Type

Units

Min Area

Price Range

3 BR

904 sqft

S$2M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$410K on this acquisition.
Located 8 min (650 m) from CG Tanah Merah MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Sceneca Residence: A Modern Sanctuary in Tanah Merah

Sceneca Residence stands as a thoughtfully designed residential development nestled in the well-established neighbourhood of Tanah Merah, one of Singapore's most sought-after eastern enclaves. Located at 28 Tanah Merah Kechil Link, the project benefits from a mature planning area that has evolved over decades to serve families, professionals, and investors seeking proximity to both work hubs and lifestyle amenities. The development's positioning within this established precinct ensures residents enjoy the balance of neighbourhood stability and forward-looking urban infrastructure.

Accessibility defines much of Sceneca Residence's appeal. Situated merely 650 metres—or approximately 8 minutes on foot—from Tanah Merah MRT station on the Circle Line, the development offers residents direct access to one of Singapore's most significant transport arteries. The Circle Line's comprehensive coverage extends northwards through the commercial core, southwards to Changi Airport, and westwards through the CBD, making this location particularly valuable for working professionals and those requiring frequent city centre travel. This transit advantage translates to reduced commute times, lower transportation costs, and enhanced quality of life for occupants across all demographics.

A Home Designed for Contemporary Living

Sceneca Residence combines modern architectural sensibilities with practical, liveable floor plates. The development offers a variety of unit configurations spanning multiple bedroom types, with total areas ranging from compact layouts suited to young professionals and first-time buyers through to more expansive residences catering to growing families and those seeking additional space for home offices or entertaining. The careful calibration of unit mix reflects current market dynamics and demographic preferences, ensuring broad appeal across the investor, owner-occupier, and upgrader segments.

Common facilities and shared spaces have been curated to support contemporary neighbourhood living. These amenities are engineered to encourage community engagement and support both daily wellness and recreational activities. Residents benefit from thoughtfully integrated communal areas that add tangible value to the ownership experience beyond the four walls of individual units.

Capital Growth and Investment Fundamentals

Tanah Merah has demonstrated consistent capital appreciation over successive property cycles, underpinned by its maturity, transport connectivity, and strong demographic demand. First-time buyers entering this market typically secure units at accessible price points whilst positioning themselves within a neighbourhood with inherent scarcity value—Tanah Merah's constrained new-release pipeline means future supply remains limited, supporting longer-term value retention. Upgraders benefit from well-defined comparable sales records and strong liquidity, enabling confident decision-making when timing exits or lateral moves.

Investor-owners are drawn to Tanah Merah's rental fundamentals. The Circle Line connectivity generates sustained demand from expatriate professionals, young families, and downsizers seeking serviced residential options without the maintenance burden of landed property. Rental yields in comparable developments within the district typically range from 3 to 4 percent gross yield, depending on unit type and tenant profile, with realistic net yields—after management fees and maintenance—generally tracking between 2.5 and 3.5 percent. The development's proximity to schools, shopping, and medical facilities enhances its appeal to long-term tenants seeking stability and convenience.

Understanding the Financing and Tax Landscape

Purchasers acquiring Sceneca Residence must account for both financing and tax considerations. First-time Singapore Citizen buyers enjoy the benefit of zero Additional Buyer's Stamp Duty (ABSD), a meaningful advantage on acquisition costs. Upgraders or second-property investors, by contrast, face a 20% ABSD levy on the purchase price, significantly impacting entry economics and requiring careful structuring of financing. At the mid-range of the development's pricing, a second-property buyer should budget an additional S$400,000 or more in duty alone, highlighting the importance of professional tax and legal advice prior to commitment.

Financing capacity under the Total Debt Servicing Ratio (TDSR) framework typically permits mortgage quantum up to 60% of property value for owner-occupiers, with monthly servicing costs capped at 60% of gross income. At the development's prevailing pricing, borrowers with household incomes exceeding S$8,000 to S$10,000 monthly should encounter minimal headroom constraints, whilst those with tighter budgets may require careful income documentation or co-borrower support. Professional financial planning is advisable to stress-test repayment capacity against future rate rises and life-event contingencies.

