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District 16 Condo For Sale - 3 bedroom @ Sceneca Residence (Tanah Merah)
- Vivian Chong
- 2 hours ago
- 11 min read
Located right next to Tanah Merah MRT station, Sceneca Residence offers one of the most convenient city-fringe living experiences in the East.
I have just been entrusted to sell this rare 3-bedroom unit, which enjoys a short sheltered walk to Tanah Merah MRT Station. With seamless access to daily commuting, Changi Airport, and island-wide connectivity, everything is truly at your doorstep.
Whether you work in the CBD, Changi Business Park, or travel frequently, this MRT-integrated location delivers real time savings and long-term value.
In this article, we will discuss more on the following:
Competitive Market Analysis
Location And Surrounding Amenities
Location Overview
The location of Sceneca Residence stands out as one of the most convenient and well-connected addresses in District 16. Set right beside Tanah Merah MRT station, it offers true MRT-integrated living while still enjoying the comfort of a well-planned residential enclave in the East.
Accessibility
Sceneca Residence enjoys exceptional accessibility, with Tanah Merah MRT Station just a short sheltered walk away. As an interchange on the East West Line, residents benefit from direct train access towards the CBD, Changi Airport, and key business hubs across the island.
For drivers, major expressways such as the PIE and ECP are easily accessible, providing smooth connectivity to the city, airport, and other parts of Singapore. Whether commuting daily or travelling frequently, getting around is effortless from this location.
Shopping and Daily Conveniences
Daily conveniences are well taken care of with an integrated retail component right within the development. Residents can enjoy cafes, dining options, and essential services without leaving home.
For a wider range of shopping and dining choices, popular malls such as Bedok Mall, Tampines Mall, and Changi City Point are just a short drive or MRT ride away.
Educational Institutions
Families will appreciate the good mix of schools in the surrounding area.
Reputable primary schools such as St Anthony’s Canossian Primary School is within 1km of Sceneca Residence.
Red Swastika School, Temasek Primary and Yu Neng Primary are within 2km.
Secondary and tertiary institutions are also within easy reach, including Temasek Junior College and Singapore University of Technology and Design, making Sceneca Residence a practical choice for families with older children.
Recreation and Lifestyle
Residents can enjoy a balanced lifestyle with easy access to parks and recreational spaces. East Coast Park is just a short drive away, offering cycling paths, jogging routes, and seaside dining options.
The surrounding Bedok and Upper East Coast areas provide a wide variety of food options, community amenities, and lifestyle conveniences, adding to the overall liveability of this well-connected East-side address.
About Sceneca Residence
Fact Sheet
Developer | MCC Land |
Address | 26 / 28 Tanah Merah Kechil Link |
Tenure | 99 years leasehold, from 2021 |
Site Area | 8,880 sqm |
Plot Ratio | 2.8 |
No of Units | 268 residential units |
No. of Storeys | 14 and 15 storeys |
No of carpark lots | 214 carpark lots + 3 accessible lots |
Units Mix
Bedroom Types | Sizes | Number of Units |
|---|---|---|
1 bedroom | 463 to 570 sqft | 48 |
2 bedroom | 678 to 883 sqft | 72 |
3 bedroom | 904 to 1,367 sqft | 121 |
4 bedroom | 1,518 sqft | 23 |
Penthouse | 2,400 to 2,756 sqft | 4 |
The strong concentration of 2- and 3-bedroom units at Sceneca Residence supports healthy demand from both owner-occupiers and tenants.
These layouts appeal to families, professional couples, and upgraders looking for practical living space, while also meeting rental demand from tenants working in nearby business hubs such as Changi Business Park and the airport.
This balanced unit mix helps create a broader buyer and tenant pool, which can contribute to more resilient demand over time.
Units Distribution
Facilities
a) Sceneca Residence Square (Commercial Component)
Sceneca Residence is a mixed-use development that integrates a commercial component at the ground and basement levels. The commercial podium includes retail units and a supermarket, providing residents with immediate access to daily essentials without leaving the development.
The commercial area is thoughtfully separated from the residential zones, with dedicated access points for vehicles and pedestrians. This allows the retail component to serve both residents and the surrounding neighbourhood, while maintaining privacy and security for residents living above.
With retail, dining, and essential services located within the same development, daily conveniences such as grocery shopping, quick meals, and basic services can be handled efficiently, reducing reliance on car travel for everyday needs.
b) Facilities Within Sceneca Residence
The residential component is positioned above the commercial podium and designed around a central facilities deck.
