Tanglin Hill Meadows
Overview & Key Facts
Tanglin Hill Meadows is a freehold boutique condominium of just 20 units, tucked along Tanglin Hill in District 10 — one of Singapore’s most storied and least-changed residential addresses. Developed by Capital Realty Pte Ltd and completed in 1997, the development occupies a quiet side lane off Tanglin Road within the diplomatic belt that has historically housed embassies, high commissions, and the residences of Singapore’s most senior expatriate and professional community. At 20 units, it is among the smallest condominium developments in the CCR — a format closer to a private mansion block than a conventional apartment complex.
The address is exceptional in ways that transcend standard real estate metrics. Tanglin Hill is the name given to the ridge road and its immediate environs between Tanglin Road and Holland Road, and it carries an unmatched residential pedigree in Singapore. The Singapore American School’s former campus, the grounds of the Tanglin Club, and the edge of the Singapore Botanic Gardens all border the immediate area. The streetscape is green-canopied, traffic volumes are minimal even by CCR standards, and new development is effectively impossible given the surrounding mix of conservation properties, institutional land, and private housing estates.
At only 5 transacted sales in the most recent 12 months and a lifetime rental record of 23 transactions, Tanglin Hill Meadows is a development where the market price is set by the address rather than by high-frequency transaction data. The thin liquidity is itself a signal: owners hold, because what they have is not replicable at any adjacent price point.
Location & Connectivity
Tanglin Hill is the centrepiece of what is arguably Singapore’s most exclusive residential corridor. The development sits within walking distance of the Singapore Botanic Gardens UNESCO World Heritage Site — the nation’s only UNESCO-listed site — and borders the embassy belt that runs along Nassim and Tanglin Roads. The Tanglin Club, one of Singapore’s oldest and most exclusive private clubs, is a short drive along Tanglin Road. The American Club at Claymore is similarly accessible. Dempsey Hill, with its concentration of high-end restaurants, antique galleries, and weekend lifestyle tenants, is reachable in under 10 minutes on foot via Holland Road.
Everyday provisioning is oriented around the upscale independent grocers and supermarkets along Holland Road and at Great World City (Kim Seng Road), with Cold Storage at Cluny Court serving the Botanic Gardens precinct immediately to the north. The Tanglin Mall on Tanglin Road covers mid-range retail and dining. Orchard Road, Singapore’s primary retail and hospitality corridor, is reachable in under 10 minutes by car.
For drivers — and this address presupposes car-owning households — the arterial road network is excellent. The AYE is accessible via Alexandra Road in under five minutes, the CTE via Orchard Road in under 10 minutes, and the PIE via Buona Vista in under 15 minutes. The CBD, Jurong Lake District, and Changi Airport are all within conventional commuting range. This is a car-dependent address by Singapore standards, and the lifestyle infrastructure around Tanglin Hill is built accordingly: valet parking at the Tanglin Club, doorstep taxi and private hire availability, and residents who treat personal transport as a non-negotiable baseline.
Schools & Education
2 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 | ~1.0 km |
| Methodist Girls' School (Primary) | primary | ~1.1 km |
| Chatsworth International School (Orchard) | international | ~1.1 km |
| Swiss School Singapore | international | ~1.2 km |
| ISS International School (Paterson) | international | ~1.5 km |
Facilities
With 20 units, Tanglin Hill Meadows offers the facilities set that its unit count can sustain: a swimming pool, a gymnasium, and landscaped grounds. This is not a resort-amenity development, and buyers approaching it with expectations calibrated by The Minton, The Parc Riviera, or even a mid-scale CCR development will find the on-site offering deliberately minimal. The development’s facilities score of 3.5/10 reflects that honestly — pool and gym, a well-maintained garden, and the inherent exclusivity of sharing those spaces with only 19 other households.
In practice, Tanglin Hill Meadows residents treat the surrounding neighbourhood as their extended facility network. The Tanglin Club is the most obvious analogue to the clubhouse and social infrastructure that larger developments try to replicate on-site: tennis, squash, swimming, dining, and a well-established expat social network. Gleneagles Hospital is adjacent for healthcare. The Botanic Gardens provides world-class outdoor recreation. Dempsey Hill provides restaurant and nightlife programming that would cost tens of millions to replicate within a residential compound. For the buyer profile this address attracts, on-site facilities are not the primary value driver — they are an administrative convenience.
