Type

Units

Min Area

Price Range

4 BR

6000 sqft

S$7M

Type

Units

Min Area

Price Range

4 BR

6000 sqft

S$12,500/mo

Property Highlights

Landed development with 2 units currently available.
Prices currently range from S$12,500 to S$7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$2,500 on this acquisition.
50% of current units are for sale, from S$7M; 50% are for rent, from S$12,500/mo.
Located 12 min (1.04 km) from CG Tanah Merah MRT Station.

Price Trends & Rental Yield

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Jalan Tanjong: Terraced Living in Prime Tanah Merah

Jalan Tanjong represents a collection of freestanding terraced houses situated within one of Singapore's most established and sought-after residential precincts. Located in District 17, this development exemplifies the appeal of low-density, landed property ownership in an area that has consistently demonstrated strong fundamentals and sustained demand from families seeking suburban comfort without sacrificing urban accessibility.

The properties at Jalan Tanjong offer substantial built-up areas of approximately 6,000 square feet per unit, coupled with individual land parcels of around 2,200 square feet. This configuration provides the kind of spatial generosity increasingly prized by Singapore's affluent residential buyers, allowing for expansive interior layouts, multiple living zones, and the flexibility for future renovation or extension within permissible planning parameters. Each unit typically comprises four bedrooms and four bathrooms, designed to accommodate multi-generational family living or provide dedicated spaces for home offices and leisure pursuits.

Connectivity and Strategic Location

Positioned approximately 1.04 kilometres from Tanah Merah MRT Station on the Circle line (CG code), Jalan Tanjong benefits from a walking distance of roughly 12 minutes to one of Singapore's major transport hubs. This proximity to MRT connectivity is a fundamental value driver for residential property in the eastern districts, offering occupants seamless access to the broader island via the Circle line's comprehensive network. The station itself serves as a critical interchange point, facilitating efficient commutes to the central business district, Changi Airport employment centres, and emerging commercial nodes across the island.

The Tanah Merah area has evolved considerably over the past decade, transforming from a quieter residential pocket into a vibrant mixed-use neighbourhood. Beyond the MRT station, the locality is served by an array of secondary schools, primary educational institutions, and private learning facilities that cater to families prioritising academic excellence. Local amenities include established shopping centres, dining venues, and recreational facilities that collectively enhance the lifestyle quotient of residents.

Investment Potential and Capital Appreciation

Terraced properties in well-established districts like Tanah Merah have historically demonstrated resilience in property cycles and steady capital appreciation. The limited supply of new landed developments in prime eastern Singapore has created sustained scarcity value, particularly for properties located within walking distance of MRT stations. Jalan Tanjong's positioning within this constrained market segment suggests meaningful long-term appreciation potential, especially as infrastructure improvements and commercial intensification continue throughout the East Coast corridor.

Buyers considering Jalan Tanjong as an investment vehicle should anticipate strong rental demand from relocating expatriates, upgrading local families, and overseas investors seeking exposure to Singapore's residential market. The spacious floor plates and multiple bedroom configurations appeal to a broad tenant demographic, supporting stable occupancy rates and competitive rental yields. Properties of this calibre in MRT-adjacent locations have consistently attracted institutional interest and sustained tenant enquiries throughout market cycles.

Market Positioning and Comparative Value

The Tanah Merah landed property market occupies a distinctive position within Singapore's residential hierarchy. Unlike the ultra-prime districts of Bukit Timah, Orchard, or the East Coast bungalow belt, Jalan Tanjong offers substantial square meterage and land ownership at more accessible entry price points, whilst retaining all the fundamental characteristics that define high-quality Singapore residential real estate. This positioning appeals to a diverse buyer cohort, including upgraders transitioning from executive condominiums or private apartments, successful entrepreneurs seeking owner-occupied headquarters, and investors pursuing yielding landed assets.

The per-square-foot transactional metrics for comparable terraced properties in the immediate vicinity have remained stable, reflecting consistent market confidence in the micro-location. Recent activity across nearby Jalan Eunos, Jalan Membina, and the broader Tanah Merah catchment indicates sustained buyer interest at price points that reflect both the scarcity of new supply and the enduring appeal of eastern Singapore's residential credentials.

