ISUITES @ TANI is a 85-year balance leasehold development along JALAN TANI in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 20 units and is TOP 2012.
This profile draws on 9 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 14 years from TOP, ISUITES @ TANI is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for ISUITES @ TANI is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 9 sales and 30 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ISUITES @ TANI dashboard.
- Average sale price: $756,056 across 9 transactions
- Estimated gross rental yield: 4.3%
- District 19 PSF ranking: Above average (top 48%)
- 999 yrs lease commencing from 1883 · OCR · D19 · 20 units
About ISUITES @ TANI
ISUITES @ TANI is a 999 yrs lease commencing from 1883 condominium, located at JALAN TANI in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by I @ EAST PTE LTD, comprising 20 residential units, completed in 2012.
With approximately 85 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ISUITES @ TANI:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $1,460 psf | $642,833 |
| 1 BR | 6 | $1,334 psf | $812,667 |
Sales Market Overview
ISUITES @ TANI has recorded 9 sale transactions with an average transaction price of $756,056, ranging from $580,000 to $920,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,265 psf | $702,667 | — |
| 2022 | 1 | $1,281 psf | $800,000 | ↑ 1.3% |
| 2023 | 1 | $1,390 psf | $838,000 | ↑ 8.5% |
| 2024 | 3 | $1,454 psf | $712,833 | ↑ 4.6% |
| 2026 | 1 | $1,554 psf | $920,000 | ↑ 6.9% |
ISUITES @ TANI ranks in the top 48% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, ISUITES @ TANI trades 11.2% below the segment benchmark.
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Rental Market Overview
ISUITES @ TANI has recorded 30 rental transactions with monthly rents averaging $2,690/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 12 | $2,400/mo | $1,600/mo | $2,800/mo |
| 2 BR | 14 | $2,693/mo | $1,700/mo | $3,500/mo |
| 3 BR | 4 | $3,550/mo | $2,500/mo | $4,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $1,893/mo |
| 2022 | 5 | $2,970/mo |
| 2023 | 7 | $3,214/mo |
| 2024 | 5 | $2,880/mo |
| 2025 | 6 | $2,617/mo |
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Investment Analysis
Based on average rents and sale prices, ISUITES @ TANI delivers an estimated gross rental yield of 4.3%. This places it among the higher-yielding condos in Singapore.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows ISUITES @ TANI (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ISUITES @ TANI
- Kovan MRT
- Hougang MRT
- Holy Innocents'
- Holy Innocents'
- Xinmin Primary School
Nearby MRT Stations
ISUITES @ TANI is 630m from Kovan MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 20 schools within 2 km of ISUITES @ TANI, including 10 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Holy Innocents' Primary School | Primary | 300m |
| Holy Innocents' High School | Secondary | 320m |
| Xinmin Primary School | Primary | 420m |
| Xinmin Secondary School | Secondary | 580m |
| St. Gabriel's Primary School | Primary | 590m |
| Hougang Primary School | Primary | 660m |
| Hougang Secondary School | Secondary | 680m |
| Rosyth School | Primary | 850m |
| Montfort Secondary School | Secondary | 940m |
| Townsville Primary School | Primary | 990m |
| Yangzheng Primary School | Primary | 1.0 km |
| Montfort Junior School | Primary | 1.1 km |
Adequate lease horizon. Around 85 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Kovan is about 0.63km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 20 units, ISUITES @ TANI keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Holy Innocents' Primary School sits about 0.30km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 9 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: ISUITES @ TANI combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 9 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for ISUITES @ TANI?
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Is ISUITES @ TANI freehold or leasehold?
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What is the tenure of ISUITES @ TANI?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 30 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for ISUITES @ TANI
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.