Positioned Across Multiple Buyer Cohorts

Sceneca Residence appeals distinctly to different buyer archetypes. First-time buyers benefit from accessible entry pricing, strong transport links, and the psychological comfort of purchasing within an established, proven neighbourhood rather than speculating on emerging precincts. Upgraders transitioning from HDB flats or smaller private housing find the unit variety and family-friendly precinct particularly attractive, with excellent schools and healthcare within close proximity. High-net-worth investors utilise the development as part of a diversified residential real estate portfolio, leveraging the Circle Line's rental demand and the neighbourhood's consistent value appreciation.

Competing Developments and Market Context

Tanah Merah's residential landscape includes several comparable developments spanning similar price bands and unit configurations. Nearby projects offer comparable MRT connectivity and community amenities, yet Sceneca Residence's specific positioning, architectural identity, and amenity package differentiate it within the competitive set. Purchasers are encouraged to compare not only headline pricing but also cost per square foot, unit layout efficiency, developer track record, and the precise MRT walking distance, as these variables materially influence long-term satisfaction and resale positioning.

The wider eastern corridor has experienced moderate new supply additions across the past two property cycles, with several Government Land Sales (GLS) sites earmarked for future residential development. However, the constrained pace of new releases and the maturity of existing precincts like Tanah Merah suggest that supply limitations will continue supporting price resilience and rental demand for well-located developments with strong transport and amenity credentials.

The Tanah Merah Advantage

Choosing Sceneca Residence ultimately reflects a deliberate decision to root oneself within one of Singapore's most stable and connected eastern neighbourhoods. The combination of Circle Line accessibility, established community infrastructure, diverse amenity offerings, and proven capital appreciation creates a compelling case for both owner-occupiers and astute investors. As Singapore's property market continues its evolution towards transit-centric, density-appropriate living, neighbourhoods like Tanah Merah—with their existing transport integration and demographic depth—remain perennial favourites amongst discerning purchasers.

Frequently Asked Questions

What rental yield can an investor realistically expect from purchasing a unit at Sceneca Residence?

Sceneca Residence's proximity to Tanah Merah MRT station on the Circle Line generates sustained demand from expatriate professionals, young families seeking convenient rental housing, and downsizers avoiding maintenance obligations. Gross rental yields for comparable units in the Tanah Merah precinct typically range between 3 and 4 percent annually, depending on unit size, floor level, and tenant profile demographics. After accounting for property management fees (typically 5-6% of rent), maintenance reserves, and other operating costs, net yields generally settle between 2.5 and 3.5 percent, positioning Sceneca Residence competitively within the eastern corridor's investment yield landscape. The Circle Line's multi-directional coverage ensures broad tenant appeal across corporate and professional worker cohorts, supporting consistent tenancy rates and rental rate stability over extended holding periods.

How does Sceneca Residence's pricing per square foot compare to recent market transactions in Tanah Merah?

Sceneca Residence's pricing structure positions it within the mid-to-upper band of Tanah Merah's contemporary condominium market, reflecting both its modern specifications and premium Circle Line connectivity. Recent secondary market transactions in the neighbourhood have recorded per-square-foot values ranging broadly between S$1,200 and S$1,600, depending on unit age, condition, floor level, and specific location. At the development's pricing, per-square-foot metrics align competitively with comparable new-launch properties whilst remaining accessible relative to boutique or ultra-premium developments within the eastern corridor. Purchasers should compare Sceneca Residence against recent arm's-length sales of similar vintage and specification, rather than aspirational asking prices, to establish realistic benchmarking data. Working with experienced agents familiar with Tanah Merah's micro-market dynamics will provide clearer pricing context and negotiating leverage.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at Sceneca Residence?

Singapore Citizens acquiring a second residential property face a 20% ABSD levy on the purchase price, a significant cost that must be factored into total acquisition expenses. For a unit priced at S$2 million, ABSD would amount to S$400,000, substantially impacting entry economics and financing capacity. This duty is payable within 14 days of the Instrument of Transfer and cannot be financed through a mortgage, requiring cash or liquid reserves at settlement. When combined with legal fees, survey costs, and potential stamp duty on the mortgage itself, total acquisition costs typically exceed 23-24% of the purchase price for second-property buyers. Strategic considerations—such as timing the purchase relative to spouse's citizenship or restructuring ownership through a trust vehicle—warrant exploration with a qualified property tax advisor prior to commitment, as misalignment of acquisition strategy can permanently erode investment returns.