Property Specifications and Layout Flexibility

Each unit at Jalan Tanjong is engineered with modern family living as the fundamental design philosophy. The 6,000-square-foot internal floor area permits flexible zoning, allowing occupants to designate spaces according to lifestyle requirements—whether through formal entertaining areas, dedicated home offices, personal gyms, or hobby rooms. The four-bathroom configuration ensures no morning congestion in multi-generational households, whilst the four-bedroom blueprint accommodates growing families, adult children, or guest accommodation with equal ease.

The 2,200-square-foot land parcel provides meaningful scope for landscaping, vehicle parking, and potential future alterations within Singapore's planning framework. Unlike high-rise residential, terraced ownership conveys direct control over the immediate outdoor environment, permitting customisation of gardens, entrance treatments, and external aesthetics in line with owner preference and maintenance standards.

Lease Tenure and Long-Term Value Preservation

The leasehold tenure structure of properties at Jalan Tanjong is a material consideration for medium to long-term ownership planning. Terraced properties with substantial remaining lease duration remain highly marketable in Singapore's residential landscape, with buyer demand remaining strong for properties that provide 80+ years of unexpired tenure at point of acquisition. The lease structure does not materially impair fungibility or resale momentum, provided occupants remain cognisant of residual lease dynamics as properties age beyond the 50-year mark.

Prudent owners should factor lease tenure into their ownership timeline and exit strategy. The strong capital growth trajectory of eastern Singapore properties has historically offset lease decay concerns, particularly for properties purchased in their early tenure years. Financial institutions and institutional investors continue to lend against terraced leaseholds in this location with confidence, reflecting market consensus regarding long-term value preservation.

Financing and Acquisition Pathways

Prospective purchasers should note that mortgage availability for terraced properties at Jalan Tanjong typically extends to 70–75% of valuation, depending on the lending institution and buyer profile. Institutional lenders view well-located eastern Singapore terraced properties as acceptable mortgage security, reflecting their established track record and consistent rental demand. First-time buyers benefit from stamp duty exemptions on the first S$500,000 of purchase price, whilst upgraders should factor Additional Buyer's Stamp Duty implications into their acquisition costs, with second residential properties attracting 20% ABSD on the purchase price. This latter consideration materially impacts the total cash outlay for investors or those trading up from prior residential ownership.

The development's price architecture suggests strong accessibility for HNW individuals and institutional capital, with typical acquisition costs accommodating comfortably within standard debt service ratios and financing headroom assumptions. The rental yield profile supports investor acquisition models, particularly for those structuring portfolio exposure to Singapore's institutional-grade residential market.

Future Development and Area Trajectory

The Tanah Merah precinct remains subject to gradual intensification as Singapore's eastern corridor continues to evolve. Proximity to Changi Airport, the burgeoning Changi Business Park employment cluster, and ongoing residential estate rejuvenation initiatives all support continued investor interest and capital appreciation momentum. Terraced properties at Jalan Tanjong benefit from this trajectory whilst remaining insulated from the density and intensity of high-rise residential development, offering owners the best of both worlds—growth potential without compromising the landed, low-density living experience.

Jalan Tanjong represents a compelling acquisition opportunity for buyers prioritising space, location, and long-term value appreciation within Singapore's residential market. The development's positioning within an established neighbourhood, combined with proximity to essential MRT infrastructure and the inherent appeal of terraced ownership, positions it as a defensible asset choice across multiple buyer personas and investment timeframes.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Jalan Tanjong as an investment property?

Terraced properties at Jalan Tanjong in the Tanah Merah precinct typically attract gross rental yields of 3.5% to 4.5% annually, depending on final unit configuration, internal specification, and market cycle timing. The spacious four-bedroom layout and proximity to the MRT station appeal to a broad tenant demographic including relocating expatriates, upgrading families, and institutional housing programmes, supporting consistent occupancy and rental demand. Investors should anticipate strong ancillary yield opportunities through corporate short-term leasing, particularly given the location's strategic positioning relative to Changi Airport employment zones and the East Coast business corridor. The per-square-foot rental rates for comparable terraced properties in Jalan Membina and Jalan Eunos have remained stable, indicating a mature, yield-supportive micromarket.

How does the per-square-foot pricing at Jalan Tanjong compare to recent transactions in the Tanah Merah terraced market?

