District 10 · Tanglin · CCR
Belmond Green
Balmoral Road · Condominium · Freehold
Current PSF
$2,706
+19.8% vs district median
Gross yield
2.2%
median rent $6,200/mo
3-year gain
20.0%
Transactions · 5y
30
7 in last 12 months
Nearest MRT
Newton Mrt Station · 707.008m
DTL,NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+2.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Anglo-Chinese School (Primary) 533m · Phase 2C 1.5× balloted · Singapore Chinese Girls' Primary School 735m · Phase 2C 1.4× balloted · Singapore Chinese Girls' School (Primary) 778m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 919m
Green
Goldhill Ave Pg · 660m - 2 parks within 1km
Mall
Forum The Shopping Mall · 1.1km
Health
Mount Elizabeth Hospital (hospital) · 1.2km
Who lives in Tanglin
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
21,810
Median age
42 yrs
46% under 40 · getting older
Children 0–9
2,660
▲ 20% since 2015 · future P1 demand
Household size
3.5 avg
Homes
2% HDB
77% condo · 20% landed
Degree holders
74%
residents 15+
Commute
29% transit
50% drive
45 min+ to work
5%
Master Plan 2025772m from Newton - ~5,000 new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,707 psf - 6% above units on floors 1–5 ($2,547 psf).
Price trend average PSF by year
2021
$2,037
2022
$2,270
+11.4%
2023
$2,332
+2.7%
2024
$2,642
+13.3%
2025
$2,665
+0.9%
2026
$2,799
+5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,800/mo | $5.05 | 2.2% | 98 |
| 3BR | $6,200/mo | $4.59 | 2.0% | 118 |
| 4BR | $7,500/mo | $4.84 | 2.1% | 25 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,700,000 | 1,302 | $2,841 | 06-10 |
| Apr 2026 | $3,500,000 | 1,270 | $2,756 | 06-10 |
| Dec 2025 | $3,750,000 | 1,335 | $2,810 | 06-10 |
| Dec 2025 | $3,350,000 | 1,281 | $2,615 | 01-05 |
| Dec 2025 | $2,880,000 | 1,055 | $2,730 | 06-10 |
| Oct 2025 | $3,438,000 | 1,270 | $2,707 | 11-15 |
| Sept 2025 | $2,650,000 | 1,066 | $2,487 | 01-05 |
| Apr 2025 | $3,450,000 | 1,281 | $2,693 | 06-10 |
| Apr 2025 | $2,450,000 | 980 | $2,501 | 06-10 |
| Mar 2025 | $3,650,000 | 1,313 | $2,779 | 06-10 |
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