District 10 · Tanglin · CCR
Mutiara Crest
Jalan Mutiara · Apartment · Freehold
Current PSF
$2,190
-3.1% vs district median
Gross yield
2.1%
median rent $5,100/mo
3-year gain
0.0%
Transactions · 5y
6
1 in last 12 months
Nearest MRT
Orchard Mrt Station · 860.269m
NSL,TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential32 / 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
1%
PSF dispersion within project
The neighbourhood
P1 ring
Alexandra Primary School 745m · Phase 2C 1.1× balloted · River Valley Primary School 762m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 762m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.3km
Food
Zion Riverside Food Centre · 439m - 3 hawker centres within 1km
Green
Ganges Ave Os · 632m - 2 parks within 1km
Mall
Valley Point Shopping Centre · 416m
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%
Price trend average PSF by year
2021
$1,665
2022
$1,948
+17%
2025
$2,182
+12%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,100/mo | $4.13 | 2.3% | 10 |
| 3BR | $4,800/mo | $3.56 | 1.9% | 36 |
| 4BR | $14,200/mo | - | - | 4 |
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Dec 2025 | $2,900,000 | 1,324 | $2,190 | 01-05 |
| Apr 2025 | $2,840,000 | 1,313 | $2,163 | 01-05 |
| Feb 2025 | $2,880,000 | 1,313 | $2,193 | 11-15 |
| Aug 2022 | $2,600,000 | 1,335 | $1,948 | 11-15 |
| Nov 2021 | $2,350,000 | 1,335 | $1,761 | 01-05 |
| Sept 2021 | $2,500,000 | 1,313 | $1,904 | 11-15 |
| Jul 2021 | $5,300,000 | 3,983 | $1,331 | 16-20 |
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More in District 10
The HDB blocks next door
The entry point, measured: what the resale flats around Mutiara Crest actually sell for - this project trades at 2.8× the nearest block’s PSF.