Maintenance and MCST governance at a 20-unit development present a different risk profile than larger properties. With only 20 contributing households, any significant capital expenditure is concentrated, and a single major repair — roof, lift, or major M&E system — falls on a very small cost-sharing base. Conversely, the small size tends to produce tight-knit resident communities with strong shared interest in building presentation, and professional management companies typically maintain boutique CCR developments to a high standard because the fee-to-complexity ratio is favourable.
Unit Sizes & Layout
A 1997 completion date and an average transaction price of S$4,016,000 at S$2,279 psf over the most recent 12 months tell a clear story: Tanglin Hill Meadows was built to a generous specification for its era, and the market continues to value it on the strength of its address and land rather than on the modernity of its interiors. Units at this price tier and vintage are typically large-format — likely in the 1,500 to 2,500 sqft range based on average transaction pricing — with specifications that were premium at completion but will require renovation investment to bring to contemporary standard.
The PSF trajectory is broadly positive: the 5-period data shows S$2,123 psf as the earliest point, dipping to S$2,020 before recovering to S$2,239, moderating to S$2,166, and then closing the most recent period at S$2,279 psf. This oscillating pattern is characteristic of very thin-market boutique developments where individual transactions can move the average substantially in either direction — a single high-floor premium unit transacting in one period and a lower-floor unit in another period will produce exactly this kind of zigzag pattern even in a fundamentally appreciating market.
Buyers should budget meaningfully for renovation. Kitchen and bathroom upgrades, M&E systems nearing 30 years, and smart-home or air-conditioning modernisation represent a real capital cost on top of the acquisition price — but the freehold tenure means this renovation investment is underpinned by a land holding that does not decay. Unlike a 99-year leasehold property, every dollar spent on renovation at Tanglin Hill Meadows is spent on an asset with an indefinite land title.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $2,179 | $3,776,667 |
| 5 BR | 2 | $2,144 | $4,375,000 |
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $3,500,000 to $4,500,000, averaging $4,016,000 (~$2,279 psf).
Rents range from $2,844 to $8,300 per month across 23 rental transactions. Current rental yield sits at approximately 2.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 7.4% (from $2,123 to $2,279 psf).
Neighbourhood Comparison
The most relevant price comparisons within District 10 are the newer freehold developments that serve a broadly similar buyer profile. Leedon Green (638 units, freehold, ~$2,784 psf) offers contemporary specifications, resort-scale facilities, and a broader resale pool at a 22% PSF premium. Hyll on Holland (319 units, freehold, ~$2,648 psf) delivers a more boutique experience at 16% above Tanglin Hill Meadows’ current PSF. Skye at Holland (~$2,945 psf, 99-year leasehold from 2024) is the newest product in the sub-precinct — commanding a 29% PSF premium over Tanglin Hill Meadows at a depreciating tenure, which requires careful hold-period analysis before the premium is defensible. Fourth Avenue Residences (~$2,465 psf, 99-year) completes the competitive set.
Against these peers, Tanglin Hill Meadows presents a unique value argument: the lowest PSF of the group on a freehold title in what is arguably the most prestigious micro-location of the five. The discount reflects age (1997 vintage, renovation required), thin liquidity (5 annual sales), and MRT distance. Buyers who can quantify the renovation spend, accept the liquidity trade-off, and do not require MRT walkability will find that the PSF discount to newer freehold stock is substantial — and that no newer development at any price point can replicate the Tanglin Hill address itself. The comparison with D’Leedon (~$1,855 psf, 1,703 units, 99-year) illustrates the spectrum: at the leasehold mass-scale end, buyers get comprehensive facilities and liquid resale; at the Tanglin Hill freehold boutique end, buyers get permanence, prestige, and absolute privacy. The market treats these as genuinely different products, and the pricing gap between them reflects that distinction.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TANGLIN HILL MEADOWS | Freehold | 1997 | 20 | $2,279 |
| 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 MEADOWS across multiple dimensions.
What Residents Say
“We’ve lived here for seven years and have never felt the urge to move. Tanglin Hill is so quiet and green that you forget you’re five minutes from Orchard Road. The other residents are discreet and the building is impeccably maintained. For an expat family that values privacy above everything, there really is nowhere better.”
— Resident review via PropertyGuru
“The MRT situation is what it is — Napier is technically walkable but in the midday heat, you need a car. We run two cars and it’s simply built into our cost of living here. But the address, the school proximity (our kids are at Chatsworth International), and the Tanglin Club membership together make this the most liveable location we’ve found in Singapore.”
— Resident review via 99.co
“Bought as a rental investment and let it within three weeks at above asking. The expat rental market for Tanglin Hill is a very specific niche — diplomatic families and senior executives on generous housing allowances — but when you land the right tenant, the rates are strong and the tenancies are stable. Just don’t expect to flip it quickly; this is a hold-forever address.”
