Tanglin Hill Condominium
Overview & Key Facts
Tanglin Hill Condominium occupies a privileged position on Tanglin Rise — a quiet cul-de-sac tucked within one of Singapore's most storied residential enclaves. Completed in 1982 by Cosmopolitan Development Pte Ltd, this freehold development comprises just 52 units arranged across a generous 16,449 sqm land parcel in District 10. Four decades on, it remains a byword for understated prestige: the sort of address that long-term Singapore residents and seasoned expats seek out when they want proximity to the Orchard Belt without the noise and density that goes with it.
The rental story at Tanglin Hill Condominium is among the most compelling in the Tanglin–Holland corridor. With 92 rental transactions recorded against just 52 units — a ratio of 1.77x — the development sustains one of the highest tenant-turnover rates in this series, reflecting the enduring pull of the Tanglin Hill address for diplomatic, corporate, and professional expat households. Average achieved rents of $8,663 per month place it firmly at the upper end of the CCR mid-tier, producing a gross yield of approximately 3.19% against prevailing transacted prices — a healthy return for a freehold asset in this postcode.
For buyers weighing capital preservation against rental income, the combination of freehold tenure, a 52-unit scale that keeps the community intimate, and an en-bloc probability score of 72/100 makes Tanglin Hill Condominium a layered proposition: live-in prestige today, redevelopment optionality tomorrow.
Location & Connectivity
Tanglin Rise is not a through-road. It terminates in a gentle loop just off Tanglin Road, ensuring that the only vehicles on the street are those visiting the handful of residential developments it serves. That geographic insularity — unusual in a city-state where most prime addresses still front busy arterials — gives Tanglin Hill Condominium a degree of quiet that money alone cannot replicate. The British High Commission occupies land immediately to the south; the Tanglin Club, one of Singapore's oldest expatriate institutions, is a short stroll to the north-east; and the sprawling greenery of the Singapore Botanic Gardens UNESCO World Heritage Site lies within comfortable walking distance to the west.
Day-to-day errands are well catered for. Tanglin Mall on Tanglin Road is roughly a ten-minute walk, offering Cold Storage, a broad F&B selection, and specialty retail favoured by the expat community. Orchard Road's full retail and dining offer is reachable in under fifteen minutes on foot or a single bus hop. The Holland Village dining enclave — a perennial favourite for the Tanglin–Buona Vista expat belt — is accessible by a short drive or a comfortable bus ride along Holland Road.
The school landscape surrounding Tanglin Hill Condominium is exceptional by any measure. Tanglin Secondary School is effectively across the road at 0.26km — children can walk to school unaccompanied. CHIJ Kellock is at 0.61km, River Valley Primary at 0.85km, Methodist Girls' School at 0.94km, and the Swiss School Singapore at 1.15km. The density of both local and international school options within a one-kilometre radius is matched by very few addresses in Singapore, making the development particularly attractive to relocating families on corporate packages.
Tanglin Hill: Singapore's Diplomatic Quarter
Tanglin Hill and its immediate surrounds house a concentration of high commissions, embassies, private clubs, and heritage bungalows found nowhere else in Singapore. The British High Commission, the New Zealand High Commission, and several ambassadorial residences are direct neighbours, lending the enclave an atmosphere of formal, manicured calm that distinguishes it from even the most prestigious condo addresses on Orchard Boulevard or River Valley Road.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Tanglin Secondary School | secondary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| River Valley Primary School | primary | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| Chatsworth International School (Orchard) | international | ~1.1 km |
| Swiss School Singapore | international | ~1.2 km |
| ISS International School (Paterson) | international | ~1.4 km |
Facilities
As a 52-unit development completed in 1982, Tanglin Hill Condominium provides a facility set calibrated to the intimate community it houses rather than the amenity arms race of post-2000 mega-developments. Residents have access to a swimming pool, wading pool, tennis courts, squash courts, a gymnasium, and barbecue areas, as well as covered parking and 24-hour security. The grounds are mature and well-maintained, with established tropical landscaping that benefits from over four decades of growth — a quality that newer developments simply cannot replicate. For a development of this scale, the provision is generous; there is no wait for a tennis court lane, no competition for a poolside lounger.
