District 10 · Tanglin · CCR
Pinewood Gardens
Balmoral Park · Condominium · Freehold
Current PSF
$2,270
+0.5% vs district median
Gross yield
2.1%
median rent $6,600/mo
3-year gain
-7.6%
Transactions · 5y
21
9 in last 12 months
Nearest MRT
Stevens Mrt Station · 545.973m
DTL,TEL
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
-
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
Singapore Chinese Girls' Primary School 500m · Phase 2C 1.4× balloted · Singapore Chinese Girls' School (Primary) 529m · Anglo-Chinese School (Primary) 774m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 1.3km
Green
Goldhill Ave Pg · 708m - 2 parks within 1km
Mall
Forum The Shopping Mall · 1.1km
Health
Mount Elizabeth Hospital (hospital) · 1.4km
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
$1,911
2022
$2,149
+12.5%
2023
$2,443
+13.7%
2024
$2,224
-9%
2025
$2,289
+2.9%
2026
$2,257
-1.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 4BR | $8,000/mo | $3.90 | 2.1% | 24 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $3,750,000 | 1,647 | $2,277 | 01-05 |
| Apr 2026 | $3,810,000 | 1,658 | $2,298 | 01-05 |
| Mar 2026 | $3,080,000 | 1,249 | $2,467 | 01-05 |
| Feb 2026 | $3,980,000 | 1,948 | $2,043 | 01-05 |
| Feb 2026 | $3,700,000 | 1,647 | $2,247 | 01-05 |
| Feb 2026 | $3,568,000 | 1,615 | $2,210 | 01-05 |
| Dec 2025 | $3,750,000 | 1,625 | $2,307 | 01-05 |
| Nov 2025 | $3,300,000 | 1,625 | $2,030 | 01-05 |
| Sept 2025 | $3,188,000 | 1,249 | $2,553 | 01-05 |
| May 2025 | $3,350,000 | 1,604 | $2,089 | 06-10 |
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