Key facilities include a 50m lap pool, children’s splash pool, gym, function rooms, clubhouse, family lounge, and landscaped communal areas. The layout allows for clear zoning between active facilities and quieter spaces, catering to different age groups and usage needs.
Pedestrian circulation within the development is clearly defined, with landscaped walkways connecting residential blocks to the facilities deck.
Overall, the site planning reflects a practical approach, combining commercial convenience with a comprehensive set of residential facilities, while maintaining clear separation between public and private spaces.
About This 3-bedroom Unit
This 3-bedroom Type C1 layout offers 904 sqft of well-planned space with a functional and efficient configuration. The layout is regular in shape, which allows for practical furniture placement without awkward corners or wasted areas.
The living and dining areas are combined in a rectangular configuration, opening out to a balcony. This creates a natural extension of space and allows for good ventilation and natural light. The balcony is sized for light outdoor seating without compromising too much internal space.
The master bedroom is positioned on one side of the unit for better privacy, complete with an attached master bath. The two common bedrooms are located on the opposite side, sharing a common bathroom. This separation between the master suite and the other bedrooms is ideal for families, offering clearer zoning between parents and children.
The kitchen is enclosed and positioned away from the main living area, which helps contain cooking smells. It comes with a dedicated yard area and AC ledge, keeping service spaces practical and separate from the main living zones.
Overall, this layout is designed for real everyday living. It balances privacy, functional common areas, and efficient use of space, making it suitable for small families, professional couples, or even investors targeting family tenants.
What I Like Most About This Unit
When I assess a property, I do not just look at price per square foot. I always ask two simple questions.
Is this a comfortable home to live in?
And will it remain relevant and in demand over time?
This particular 3-bedroom unit answers both confidently.
1. A Layout That Is Practical and Thoughtfully Designed
The first thing I noticed is the regular and efficient layout. There are no odd corners, no long wasted corridors, and no awkward spaces that are hard to furnish. The living and dining areas are well proportioned, which makes space planning easy for families.
What I especially appreciate is the privacy at the entrance. When you open the main door, it does not expose your entire living room. This small design detail makes a big difference in everyday comfort. It feels more private, more secure, and more like a proper home.
From a resale standpoint, efficient layouts are always easier to market. Buyers today are very practical. They want usable space. This type of layout appeals to both homeowners and tenants, which gives you flexibility in the future.
2. Not facing the MRT track
The unit does not face the MRT track.
For buyers who are sensitive to noise or simply prefer a quieter environment, this is an important point. Comfort is not just about size. It is also about how a unit feels when you are living in it every day.
Also, this unit is facing North. A North-South orientation unit typically means a cooler home and potentially lower reliance on air conditioning.
These factors may seem subtle, but when it comes to resale, orientation and facing often influence buyer preference more than expected.
3. A Well-Sized Development That Feels Balanced
Sceneca Residence is neither a boutique project nor a mega development. It is of a size that allows residents to enjoy full facilities without feeling overly dense.
In my experience, developments that are too large can feel crowded during peak facility usage. Projects that are too small may lack comprehensive amenities and affect resale prices. This project strikes a good balance. It supports a comfortable community environment while still offering the facilities that families expect.
4. Integrated Commercial Convenience That Truly Adds Value
One of the strongest features of this development is the integrated commercial component on the first level.
Having retail and a supermarket within the same development is not just a lifestyle bonus, it changes how you live day to day. Groceries, simple meals, daily essentials. All within a short lift ride.
For busy professionals, families with children, or even elderly residents, this level of convenience is very meaningful.
From an investment perspective, mixed-use developments typically enjoy stronger tenant demand. Tenants today value convenience highly. A development that offers both residential comfort and retail accessibility often stands out in the rental market.
5. MRT Proximity That Supports Long-Term Demand
Connectivity remains one of the most important drivers of property value in Singapore. The short sheltered walk to Tanah Merah MRT station gives this unit a structural advantage.
For homeowners, it means time saved daily.
For frequent travellers, airport access is straightforward.
For investors, proximity to MRT supports tenant demand and resale liquidity.
In every market cycle, properties close to MRT stations tend to remain relevant. This is not a short-term trend. It is a long-term value driver.
Competitive Market Analysis
a) Historical Price Trend
From launch until the point when the units were fully sold, price movement at Sceneca Residence has been relatively stable.
There were no extreme spikes or sharp corrections during the main sales phase. Transactions generally moved within a defined price range, which reflects disciplined pricing and steady demand rather than speculative activity.
