117A Jalan Tenteram - 3 Units for Sale

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117A Jalan Tenteram – PropertyGuru Market Pulse Insights

Recent PropertyGuru search data shows the development maintaining visibility in the local market of Balestier / Toa Payoh. Drawing on 30 days of PropertyGuru search activity, the property continues to feature in area-level browsing as buyers evaluate their options in this established residential enclave.

Most-searched Units: 3-Bedroom

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 619K
  • Avg PSF: S$ 859 psf (38.06% lower compared to Balestier / Toa Payoh average of S$ 1,386 psf)
  • Available Units: 1
• 3-Bedroom Units:
  • Avg Asking Price: S$ 808K
  • Avg PSF: S$ 807 psf (42% lower compared to Balestier / Toa Payoh average of S$ 1,391 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the preferred choice for buyers at this location. With only a handful of listings currently available, the project offers a significant value proposition, priced at a substantial discount relative to the broader Balestier / Toa Payoh average. This competitive entry point for larger unit types suggests a selective market support for buyers prioritizing space and affordability. The limited inventory across both layouts indicates a tightly held development with focused interest on its most spacious offerings.

Location & Lifestyle Highlights — 117A Jalan Tenteram

1330m (16 mins) to BOON KENG MRT STATION — This station on the North East Line provides a direct and efficient link to the Central Business District and major shopping hubs like Dhoby Ghaut.

Living here means enjoying a modern and efficient lifestyle in a settled neighbourhood that balances quiet residential life with quick access to city essentials. The area is particularly well-suited for those who value having daily necessities and local food options right at their doorstep.

Nearby hotspots:

MRT Stations:

• POTONG PASIR MRT STATION (1519m, 18-19 mins) — Serves as a useful alternative on the North East Line for reaching the Serangoon interchange and northern parts of Singapore.

Bus Stops (15 within 1 km):

• BLK 19 (425m, 5-6 mins) — Convenient stop nearby that links residents to the wider bus network for easy daily travel.
• BLK 15 (633m, 7-8 mins) — Provides additional route options for a shorter commute to neighbouring estates.

Education & Early Learning:

• MY WORLD PRESCHOOL LTD (65m, 1 min) — Extremely close childcare option that makes morning drop-offs effortless for working parents.
• BENDEMEER SECONDARY SCHOOL (762m, 9-10 mins) — Reputable secondary education within walking distance for older children.
• BENDEMEER PRIMARY SCHOOL (1185m, 14-15 mins) — Established primary school nearby providing a solid educational foundation for young students.

Healthcare & Wellness:

• VERTEX PHARMACY (692m, 8-9 mins) — Handy local pharmacy for quick access to health supplies and over-the-counter medicine.
• TRANS ISLAND MEDICAL GROUP (1198m, 14-15 mins) — Professional medical services available nearby for the family's healthcare needs.

Shopping & Retail:

• HAO MART (30m, 1 min) — Right next door for ultimate convenience when you need to grab groceries or household essentials quickly.
• SHENG SIONG - MCNAIR (1285m, 15-16 mins) — Large supermarket nearby offering a wide variety of fresh produce and value-for-money shopping.

Dining & Food:

• HOME GROUND BAR GRILL (749m, 8-9 mins) — Great local spot for a relaxed evening meal or weekend drinks with friends.
• TEOCHEW EATING HOUSE (757m, 9-10 mins) — Traditional dining option nearby for those who enjoy authentic local flavours.
• MOONSTONE SEAFOOD (843m, 10-11 mins) — Popular neighbourhood choice for fresh seafood and family gatherings.

Highly attractive for: Young Couples, Busy Professionals, Investors, Small Families

Market & Rental Insights

117A Jalan Tenteram demonstrates a profile of significant capital growth and high-yielding rental potential in a developing residential enclave.

• PSF Appreciation:S$790 psf → S$862 psf over recent years (+9.11%) from 2023 - 2026
• Expected Rental Yield: At 6.12%, this reflects a strong return for investors.
• Transactions:4 rental transactions in the last 6 months and 4 sale transactions in the last 12 months, showing modest rental and sale activity.
• PG Pulse Insight: With a strong rental yield of 6.12% and a PSF appreciation of +9.11%, the project offers a compelling balance of capital gains and high rental returns despite modest transaction volumes.

Published date: November 4, 2026