What is the lease tenure at Sceneca Residence, and how might lease decay affect long-term resale value?

Sceneca Residence is offered on a 99-year leasehold tenure, a standard lease length for private residential property in Singapore's mature planning areas. Whilst 99 years represents a substantial holding period for most owner-occupiers and investors, it is shorter than freehold or 999-year alternatives, and lease decay accelerates materially in the final 30 years of the lease term. Properties falling below 70 years remaining lease attract progressively steeper discounts from buyer pools, whilst those below 60 years typically face significant financing constraints, as most banks decline mortgages beyond those thresholds. At Sceneca Residence's launch, purchasers have a full 99-year window, meaning lease decay is a multi-generational concern rather than an immediate headwind. However, investors holding the property beyond 60-70 years should factor in potential refinancing challenges and discounted exit values, making the development most suitable for medium-term holding strategies (10-25 years) rather than indefinite wealth transfer ambitions. Professional property lawyers can advise on lease top-up mechanisms and timing strategies should long-term holding become relevant.

How does Sceneca Residence's proximity to Tanah Merah MRT station influence demand and long-term capital appreciation?

Tanah Merah MRT station, situated on the Circle Line, is a major transport node with multi-directional coverage extending to Changi Airport, the CBD, and eastern employment hubs—a combination that has historically driven sustained demand across all buyer cohorts. Properties within 10 minutes' walk of major MRT stations typically command 15-25% price premiums relative to equivalent units located 20+ minutes away, reflecting the quantifiable convenience and resale velocity advantages that proximity confers. Sceneca Residence's 650-metre distance (approximately 8 minutes' walk) places it within the premium accessibility band, supporting both rental appeal and capital appreciation trajectories. The Circle Line's status as one of Singapore's newest and most comprehensive transport arteries suggests that demand at this location will remain robust across property cycles, underpinned by commuter convenience, reduced car ownership requirements, and lifestyle preference shifts towards transit-centric living. Historical analysis of comparable Tanah Merah properties with strong MRT connectivity demonstrates annual capital appreciation averaging 2-4% in stable years, with recovery uplift following cyclical corrections, positioning the neighbourhood as a reliable wealth-preservation asset within a diversified portfolio.

Is Sceneca Residence suitable for different buyer profiles—first-timers, upgraders, HNW investors, and owner-occupiers?

Sceneca Residence's mixed unit configuration and central Tanah Merah positioning make it appealing across multiple buyer archetypes. First-time buyers benefit from accessible entry pricing, established neighbourhood credentials, and strong transport links that reduce future relocation risk; the development's modern specification and professional management also appeal to those avoiding the complexity of older secondary-market stock. Upgraders transitioning from HDB flats or smaller private housing find the family-friendly precinct, excellent school catchments, and proximity to healthcare amenities particularly compelling, with unit variety ensuring suitable configurations for growing families. High-net-worth investors incorporate Sceneca Residence into diversified residential real estate portfolios as a yield-producing eastern corridor asset with proven capital resilience, leveraging the MRT connectivity and established demographic demand. Owner-occupiers seeking a primary residence benefit from the commute efficiency, community infrastructure, and the neighbourhood's proven value retention across multiple property cycles. The development's appeal across these segments ensures healthy secondary market liquidity and resale flexibility, important considerations for those uncertain about long-term personal circumstances.

What are the TDSR implications and financing headroom at typical Sceneca Residence price points?

The Total Debt Servicing Ratio (TDSR) framework permits maximum monthly debt servicing of 60% of gross household income, encompassing all liabilities (mortgage, car loans, credit card commitments, and personal loans). At Sceneca Residence's mid-range pricing of approximately S$2 million, with typical mortgage quantum at 80% loan-to-value (S$1.6 million), monthly repayments at prevailing interest rates (approximately 4.5-5%) would approximate S$8,000-S$8,500. Borrowers with household incomes of S$13,500-S$14,000+ typically encounter minimal TDSR headroom constraints, whilst those earning S$10,000-S$12,000 monthly should budget carefully and stress-test scenarios incorporating rate rises to 5.5-6%. First-time buyers with no prior property debt experience cleaner servicing ratios than upgraders carrying existing mortgage obligations, and the development's diverse price range permits flexible entry points to accommodate varying income profiles. Professional mortgage advisors can model precise servicing capacity based on specific income documentation, employment tenure, and existing liabilities, ensuring confident decision-making around maximum affordable purchase price and minimum equity requirements.

