Tanglin Regency

41 filed transactions · District 10 · CCR

Median, per square foot
1,670 psf
Observed range
$1,411 — $1,958 psf
S$1,460k median price

99 yrs lease commencing from 1994 · 41 filed transactions

▲ 13.6% vs 12 months ago
S$1,460k
Median price
41
Filed transactions
33%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

May '22 · S$1,361kAug '26 · S$1,370k

The transactions behind those figures20 of 41

Nothing modelled — these are the filed sales.

65 sqm · floor 06-10Condominium · Resale · 2026-08
S$1,370,000$1958 psf
91 sqm · floor 06-10Condominium · Resale · 2026-07
S$1,400,000$1429 psf
82 sqm · floor 11-15Condominium · Resale · 2026-07
S$1,545,000$1750 psf
66 sqm · floor 01-05Condominium · Resale · 2026-06
S$1,338,000$1883 psf
90 sqm · floor 01-05Condominium · Resale · 2026-04
S$1,480,000$1528 psf
120 sqm · floor 11-15Condominium · Resale · 2025-11
S$2,220,000$1719 psf
79 sqm · floor 01-05Condominium · Resale · 2025-10
S$1,460,000$1717 psf
79 sqm · floor 06-10Condominium · Resale · 2025-10
S$1,460,000$1717 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+3.1%

Floors 16+ against floors 1–5, Tanglin Regency only. Median S$1,685 psf up top from 5 sales, S$1,635 psf low down from 15.

District 10, typical project+3.1%

Middle of 17 projects in District 10 that clear the bar — half fall between -0.9% and +8.6%. 6 came out negative — high floors sold for less in 6 of them.

Every band in District 10, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$2,2651,751
06-10S$2,648991
11-15S$2,537514
16-20S$2,138270
21-25S$2,218175
26-30S$2,081101
31-35S$2,08955

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Redhill
317m
Primary schools within 1km
2
nearest 719m
Primary schools · straight-line distance
  • Gan Eng Seng Primary School719m
  • Alexandra Primary School940m
4 more between 1km and 2km
  • Queenstown Primary School1.0km
  • Zhangde Primary School1.4km
  • Blangah Rise Primary School2.0km
  • New Town Primary School2.0km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Redhill317m
  • Queenstown1.1km
  • Tiong Bahru1.4km
Also nearby
  • Hawker centreRedhill Lane Blk 79 (Redhill Market)535m
  • ParkTiong Bahru PK1.0km
  • Other schoolsCrescent Girls' School223m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

6projects within 300m
$1,931–$2,323the middle half, per sq ft
$2,048median of those sales

From 101 filed sales — the 20 most recent at each project, which is all this index keeps. 5 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Ascentia Sky165m2026-0841-45161 sqm$2,152
Ascentia Sky165m2026-0811-15137 sqm$2,000
The Metropolitan Condominium174m2026-0821-2599 sqm$1,971
The Metropolitan Condominium174m2026-0811-15161 sqm$1,997
The Metropolitan Condominium174m2026-0841-45100 sqm$2,025
Artra260m2026-0811-15104 sqm$2,483
Artra260m2026-0806-1077 sqm$2,401
Artra260m2026-0821-2577 sqm$2,400
The Metropolitan Condominium174m2026-0726-30127 sqm$2,092
The Metropolitan Condominium174m2026-0741-4596 sqm$2,013
Tanglin View209m2026-0706-10107 sqm$1,910
Tanglin View209m2026-0706-10106 sqm$1,823
Ascentia Sky165m2026-0601-05137 sqm$1,919
The Metropolitan Condominium174m2026-0416-20130 sqm$1,971
Ascentia Sky165m2026-0206-1088 sqm$2,090
The Metropolitan Condominium174m2026-0226-30132 sqm$2,083
The Metropolitan Condominium174m2026-0241-45127 sqm$2,195

The 17 most recent are listed, out of 101 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Tanglin Regency

HDB put this parcel out to tender and names Tanglin Regency as what was built on it. Everything below is from that tender: the dates, the winning price, and the number of bids received.

  1. Tender launched13 Aug 1993
  2. Tender closed14 Oct 199313 bids received
  3. Awarded21 Jan 1994First Capital Corporation Ltd
  4. Winning tenderS$57,872,250HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Bt Merah S4 Tanglin Rd/Alexandra Rd
Site area
10,542 sq m
Lease
99 yrs
Plot ratio
2.1
Gross floor area
Not published
Sold as
Condominium

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 21 Jan 1994 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Tanglin Regency”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,460,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,460,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$34,628
Cash in handS$1,042,956
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.