Recent comparable transactions for four-bedroom terraced properties within the immediate Tanah Merah vicinity have established per-square-foot metrics ranging from approximately S$1,800 to S$2,200 depending on land area, internal finishes, and lease remaining. Jalan Tanjong's positioning within this range reflects current market consensus regarding value for MRT-adjacent terraced stock, with the development's spacious 6,000-square-foot floor plate and 2,200-square-foot land parcel supporting pricing at the upper quartile of comparable evidence. The scarcity of new terraced releases in eastern Singapore has maintained price momentum, with per-square-foot transactional evidence from 2023 onwards showing stability or modest appreciation relative to prior-year benchmarks. Serious investors should engage qualified valuers to assess unit-specific pricing relative to comparable evidence, accounting for finishes, orientation, and residual lease duration.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second property purchasers at Jalan Tanjong?

Singapore Citizens purchasing a second residential property at Jalan Tanjong will incur Additional Buyer's Stamp Duty at the rate of 20% on the purchase price, representing a significant acquisition cost that must be factored into investment analysis and financing headroom calculations. For a property purchased at S$1.5 million, the ABSD liability alone would total S$300,000, materially impacting total cash outlay and return-on-investment metrics. This duty is payable in addition to standard buyer's stamp duty and legal fees, and importantly, it cannot be financed through residential mortgage facilities—it must be settled in cash at completion. Investors should model ABSD implications carefully within their portfolio construction strategy, and consider whether the stabilised rental yield and capital appreciation trajectory justify the upfront duty impost relative to alternative investment vehicles.

What is the lease decay risk for Jalan Tanjong properties, and how does residual lease duration affect resale value?

Jalan Tanjong terraced properties operate under leasehold tenure, meaning lease decay represents a material consideration for long-term ownership planning and exit strategy. Properties with 80+ years of unexpired lease at point of acquisition remain highly fungible in Singapore's residential market, with minimal resale friction or pricing penalty. However, as properties transition beyond the 50-year remaining lease threshold, they begin to experience measurable haircuts in market valuation, with properties under 40 years experiencing 15–25% pricing discounts relative to comparable freehold or long-lease stock. Prudent owners should model their intended holding period against the lease decay trajectory, ensuring that projected capital appreciation sufficiently offsets the inexorable reduction in lease value over time. Financial institutions continue to lend against terraced leaseholds in this location with confidence, but mortgage loan-to-value ratios may compress as residual lease duration decreases, particularly beyond the 60-year remaining lease milestone.

How does proximity to Tanah Merah MRT station affect property values and long-term capital appreciation at Jalan Tanjong?

Proximity to Tanah Merah MRT station (approximately 1.04 kilometres or a 12-minute walk) represents one of the most material value drivers for Jalan Tanjong properties, particularly in a market where MRT-adjacent terraced stock remains acutely scarce. Properties within this walking distance consistently command 10–15% premiums relative to non-MRT-adjacent terraced comparables in broader Tanah Merah, reflecting the fundamental importance of public transport connectivity in Singapore's residential hierarchy. The Circle line's strategic role as a major cross-island transport artery ensures sustained demand for properties positioned along its route, supporting both owner-occupier appeal and investment attractiveness. Historical capital appreciation data for MRT-proximate eastern Singapore terraced properties demonstrates outperformance relative to suburban estates lacking equivalent connectivity, with properties purchased in early 2010s appreciating 150%+ by 2023. The emergence of Changi Airport as an increasingly dense employment cluster amplifies the demand for MRT-linked residential stock within the Tanah Merah precinct.

Is Jalan Tanjong suitable for first-time property buyers, and what financing assistance is available?

Jalan Tanjong may not be optimal for first-time buyers, primarily because terraced properties typically command purchase prices commencing from S$1.2 million upwards, materially exceeding the entry-level price points accessible to first-generation property purchasers. However, those with sufficient equity or parental co-investment may find the development attractive, particularly given the potential for long-term capital appreciation and the tangible appeal of landed ownership. First-time buyers benefit from stamp duty exemptions on the first S$500,000 of purchase price under the Stamp Duty Remission Scheme, providing modest relief on the acquisition cost structure. Mortgage availability typically extends to 70–75% of valuation for first-time buyers, with institutional lenders applying conservative debt service ratios and requiring evidence of income stability. Those contemplating Jalan Tanjong should carefully model total acquisition costs, including legal fees, survey, valuation, and mortgage insurance, ensuring that total leverage remains comfortable relative to income and emergency reserves.

What TDSR and financing headroom assumptions should I apply when evaluating Jalan Tanjong at typical price points?