Prospective buyers should calibrate expectations accordingly: the gym is functional rather than boutique, the pool is lap-friendly rather than resort-style, and there are no sky gardens, co-working spaces, or concierge suites of the kind found in recent CCR launches. What Tanglin Hill Condominium offers instead is a sense of settled, owner-managed calm — the facilities are used by the people who live there, not toured by weekend visitors.
"The grounds have this incredible sense of maturity — the trees are enormous, the pool area feels genuinely private, and you never feel like you're sharing the estate with strangers. It's what a private club feels like, scaled down to 52 households." — Resident, 2018
Unit Sizes & Layout
Tanglin Hill Condominium was built to the generous spatial standards typical of early 1980s CCR developments. With only 52 units spread across a 16,449 sqm site — a land-to-unit ratio approaching 316 sqm per unit — the building density is exceptionally low by Singapore norms. Unit configurations span the classic two- to four-bedroom formats of the era, with internal areas typically ranging from approximately 1,400 sqft to upwards of 2,200 sqft. The implied median unit size derived from transacted prices ($3.0M median at prevailing PSF of around $1,900) points to a sweet spot of roughly 1,500–1,600 sqft for the three-bedroom format — spacious by any contemporary comparison.
The layout philosophy of 1982-vintage CCR apartments prioritises formal separation of living and dining spaces, generous master bedroom suites, and utility areas (yard, household shelter, maid's room) that have largely disappeared from modern floor plans. Ceilings in the original configuration are typically 2.8–3.0 metres. Buyers who have viewed the units consistently note the sense of volume and the proportion of the rooms relative to newer builds of equivalent or higher price. Renovated units — and many have been comprehensively updated over the decades — can present very well, combining period dimensions with contemporary finishes.
What Your Dollar Buys Here
At a median transacted price of $3.0M and implied unit sizes around 1,550 sqft, buyers at Tanglin Hill Condominium are acquiring freehold CCR space at approximately $1,930 PSF — a meaningful discount to recently completed freehold developments on the Orchard Boulevard and Holland Road corridors, many of which trade above $2,600 PSF. The trade-off is building age and dated common facilities; the gain is space, permanence of tenure, and one of the most coveted postcodes in Singapore.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 2 | $1,877 | $2,929,000 |
| 5 BR | 1 | $1,803 | $5,200,000 |
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $2,850,000 to $5,200,000, averaging $3,686,000.
Rents range from $2,900 to $18,000 per month across 92 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2022 to 2023, the average PSF has appreciated by 6.2% (from $1,814 to $1,927 psf).
Neighbourhood Comparison
Tanglin Hill Condominium's nearest freehold competitors in the Holland–Tanglin corridor price significantly higher on a PSF basis: Skye at Holland trades around $2,945 PSF, Leedon Green at $2,784 PSF, and Hyll on Holland at $2,648 PSF — all freehold, all newer, all with full resort-style facilities. D'Leedon, at $1,855 PSF, is leasehold (99-year) and far larger in scale (1,703 units), making it a fundamentally different proposition. Against this backdrop, Tanglin Hill Condominium at $1,814–$1,927 PSF represents a 30–35% discount to comparable freehold addresses for buyers willing to accept a 1982 building and its commensurate facility tier.
The differential is partly justified by building age and facilities gap, but also partly structural: Tanglin Hill Condominium sees fewer than five resale transactions per year, meaning price discovery is limited and buyers who do transact here are typically willing to hold. For long-term investors and owner-occupiers who weight address quality and unit size above facility newness, the PSF gap to Holland Road freehold stock represents genuine value. For buyers who prioritise turnkey living, concierge services, and resort-style amenities, one of the newer Holland Road developments will be a better fit — at a commensurately higher entry price.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TANGLIN HILL CONDOMINIUM | Freehold | 1982 | 52 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates TANGLIN HILL CONDOMINIUM across multiple dimensions.
