District 10 · Tanglin · CCR
Valley Park
River Valley Road · Condominium · 999 yrs lease commencing from 1877
Current PSF
$2,234
-1.1% vs district median
Gross yield
2.4%
median rent $5,475/mo
3-year gain
4.8%
Transactions · 5y
81
22 in last 12 months
Nearest MRT
Havelock Mrt Station · 741.44m
TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential56 / 100
149 years old · composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+0.2%
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 608m · Phase 2C 1.1× balloted · River Valley Primary School 747m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 747m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.2km
Food
Zion Riverside Food Centre · 262m - 3 hawker centres within 1km
Green
Ganges Ave Os · 440m - 3 parks within 1km
Mall
Valley Point Shopping Centre · 278m
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%
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 $2,212 psf - 4% above units on floors 1–5 ($2,136 psf).
Price trend average PSF by year
2021
$1,855
2022
$2,044
+10.2%
2023
$2,132
+4.3%
2024
$2,116
-0.8%
2025
$2,201
+4%
2026
$2,235
+1.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,800/mo | $5.07 | 2.7% | 281 |
| 2BR | $5,300/mo | $4.24 | 2.3% | 568 |
| 3BR | $7,200/mo | $4.11 | 2.2% | 273 |
| 4BR | $14,800/mo | - | - | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $4,648,000 | 1,808 | $2,570 | 16-20 |
| May 2026 | $4,150,000 | 1,701 | $2,440 | 11-15 |
| May 2026 | $2,680,000 | 1,173 | $2,284 | 01-05 |
| Apr 2026 | $3,850,000 | 1,701 | $2,264 | 16-20 |
| Apr 2026 | $3,450,000 | 1,550 | $2,226 | 01-05 |
| Apr 2026 | $2,400,000 | 1,216 | $1,973 | 11-15 |
| Apr 2026 | $2,328,888 | 1,109 | $2,101 | 01-05 |
| Mar 2026 | $2,500,000 | 1,216 | $2,055 | 06-10 |
| Feb 2026 | $3,210,000 | 1,356 | $2,367 | 06-10 |
| Feb 2026 | $1,648,888 | 797 | $2,070 | 01-05 |
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More in District 10
The HDB blocks next door
The entry point, measured: what the resale flats around Valley Park actually sell for - this project trades at 2.8× the nearest block’s PSF.