The recent sharp drop reflected on the chart needs to be interpreted carefully. The lower psf transactions were for penthouse units with strata void areas (transactions as attached below)
A strata void refers to a double-volume ceiling space that is included in the strata area calculation but is not fully usable floor space. Because the total strata area is larger due to this void, the price per square foot naturally appears lower.
As such, the dip in psf does not indicate a broad repricing of the entire development. It reflects the specific characteristics of those penthouse units rather than a fundamental shift in overall market value.
When analysing price trends, it is important to look beyond headline psf numbers and understand the unit type behind each transaction.
b) Comparison with other condos in the same area
1) Sceneca Commands the Highest Average PSF
Sceneca Residence shows the highest average price at approximately $2,062 psf.
In comparison:
Grandeur Park Residences averages around $1,920 psf
The Glades around $1,699 psf
Urban Vista around $1,539 psf
Optima @ Tanah Merah around $1,443 psf
This places Sceneca clearly at the top of the price spectrum within this cluster.
The older developments such as Optima and Urban Vista trade at lower average psf due to age and lease decay.
The Glades and Grandeur Park Residences, being newer, sit in the middle range.
Sceneca Residence currently commands the highest average psf, reflecting its newer tenure and integrated positioning.
The higher average psf suggests that buyers are willing to pay a premium for:
Newer lease tenure
Modern specifications
Integrated retail convenience
MRT connectivity
This premium is not unusual for newer, integrated developments.
2) Sceneca Residence vs Grandeur Park Residences
Sceneca Residence is priced above Grandeur Park Residences, but the difference is not dramatic. This suggests the market sees them within the same broader quality tier, with Sceneca Residence carrying a premium for its integration and newer status.
It is also useful to note that Grandeur Park Residences has shown strong historical price growth since launch, moving from the mid-$1,300 psf range to above $2,000 psf in recent years (as shown in the price trend below).
This demonstrates that the Tanah Merah micro-market has the capacity to support meaningful capital appreciation over time, not just for one project but across multiple developments.
Overall, Sceneca Residence sits at the top of the pricing spectrum today, but it does so within a cluster where price growth has been evident across several projects. The comparison shows a clear age and positioning gradient rather than isolated pricing behaviour.
PrimeKey Analysis On Sceneca Residence
When considering a home like Sceneca Residence, lifestyle and convenience matter. But beyond that, clarity is even more important.
As buyers, we should not rely purely on brochures, showflat impressions, or market sentiment. We need to understand how a development performs based on measurable fundamentals.
This is where PrimeKey Analysis becomes valuable.
PrimeKey Analysis is a feature on the Navis Atlas app that provides an objective and structured framework to assess property performance. It is built on eight proven factors that have consistently influenced real estate outcomes over time. Instead of relying on gut feel, it evaluates a property using data-backed indicators.
Drawing from decades of collective real estate experience, PrimeKey translates complex market data into a clear and comparable score, benchmarked across more than 3,200 residential projects in Singapore. This allows you to see how Sceneca Residence performs not just on its own, but in relation to the wider market.
If you would like to understand how the eight PrimeKeys work and why they matter, you can read more here:
If you are serious about evaluating this development properly, you can click below to download the full PrimeKey Report for Sceneca Residence and review its performance across all eight key indicators before making your decision.
Conclusion
Sceneca Residence sits within a mature and well-supported micro-market. The pricing trend has been stable since launch, surrounding developments have shown steady appreciation, and the fundamentals of the location remain strong.
But beyond charts and comparisons, every property decision must fit your own plans.
Your timeline. Your risk appetite. Your financial structure.
If you are considering this development, or exploring property investment in general, let’s have a conversation.
No pressure. No obligation.
Just a clear discussion on whether this makes sense for you, based on your goals and current market conditions.
You can reach me directly for a private consultation. I will be happy to walk you through the numbers and help you assess your options properly.
Related Readings
About The Author
Vivian is an experienced real estate agent who has been in the industry since 2002.
Over the years, she has transacted numerous property deals including HDB & private properties. She is well-versed in policies and regulations involving the sale and purchase of residential properties. She has also handled many transactions involving complicated situations like contra, divorce, administration/probate cases, and decoupling / part-share purchase.
Vivian is also a mother to 2 boys. Being a real estate mom allows her to spend much time with her children as they were growing up. Both boys are avid footballers representing their schools and clubs. She loves watching their games and hardly misses a game whenever they play.
Vivian is an active real estate salesperson and team leader. Call her at 98577714 for your real estate matters, or if you are looking to join the real estate industry.