What Residents Say
"We moved here from a newer development on Orchard Boulevard and the difference in quality of life is striking. The road is almost completely silent after 9pm, the neighbours are all long-term residents or proper corporate tenants, and the space inside the unit is something we could not find anywhere near this price in D10. The Swiss School being close was the deciding factor for the children." — Tenant family, Tanglin Rise
"What I tell people who ask about Tanglin Hill Condominium is that you're not paying for a gym or a sky deck — you're paying for the address and the peace. The British High Commission is next door. You have the Tanglin Club at the end of the road. The Botanic Gardens is a fifteen-minute walk. That kind of neighbourhood does not come up very often even in Singapore." — Owner-occupier, purchased 2019
"The rental yield surprised us. We had assumed an older building in this part of D10 would be harder to rent, but we had serious corporate enquiries within days of listing. The Tanglin Hill address does a lot of the marketing for you — the companies relocating senior executives to Singapore know exactly where they want their people to live." — Investor-landlord, held since 2016
Strengths & Weaknesses
- Freehold tenure in one of Singapore's most prestigious D10 enclaves
- Outstanding rental demand — 92 transactions for 52 units (1.77x ratio); avg rent $8,663/month
- Spacious 1982-vintage units typically 1,400–2,200 sqft at approachable CCR PSF
- PSF discount of 30–35% vs comparable freehold on Holland Road and Orchard Boulevard
- Tanglin Secondary School 0.26km; CHIJ Kellock, MGS, River Valley Primary all within 1km
- En-bloc probability 72/100 — prime Tanglin Hill land with strong redevelopment appeal
- Quiet cul-de-sac setting adjacent to diplomatic residences and the Tanglin Club
- Singapore Botanic Gardens UNESCO site within comfortable walking distance
- Single MRT access via Napier TE at 0.83km — residents at this tier typically need a car
- 1982 building: facilities (gym, pool) are functional but dated vs post-2010 CCR launches
- Very low transaction volume (3 sales in 12 months) — limited price discovery; patience required
- No concierge, smart-home features, or resort-tier amenity programming found in newer CCR stock
- Older electrical and plumbing infrastructure in unrenovated units may require capital expenditure
Verdict
Tanglin Hill Condominium is a property for buyers who understand that in Singapore's CCR, the most durable value is not in the gloss of new facilities but in the irreproducibility of the address. A 52-unit freehold development on a quiet cul-de-sac in Tanglin Hill — adjacent to diplomatic residences, a two-minute walk from the Tanglin Club, and within 0.3km of a secondary school — simply cannot be replicated at any price in today's land-scarce environment. The PSF of $1,814–$1,927, well below comparable freehold stock on Holland Road or Orchard Boulevard, prices in the building's age while offering the same postcode prestige and superior unit sizes.
The rental record — 92 transactions for 52 units — confirms that the market agrees. This is a development that consistently attracts the highest-quality tenant cohort in Singapore: senior corporate executives, diplomatic personnel, and international school families on generous relocation packages who specifically seek the Tanglin address. Gross yield of 3.19% is healthy for the price bracket and the quality of tenant it commands. En-bloc probability of 72/100 adds a longer-term capital event optionality that few CCR assets below $4M can match.
The caveats are straightforward: single MRT line access via Napier TE at 0.83km (most residents at this address tier drive), facilities that reflect a 1982 completion, and a low transaction volume that requires patience on both sides of a deal. For buyers who are comfortable with those trade-offs — and most who look seriously at Tanglin Hill Condominium are — this is one of the cleanest long-hold freehold propositions in District 10.