The Tennery Review — Bukit Timah Road · D21
HuatScore: 81/100 — Solid Choice!
Is The Tennery a good buy?
HuatScore rates The Tennery 81/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Pricing is already full. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2014
- Units: 415
- Developer: Far East Organization
- Avg PSF: ~$1,100 psf
- Price from: S$0.88M
Live market data
- Resale transactions (12mo): 22
- Recent resale PSF: ~$1,340 psf
- Gross rental yield: 4.2%
What works in its favour
- Both anchors locked in: 451m to WEST VIEW PRIMARY SCHOOL and 131m (~2-min walk) to Bukit Panjang MRT (Exit A). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Deep future upgrader pool: Live count: 11 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 703 HDB blocks total within 2km). These upgraders are your most natural buyers when you exit.
- Real gross yield: 4.2%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Pricing is already full: Value scores 6/10 at ~$1,100 psf (entry from $0.88M) — the market has recognised this address, so the upside case needs to actually play out rather than merely re-rate.
- Plan a patient exit: Exit scores 6/10 across 415 units — a thinner resale pool means fewer comparables and a longer runway to sell. Budget five to eight years minimum.
Who The Tennery suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Top 14% of D23 by resale volume. Buyers always got. Steady lah, not flashy but won't trap you.