TAN TONG MENG TOWER is a freehold development along THOMSON ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 35 units and is TOP 1977.
This profile draws on 3 recorded transactions from URA 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 11 (Newton / Novena), the immediate context for TAN TONG MENG TOWER 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 3 sales and 54 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TAN TONG MENG TOWER dashboard.
- Average sale price: $3,850,000 across 3 transactions
- Estimated gross rental yield: 1.6%
- District 11 PSF ranking: Value tier (top 91%)
- Freehold tenure · CCR · D11 · 35 units
About TAN TONG MENG TOWER
TAN TONG MENG TOWER is a freehold condominium, located at THOMSON ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by TAN TONG MENG CO (PTE) LTD, comprising 35 residential units, completed in 1977.
As a freehold property, TAN TONG MENG TOWER does not face lease decay concerns.
Sales Market Overview
TAN TONG MENG TOWER has recorded 3 sale transactions with an average transaction price of $3,850,000, ranging from $3,650,000 to $4,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,142 psf | $3,700,000 | — |
| 2026 | 2 | $1,211 psf | $3,925,000 | ↑ 6.1% |
TAN TONG MENG TOWER ranks in the top 91% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, TAN TONG MENG TOWER trades 51.4% below the segment benchmark.
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Rental Market Overview
TAN TONG MENG TOWER has recorded 54 rental transactions with monthly rents averaging $5,239/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 4 BR | 54 | $5,239/mo | $3,100/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $4,410/mo |
| 2022 | 10 | $4,500/mo |
| 2023 | 12 | $5,575/mo |
| 2024 | 9 | $5,944/mo |
| 2025 | 9 | $5,217/mo |
| 2026 | 4 | $6,615/mo |
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Investment Analysis
Based on average rents and sale prices, TAN TONG MENG TOWER delivers an estimated gross rental yield of 1.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,974 psf | 93 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows TAN TONG MENG TOWER (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- TAN TONG MENG TOWER
- Mount Pleasant MRT
- Toa Payoh MRT
- Novena MRT
- Caldecott MRT
- Caldecott MRT
- New Town Primary School
- St. Joseph'
- Nexus International School
Nearby MRT Stations
TAN TONG MENG TOWER is 690m from Mount Pleasant MRT (Thomson-East Coast Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Mount Pleasant | TE10 | Thomson-East Coast Line | 690m |
| Toa Payoh | NS19 | North-South Line | 810m |
| Novena | NS20 | North-South Line | 860m |
| Caldecott | CC17 | Circle Line | 1.1 km |
| Caldecott | TE9 | Thomson-East Coast Line | 1.1 km |
Nearby Schools
There are 21 schools within 2 km of TAN TONG MENG TOWER, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| New Town Primary School | Primary | 430m |
| St. Joseph's Institution | Secondary | 710m |
| Nexus International School | International | 1.2 km |
| Beatty Secondary School | Secondary | 1.2 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.2 km |
| Kuo Chuan Presbyterian Primary School | Primary | 1.2 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.3 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.3 km |
| School of Science and Technology | Jc | 1.4 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.4 km |
| Pei Chun Public School | Primary | 1.4 km |
| Manjusri Secondary School | Secondary | 1.5 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Mount Pleasant is about 0.69km — 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 35 units, TAN TONG MENG TOWER 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. New Town Primary School sits about 0.43km 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 3 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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: TAN TONG MENG TOWER hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 3 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 TAN TONG MENG TOWER?
What is the rental yield for TAN TONG MENG TOWER?
Is TAN TONG MENG TOWER freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 3 transactions analysed
- Rental data: 54 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 TAN TONG MENG TOWER
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 452 condo transactions recorded in District 11 over the last 12 months, 90% resale, 8% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing TAN TONG MENG TOWER against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (260m away), an upgrader gap of about $2,950,000
- Toa Payoh — 4-room average $929,793 (270m away), an upgrader gap of about $2,900,000