District 16 · Tampines · OCR
Mera Terrace
Seagull Walk · Terrace · Freehold
Current PSF
$2,508
+62.2% vs district median
Gross yield
1.3%
median rent $6,500/mo
3-year gain
3.6%
Transactions · 5y
16
5 in last 12 months
Nearest MRT
Upper Changi Mrt Station · 694.476m
DTL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
East Spring Primary School 648m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
East Spring Secondary School · 1.1km
Green
Mera Terrace Pg · 88m - 4 parks within 1km
Mall
Eastpoint Mall · 1.3km
Health
Changi Medical Facility (hospital) · 1.4km
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
259,900
Median age
41 yrs
48% under 40 · getting older
Children 0–9
23,220
▼ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
87% HDB
11% condo · 2% landed
Degree holders
28%
residents 15+
Commute
59% transit
18% drive
45 min+ to work
28%
Price trend average PSF by year
2021
$1,621
2022
$2,062
+27.2%
2023
$2,403
+16.5%
2024
$2,330
-3%
2025
$2,560
+9.9%
2026
$2,490
-2.7%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $4,480,000 | 2,153 | $2,081 | - |
| Jun 2026 | $4,380,000 | 1,615 | $2,713 | - |
| Jun 2026 | $4,230,000 | 1,615 | $2,620 | - |
| Apr 2026 | $4,108,888 | 1,615 | $2,545 | - |
| Dec 2025 | $4,168,000 | 1,615 | $2,581 | - |
| Jun 2025 | $4,100,000 | 1,615 | $2,539 | - |
| Nov 2024 | $3,890,000 | 1,615 | $2,409 | - |
| Sept 2024 | $3,680,000 | 1,615 | $2,279 | - |
| Apr 2024 | $3,855,000 | 1,615 | $2,388 | - |
| Mar 2024 | $3,888,000 | 1,615 | $2,408 | - |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Mera Terrace actually sell for - this project trades at 4.9× the nearest block’s PSF.