Institutional lenders apply Total Debt Service Ratio (TDSR) thresholds of 55–60% of gross monthly income when assessing mortgage applications for terraced properties at Jalan Tanjong, meaning that a purchase price of S$1.5 million financed at 75% loan-to-value requires gross monthly income of approximately S$18,000–20,000 to satisfy lending criteria. This calculation assumes existing debt facilities (car loans, credit facilities, other mortgages) are incorporated into the TDSR assessment, potentially compressing available borrowing capacity for buyers with existing financial commitments. First-time buyers and upgraders should target TDSR of no higher than 50%, preserving 5–10 percentage points of headroom for mortgage rate increases or income volatility. A S$1.5 million property acquisition entails total debt service (mortgage repayments plus existing commitments) not exceeding 50–55% of gross income, translating to required household income of S$22,000–25,000 monthly for comfortable serviceability. Prudent buyers should model financing scenarios across a 3–5% mortgage rate increase envelope, ensuring repayment capacity remains robust through market cycles and personal circumstances changes.

How does Jalan Tanjong compare to nearby terraced developments like Jalan Membina and Jalan Eunos?

Jalan Tanjong competes directly with established terraced communities at Jalan Membina and Jalan Eunos, all three representing mature, MRT-proximate landed developments within the Tanah Merah district. Comparative advantages for Jalan Tanjong include contemporary design parameters, spacious floor plates (approximately 6,000 sqft), and generous land parcels (2,200 sqft), positioning it at the upper quartile of comparable supply. Jalan Membina properties tend to feature smaller land parcels and sometimes more modest floor areas, potentially offering modestly lower acquisition prices but with constrained amenity appeal and renovation upside. Jalan Eunos similarly offers established provenance and strong rental demand, though many units carry greater lease age, potentially impacting refinancing capacity and long-term resale appeal. Per-square-foot transactional evidence across all three developments converges within a S$100–200 range, reflecting their functional equivalence as MRT-adjacent terraced stock. Buyers should inspect units across all three locations to assess finishes, maintenance standards, and layout suitability, as marginal differences in internal specification and external presentation can meaningfully influence valuation and end-buyer appeal.

Which unit stack or floor level at Jalan Tanjong offers the best value and long-term appreciation potential?

Terraced house format eliminates traditional floor-level hierarchies present in high-rise residential, instead creating value differentiation based on land orientation, frontage access, and external exposure. Units with north-south orientation (permitting cross-ventilation and natural light throughout the day) typically command modest premiums relative to east-west exposure, particularly in Singapore's tropical climate. Ground-level units with direct garden access and potential future extension scope often attract 5–8% premiums relative to functionally equivalent upper units, particularly for family buyers and investors seeking to maximise internal remodelling flexibility. Corner units benefiting from dual frontage and enhanced natural ventilation similarly command modest premiums, with investors viewing them as appreciating assets given their relative scarcity. Buyers should prioritise units with minimum structural constraints and maximum renovation upside, as the ability to reconfigure internal spaces and enhance external amenity contributes materially to long-term asset appreciation. A unit with mature landscaping and preserved sightlines to communal green space may command modest premiums relative to an equivalent unit fronting a service road, reflecting lifestyle amenity and future rental appeal.

What future supply pipeline and area intensification risks should I consider when investing in Jalan Tanjong?

The Tanah Merah precinct is subject to ongoing residential estate rejuvenation and selective commercial intensification, particularly around the MRT station and along major arterial roads. Urban Redevelopment Authority planning frameworks indicate potential for increased density within the broader catchment, though this is unlikely to directly affect established terraced communities like Jalan Tanjong, which benefit from Conservation Area protections and landed residential zoning restrictions. Future supply of new terraced stock in eastern Singapore remains constrained by available land parcels and zoning restrictions, supporting continued scarcity value for established developments. The emergence of Changi Business Park as an increasingly dense employment centre and potential airport terminal expansion at Singapore Changi creates sustained demand fundamentals for residential properties within walking distance of the MRT corridor. Investors should monitor Urban Land Authority announcements and estate renewal programmes to identify any potential infrastructure changes that might affect accessibility or micromarket dynamics, though the mature, established nature of Jalan Tanjong and its surrounds suggests low probability of disruptive change. The development benefits from insulation against low-rise residential intensification, positioning it as a defensible asset through multiple property cycles.

Terrace At Jalan Tanjong — From S$12,500