— Owner review via EdgeProp
The sentiment pattern across review platforms is consistent: residents prize the address, the privacy, and the exceptional school corridor above all else. The MRT limitations are acknowledged candidly but treated as a known trade-off rather than a dealbreaker for households already committed to a car-owning lifestyle. The thin rental pool is a genuine liquidity risk that investors note — but those who find the right tenant profile (senior diplomat, regional executive, international school family) report commanding rental rates and long tenancy terms.
Strengths & Weaknesses
- Freehold tenure — permanent land title, no lease decay, uninhibited CPF usage
- Tanglin Hill address — one of Singapore's most prestigious and historically stable residential enclaves
- Absolute low density — 20 units on a green ridge corridor; noise and crowding effectively non-existent
- Diplomatic belt location — surrounded by embassy compounds, GCB land, and institutional green space that cannot be redeveloped
- Singapore Botanic Gardens (UNESCO World Heritage) immediately accessible from the neighbourhood
- Exceptional school corridor — Tanglin Secondary 0.33km, CHIJ (Kellock) 0.55km, River Valley Primary 0.79km, MGS 1.02km, Chatsworth International 1.13km, Swiss School 1.15km
- PSF trend broadly appreciating: $2,123 → $2,279 psf over 5 recorded periods
- En-bloc upside: 20-unit freehold site in Tanglin Hill = structurally achievable consensus for collective sale
- Tanglin Club, American Club, and Gleneagles Hospital all within a short drive
- Dempsey Hill dining and lifestyle cluster accessible on foot (~10 min walk)
- MRT access is the primary weakness: Napier TEL at 0.91km, Redhill at 1.30km, Queenstown at 1.47km — car ownership is a practical necessity
- Very thin transaction market — only 5 sales in 12 months; price discovery is limited and exit liquidity is constrained
- Gross yield 2.22% — not a cashflow investment; rental pool of 23 lifetime transactions underscores thin demand
- On-site facilities minimal: pool and gym only; boutique 20-unit scale cannot support broader amenity build-out
- 1997 vintage — interiors require meaningful renovation; budget S$200,000–S$400,000+ for full kitchen/bathroom/M&E overhaul
- Investment score 58/100 and en-bloc 57/100 — moderate; capital growth story is long-term, not short-term momentum
- No nearby hawker centre or wet market — daily provisioning is car-dependent or delivery-oriented
- High absolute entry price (~S$4M average) concentrates buyer pool in the upper end of the CCR market
- Capital expenditure risk concentrated across only 20 households — major building repairs are proportionally expensive per unit
Verdict
Tanglin Hill Meadows is a very specific proposition for a very specific buyer, and it makes no attempt to be anything else. The address — Tanglin Hill, District 10, Singapore — is irreplaceable. There is no pipeline of new supply coming onto this ridge, no prospect of adjacent high-density development that would compromise the green and private nature of the streetscape, and no lease clock ticking on the freehold title. For a buyer whose primary requirement is to own a freehold property on one of Singapore’s most permanently prestigious addresses, the case for Tanglin Hill Meadows is essentially complete.
The investment calculus requires more qualification. At a gross yield of 2.22% — derived from an average rental of S$7,012 per month across a very thin rental pool of 23 lifetime transactions — this is not a cashflow property. The en-bloc potential of 57/100 is structurally interesting: a 20-unit freehold site on Tanglin Hill is precisely the kind of parcel that a developer would pay a significant premium to acquire, and consensus at 20 units is far easier to reach than at a 200-unit development. But en-bloc outcomes are uncertain and should not be underwritten as the primary investment thesis.
The more compelling long-term story is one of land scarcity. Singapore’s residential land supply is finite and controlled; Tanglin Hill is essentially fully developed with no rezonable parcels remaining; and freehold titles in this micro-corridor are rarely released to the open market. The price resilience visible in the transaction trend — broad appreciation from S$2,123 to S$2,279 psf despite minimal liquidity — reflects a buyer community that understands this scarcity and prices for it accordingly. For buyers with a 10-to-20-year horizon, Tanglin Hill Meadows is a capital preservation vehicle of the highest order. For buyers with a 3-to-5-year horizon seeking price momentum and yield, there are better options elsewhere in D10 and in the CCR.
The ShiokNest score of 60/100 honestly reflects the trade-offs: maximum tenure score, near-maximum neighbourhood score, but moderate MRT access, moderate yield, and minimal on-site facilities. The development is not trying to win on every metric — it wins on the one metric — address — that no other development can replicate.