District 10 · Tanglin · CCR
Spring Grove
Grange Road · Condominium · 99 yrs lease commencing from 1991
Current PSF
$1,777
-21.3% vs district median
Gross yield
3.3%
median rent $6,550/mo
3-year gain
3.1%
Transactions · 5y
75
17 in last 12 months
Nearest MRT
Orchard Boulevard Mrt Station · 690.139m
TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential47 / 100
35 years old · composite of plot use, age, tenure, value gap & size
Lease decay64 years left
worth 82.4%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.3%
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 834m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.7km
Food
Zion Riverside Food Centre · 746m
Green
Ganges Ave Os · 938m
Mall
Valley Point Shopping Centre · 570m
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,819 psf - 5% above units on floors 1–5 ($1,725 psf).
Price trend average PSF by year
2021
$1,549
2022
$1,669
+7.7%
2023
$1,734
+3.9%
2024
$1,789
+3.2%
2025
$1,771
-1%
2026
$1,787
+0.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,800/mo | $4.57 | 3.1% | 177 |
| 3BR | $6,500/mo | $4.81 | 3.3% | 233 |
| 4BR | $8,000/mo | $4.57 | 3.1% | 72 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,100,000 | 1,668 | $1,858 | 01-05 |
| Jun 2026 | $2,560,000 | 1,389 | $1,844 | 16-20 |
| Jun 2026 | $1,830,000 | 1,012 | $1,809 | 16-20 |
| May 2026 | $2,480,000 | 1,389 | $1,786 | 06-10 |
| May 2026 | $2,390,000 | 1,389 | $1,721 | 01-05 |
| May 2026 | $1,863,000 | 1,012 | $1,841 | 16-20 |
| Apr 2026 | $2,620,000 | 1,389 | $1,887 | 16-20 |
| Apr 2026 | $2,525,000 | 1,389 | $1,818 | 16-20 |
| Mar 2026 | $2,390,000 | 1,389 | $1,721 | 06-10 |
| Feb 2026 | $3,080,000 | 2,110 | $1,460 | 01-05 |
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More in District 10
The HDB blocks next door
The entry point, measured: what the resale flats around Spring Grove actually sell for - this project trades at 2.3× the nearest block’s PSF.