District 10 · Tanglin · CCR
M5
Jalan Mutiara · Apartment · Freehold
Current PSF
$1,981
-12.3% vs district median
Gross yield
4.2%
median rent $3,600/mo
3-year gain
-3.1%
Transactions · 5y
24
5 in last 12 months
Nearest MRT
Orchard Mrt Station · 898.178m
NSL,TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential37 / 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Alexandra Primary School 688m · Phase 2C 1.1× balloted · River Valley Primary School 813m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 813m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.4km
Food
Zion Riverside Food Centre · 450m - 3 hawker centres within 1km
Green
Ganges Ave Os · 640m - 2 parks within 1km
Mall
Valley Point Shopping Centre · 362m
Health
Mount Elizabeth Hospital (hospital) · 1.3km
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,130 psf - 6% above units on floors 1–5 ($2,003 psf).
Price trend average PSF by year
2022
$2,356
2023
$2,006
-14.9%
2024
$2,057
+2.5%
2025
$2,045
-0.6%
2026
$1,943
-5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,300/mo | $7.33 | 4.4% | 43 |
| 2BR | $4,350/mo | $5.80 | 3.5% | 25 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $920,000 | 474 | $1,943 | 06-10 |
| Dec 2025 | $1,718,000 | 1,012 | $1,698 | 11-15 |
| Nov 2025 | $1,535,000 | 753 | $2,037 | 01-05 |
| Oct 2025 | $1,566,300 | 743 | $2,109 | 06-10 |
| Aug 2025 | $935,000 | 441 | $2,119 | 06-10 |
| Mar 2025 | $1,590,000 | 743 | $2,141 | 11-15 |
| Feb 2025 | $1,600,000 | 753 | $2,124 | 11-15 |
| Jan 2025 | $1,548,000 | 743 | $2,084 | 06-10 |
| Dec 2024 | $1,578,500 | 753 | $2,095 | 06-10 |
| Dec 2024 | $1,540,000 | 753 | $2,044 | 06-10 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 10
The HDB blocks next door
The entry point, measured: what the resale flats around M5 actually sell for - this project trades at 2.5× the nearest block’s PSF.