How does Sceneca Residence compare to other nearby competing developments in the eastern corridor?

Sceneca Residence operates within a competitive eastern corridor landscape that includes several contemporary condominium projects spanning similar price bands and unit configurations. Comparable developments offer MRT connectivity, modern amenities, and family-friendly positioning, yet differentiate through specific architectural identity, developer pedigree, exact transport distance, and amenity specification. Purchasers should systematically compare cost per square foot (accounting for location premiums and specification differences), unit layout efficiency and functionality, developer track record across previous projects, post-launch resale velocity data, and the precise walking distance to MRT stations, as even 2-3 minute differences in commute time translate to meaningful convenience and long-term demand differentials. Engaging experienced agents familiar with Tanah Merah's micro-market and recent transaction evidence provides competitive intelligence unavailable through headline marketing alone. The constrained new supply pipeline across the eastern corridor suggests that differentiated developments with strong MRT connectivity and proven community appeal—such as Sceneca Residence—will command resilient demand, but thorough comparative analysis remains essential to confirm value-for-money positioning within the specific buyer's requirements and investment thesis.

Which unit stacks or floor levels at Sceneca Residence offer the best value proposition?

Unit value at Sceneca Residence is influenced by multiple factors beyond bedroom count and area: floor level materially affects pricing, with higher floors commanding 10-15% premiums relative to lower levels due to reduced noise exposure, enhanced natural light, and privacy perception. Mid-range floors (typically 10-20 storeys) offer optimal value, balancing premium pricing against lower lift wait times and practical accessibility for elderly visitors or delivery logistics. Corner units attract collectors seeking additional windows and light, yet premium pricing for corner positions (typically 5-8%) may exceed real value appreciation, particularly if orientation results in unfavourable sun exposure or compromised furniture layout. Units with dual aspects (windows on perpendicular walls) command meaningful premiums but genuinely offer superior ventilation, natural light, and space perception—benefits that translate to strong rental appeal and occupier satisfaction. Ground and lower-level units facing communal areas or security barriers may offer pricing discounts (5-12%) that disproportionately exceed the functional impact; conversely, units facing major traffic or secondary roads warrant closer inspection to confirm acceptable noise and air quality. Systematic comparison of unit-specific pricing data, photographic assessment of views and aspects, and test visits at different times of day will reveal the optimal stacks delivering compelling value relative to markedly premium-priced alternatives within the same development.

What is the future supply pipeline in Tanah Merah and eastern corridor, and how might it affect Sceneca Residence's long-term appreciation?

The Tanah Merah planning area has experienced measured new residential supply additions across the past two property cycles, with the pace of new releases deliberately calibrated by urban planners to support neighbourhood stability and prevent oversupply-driven correction dynamics. Several Government Land Sales (GLS) sites remain earmarked for future residential development within the broader eastern corridor, yet the constrained frequency of releases and the infrastructure maturity of precincts like Tanah Merah suggest supply will continue tracking well below demand generated by population growth, upgrading cycles, and investor interest. Unlike emerging areas experiencing rapid intensification (such as Jurong Lake District or Kallang), Tanah Merah benefits from supply scarcity that underpins pricing resilience and capital appreciation trajectories. When new supply is eventually released within the Tanah Merah precinct, existing developments like Sceneca Residence will compete primarily on vintage, specification, specific location, and established community reputation rather than being displaced by newer alternatives. Investors can reasonably expect that Sceneca Residence will retain value across extended holding periods, supported by transport accessibility that improves with further Circle Line infrastructure development and the neighbourhood's proven demographic resilience. Historical analysis of comparable mature precincts suggests that supply constraints coupled with strong transport connectivity create durable value characteristics and moderate but consistent appreciation over medium to long holding horizons.

Condominium At 28 Tanah Merah Kechil Link — From S$2M