District 10 · Tanglin · CCR
Gramercy Park
Grange Road · Condominium · Freehold
Current PSF
$2,671
+18.2% vs district median
Gross yield
3.0%
median rent $12,000/mo
3-year gain
-33.4%
Transactions · 5y
9
2 in last 12 months
Nearest MRT
Orchard Boulevard Mrt Station · 560.037m
TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Alexandra Primary School 861m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Queenstown Secondary School · 1.6km
Food
Zion Riverside Food Centre · 871m
Green
Camp Road Interim Park · 979m
Mall
Valley Point Shopping Centre · 638m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$3,066
2022
$3,289
+7.3%
2023
$3,625
+10.2%
2024
$2,858
-21.2%
2025
$2,841
-0.6%
2026
$2,415
-15%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $8,000/mo | $6.40 | 2.9% | 65 |
| 3BR | $12,000/mo | $6.15 | 2.8% | 99 |
| 4BR | $17,500/mo | $6.60 | 3.0% | 34 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $5,200,000 | 2,153 | $2,415 | 21-25 |
| Aug 2025 | $5,700,000 | 1,948 | $2,926 | 21-25 |
| Jun 2025 | $7,500,000 | 2,680 | $2,798 | 11-15 |
| Apr 2025 | $5,650,000 | 1,981 | $2,853 | 11-15 |
| Mar 2025 | $7,500,000 | 2,691 | $2,787 | 11-15 |
| Nov 2024 | $3,630,000 | 1,270 | $2,858 | 11-15 |
| Apr 2023 | $8,000,000 | 2,207 | $3,625 | 11-15 |
| Jun 2022 | $6,788,000 | 2,120 | $3,201 | 06-10 |
| Apr 2022 | $9,050,000 | 2,680 | $3,377 | 11-15 |
| Apr 2021 | $3,600,000 | 1,270 | $2,834 | 16-20 |
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More in District 10
The HDB blocks next door
The entry point, measured: what the resale flats around Gramercy Park actually sell for - this project trades at 3.4× the nearest block’s PSF.