District 03 · Bukit Merah · RCR
Tanglin View
Prince Charles Crescent · Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,902
-13.5% vs district median
Gross yield
3.0%
median rent $5,600/mo
3-year gain
17.9%
Transactions · 5y
71
9 in last 12 months
Nearest MRT
Redhill Mrt Station · 292.689m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+141% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential40 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-2.5%
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
Avondale Grammar School (Primary & Middle Years Campus) 665m · Alexandra Primary School 732m · Phase 2C 1.1× balloted · Gan Eng Seng Primary School 754m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Queenstown Secondary School · 548m
Food
Redhill Lane Blk 79 (Redhill Market) · 462m - 4 hawker centres within 1km
Green
Tiong Bahru Pk · 810m
Mall
Valley Point Shopping Centre · 1.0km
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 922m
Who lives in Bukit Merah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
151,250
Median age
46 yrs
41% under 40 · getting older
Children 0–9
12,440
▼ 15% since 2015 · future P1 demand
Household size
2.7 avg
Homes
89% HDB
9% condo · 0% landed
Degree holders
32%
residents 15+
Commute
63% transit
17% drive
45 min+ to work
16%
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 $1,883 psf - 16% above units on floors 1–5 ($1,625 psf).
Price trend average PSF by year
2021
$1,395
2022
$1,524
+9.2%
2023
$1,617
+6.1%
2024
$1,723
+6.6%
2025
$1,880
+9.1%
2026
$1,907
+1.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,600/mo | $5.41 | 3.4% | 40 |
| 3BR | $5,400/mo | $4.70 | 3.0% | 242 |
| 4BR | $8,900/mo | $4.14 | 2.6% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,280,000 | 1,141 | $1,998 | 06-10 |
| Jun 2026 | $2,170,000 | 1,141 | $1,902 | 01-05 |
| Apr 2026 | $2,800,000 | 1,464 | $1,913 | 16-20 |
| Mar 2026 | $1,602,000 | 872 | $1,837 | 06-10 |
| Mar 2026 | $1,598,000 | 872 | $1,833 | 06-10 |
| Jan 2026 | $2,235,000 | 1,141 | $1,959 | 11-15 |
| Oct 2025 | $2,200,004 | 1,141 | $1,928 | 11-15 |
| Sept 2025 | $2,100,000 | 1,152 | $1,823 | 01-05 |
| Sept 2025 | $1,680,000 | 872 | $1,927 | 06-10 |
| Jul 2025 | $2,388,000 | 1,249 | $1,913 | 11-15 |
HomeRadar AIlive
Ask anything about TANGLIN VIEW
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Tanglin View actually sell for - this project trades at 3.7× the nearest block’s PSF.