Tanglin View

70 filed transactions · District 03 · RCR

Median, per square foot

1,682 psf

Observed range

$1,243 — $2,049 psf
S$1,988k median price

99 yrs lease commencing from 1997 · 70 filed transactions

▼ 1.9% vs 12 months ago

S$1,988k

Median price

Filed transactions

48%

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

What it costs on the day, at $1,987,500Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Aug '23 · S$1,828kJul '26 · S$2,140k

The transactions behind those figures20 of 70

Nothing modelled — these are the filed sales.

107 sqm · floor 06-10Condominium · Resale · 2026-07

S$2,200,000$1910 psf

106 sqm · floor 06-10Condominium · Resale · 2026-07

S$2,080,000$1823 psf

106 sqm · floor 06-10Condominium · Resale · 2026-06

S$2,280,000$1998 psf

106 sqm · floor 01-05Condominium · Resale · 2026-06

S$2,170,000$1902 psf

136 sqm · floor 16-20Condominium · Resale · 2026-04

S$2,800,000$1913 psf

81 sqm · floor 06-10Condominium · Resale · 2026-03

S$1,602,000$1837 psf

81 sqm · floor 06-10Condominium · Resale · 2026-03

S$1,598,000$1833 psf

106 sqm · floor 11-15Condominium · Resale · 2026-01

S$2,235,000$1959 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+5.9%

Floors 16+ against floors 1–5, Tanglin View only. Median S$1,627 psf up top from 10 sales, S$1,537 psf low down from 21.

District 03, typical project+11.9%

Middle of 14 projects in District 03 that clear the bar — half fall between +5.9% and +15.7%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 03, 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.

Storeys	Median psf	Filed sales
01-05	S$1,865	317
06-10	S$1,985	382
11-15	S$2,013	338
16-20	S$2,141	313
21-25	S$2,214	261
26-30	S$2,352	221
31-35	S$2,334	192
36-40	S$2,355	178
41-45	S$2,212	96
46-50	S$3,266	20
51-55	S$3,331	20
56-60	S$3,439	20

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

288m

Primary schools within 1km

nearest 731m

Primary schools · straight-line distance

Alexandra Primary School731m
Gan Eng Seng Primary School758m

2 more between 1km and 2km

Queenstown Primary School1.2km
Zhangde Primary School1.2km

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

Redhill288m
Tiong Bahru1.2km
Queenstown1.3km

Also nearby

Hawker centreRedhill Lane Blk 79 (Redhill Market)465m
ParkTiong Bahru PK839m
Other schoolsCrescent Girls' School152m

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

Distance from Tanglin ViewStraight-line, not walking — what sits between two points is in no dataset here.

10projects within 300m

$1,931–$2,307the middle half, per sq ft

$2,050median of those sales

From 145 filed sales — the 20 most recent at each project, which is all this index keeps. 7 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Ascentia Sky	152m	2026-08	41-45	161 sqm	$2,152
Ascentia Sky	152m	2026-08	11-15	137 sqm	$2,000
The Crest	182m	2026-08	06-10	146 sqm	$1,997
Tanglin Regency	209m	2026-08	06-10	65 sqm	$1,958
Artra	232m	2026-08	11-15	104 sqm	$2,483
Artra	232m	2026-08	06-10	77 sqm	$2,401
Artra	232m	2026-08	21-25	77 sqm	$2,400
The Metropolitan Condominium	267m	2026-08	21-25	99 sqm	$1,971
The Metropolitan Condominium	267m	2026-08	11-15	161 sqm	$1,997
The Metropolitan Condominium	267m	2026-08	41-45	100 sqm	$2,025
Echelon	155m	2026-07	01-05	80 sqm	$2,195
Echelon	155m	2026-07	21-25	137 sqm	$2,251
Echelon	155m	2026-07	41-45	93 sqm	$2,298
Echelon	155m	2026-07	06-10	68 sqm	$2,254
Echelon	155m	2026-07	21-25	93 sqm	$2,223
The Crest	182m	2026-07	01-05	160 sqm	$2,067
The Crest	182m	2026-07	21-25	74 sqm	$2,034
The Crest	182m	2026-07	11-15	120 sqm	$1,812
Ascentia Sky	152m	2026-06	01-05	137 sqm	$1,919

The 19 most recent are listed, out of 145 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°

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.

Which way does the unit face?

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.

3 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2025-02-06	293m	260° W	48 storeys	Bukit merah c54 & 54a proposed public housing development comprising 1 blk of 38-storey, 1 blk of 39-storey, 2 blks of…
2025-09-04	376m	249° WSW	7 storeys	Proposed erection of a muilti-user light industrial development comprising one blk 7-storey strata factory with 4 mezz…
2025-12-15	376m	249° WSW	7 storeys	Proposed amendment and regularisation of gfa to the approved muilti-user light industrial development comprising one b…

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 View

HDB put this parcel out to tender and names Tanglin View as what was built on it. Everything below is from that tender: the dates, the winning price, and the 11 bids that came in.

Tender launched29 Nov 1996
Tender closed16 Jan 199711 bids received
Awarded17 Feb 1997Golden Development Pte Ltd
Winning tenderS$248,680,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published

Parcel: Bukit Merah S6 Alexandra Road
Site area: 17,513 sq m
Lease: 99 yrs
Plot ratio: 2.8
Gross floor area: Not published
Sold as: Condominium

Every bid — all 11, as HDB published them

Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#	Tenderer	Bid	Behind the winner
1	Golden Development Private Limited	S$248,680,000	—
2	United Overseas Land Ltd / S. L. Properties Ltd / Haw Par Brothers International Ltd	S$211,000,000	S$37,680,000 · 15.2%
3	Winbell Investment Pte Ltd	S$198,510,000	S$50,170,000 · 20.2%
4	HPL Properties Pte Ltd / Hyundai Engineering and Construction Co Ltd	S$185,050,000	S$63,630,000 · 25.6%
5	Amazonite Land Pte Ltd	S$184,739,000	S$63,941,000 · 25.7%
6	Malayan Credit Limited	S$180,028,600	S$68,651,400 · 27.6%
7	DBS Realty (Private) Limited	S$176,228,209	S$72,451,791 · 29.1%
8	Sing Development (Private) Ltd / Sing Realty (Singapore) Pte Ltd	S$165,006,000	S$83,674,000 · 33.6%
9	First Capital Corporation Ltd	S$160,983,300	S$87,696,700 · 35.3%
10	Allgreen Properties Ltd / Hoe Seng Co (Pte) Ltd	S$156,880,000	S$91,800,000 · 36.9%
11	Chng Gim Huat	S$120,000,000	S$128,680,000 · 51.7%

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 17 Feb 1997 · 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 View”. 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$1,988,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,988,000

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$46,138

Cash in handS$1,559,446

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.