Overview & Key Facts
D'MANOR is a 99 yrs lease commencing from 1997 condominium at TANAH MERAH KECHIL AVENUE in District 16 (OCR), developed by RIVERSIDE INVESTMENTS PTE LTD, comprising 174 units, completed in 2001.
Location & Connectivity
D'MANOR is approximately 440m from Tanah Merah MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanah Merah | East-West Line | 440m |
| Sungei Bedok | Thomson-East Coast Line | 1.1 km |
| Bedok South | Thomson-East Coast Line | 1.5 km |
Schools & Education
14 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Casuarina Primary School | Primary | 490m |
| Ping Yi Secondary School | Secondary | 520m |
| Fengshan Primary School | Primary | 530m |
| Bedok North Secondary School | Secondary | 580m |
| Bedok Green Primary School | Primary | 650m |
| Bedok View Secondary School | Secondary | 860m |
| Yu Neng Primary School | Primary | 1 km |
| Park View Primary School | Primary | 1.1 km |
Market Position
D'MANOR has recorded 51 sales at an average price of $2,338,428.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 15 | $701 psf | — |
| 2022 | 5 | $768 psf | ↑ 9.6% |
| 2023 | 6 | $862 psf | ↑ 12.4% |
| 2024 | 9 | $896 psf | ↑ 3.9% |
| 2025 | 13 | $933 psf | ↑ 4.1% |
| 2026 | 3 | $991 psf | ↑ 6.2% |
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The latest reading marks the highest point in this series — D'MANOR prices have climbed 41.5% since 2021.
Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | $2,551 psf | 551 |
| VELA BAY | 99 years leasehold | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | $2,085 psf | 270 |
| THE BAYSHORE | 99-year leasehold | $1,237 psf | 251 |
| THE GLADES | 99 yrs lease commencing from 2013 | $1,615 psf | 230 |
Lease Analysis
With 70 years remaining on its 99-year lease, D'MANOR still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 70 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: multi-generational families, mrt-walkable commuters and cpf-only buyers. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
pet owners, yield-focused investors and freehold / generational hold should treat this as a shortlist candidate, not a default choice.
resort facilities should probably look elsewhere. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
D'MANOR is a 99 yrs lease commencing from 1997 development in District 16 (OCR), with 174 units, offering a gross yield of 3.1%.
At ~$944 psf, it represents a competitive entry point in the OCR segment.
Explore the full D'MANOR dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing D'MANOR against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for D'MANOR?
Is D'MANOR freehold?
What is the rental yield for D'MANOR?
Which MRT is nearest to D'MANOR?
Sources & Next Steps
- D'MANOR Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) — District 16 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 51 transactions
- Rental data: 70 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 51 records analysed · Source: URA private-sale caveats