Tanah Merah MRT (EWL).
While the immediate surroundings have lacked amenities for many years, this is going to change soon: the nearby Sceneca Residence, once completed, will introduce a commercial component that also has a supermarket, among other conveniences.
One important factor to note is the three en-bloc attempts that have been made for The Tanamera
While we cannot directly quantify the effect on the condo’s performance, en-bloc attempts can impact buyer decisions in two ways:
First, some buyers may choose to purchase units precisely because they anticipate an en-bloc sale. These are speculative buyers who are hoping for a windfall when the collective sale happens.
Second, en-bloc attempts – especially those near success – may put off buyers. Pure homebuyers will see this as a risk, as they don’t want to have to move again, right after buying and renovating a new unit.
We have not heard of any fourth en-bloc attempt, at the time we’re writing this. We also need to caution you that, where en-bloc attempts get heated, you may find more complaints online about how a condo is “badly maintained and needs to be sold off,” even if it’s not particularly true.
This caveat aside, let’s get into the details:
Comparing The Tanamera to island-wide prices
2-bedroom units
Average price
| Year | The Tanamera | All non-landed properties | % difference |
| 2016 | $840,000 | $1,116,441 | -24.76% |
| 2024 | $1,124,000 | $1,541,044 | -27.06% |
Average size
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