Tanglin Hill Meadows
Located in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), Tanglin Hill Meadows is a freehold condominium in the Core Central Region (CCR). Completed in 1997, the development comprises 20 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
TANGLIN HILL MEADOWS is a freehold condominium at TANGLIN HILL in District 10 (CCR), developed by CAPITAL REALTY PTE LTD, comprising 20 units, completed in 1997.
Location & Connectivity
TANGLIN HILL MEADOWS is approximately 910m from Napier MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Napier | Thomson-East Coast Line | 910m |
| Redhill | East-West Line | 1.3 km |
| Queenstown | East-West Line | 1.5 km |
Schools & Education
23 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Tanglin Secondary School | Secondary | 330m |
| CHIJ (Kellock) | Primary | 550m |
| Melbourne Specialist International School | International | 570m |
| Invictus International School | International | 590m |
| River Valley Primary School | Primary | 790m |
| Methodist Girls' School | Secondary | 1 km |
| Methodist Girls' School (Primary) | Primary | 1.1 km |
| Chatsworth International School (Orchard) | International | 1.1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $2,179 psf | $3,776,667 |
| 5+ BR | 2 | $2,144 psf | $4,375,000 |
Market Position
TANGLIN HILL MEADOWS has recorded 5 sales at an average price of $4,016,000.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $2,123 psf | — |
| 2022 | 1 | $2,020 psf | ↓ 4.9% |
| 2023 | 1 | $2,239 psf | ↑ 10.9% |
| 2024 | 1 | $2,166 psf | ↓ 3.3% |
| 2025 | 1 | $2,279 psf | ↑ 5.2% |
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The latest reading marks the highest point in this series — TANGLIN HILL MEADOWS prices have climbed 7.4% since 2021.
Price Index Check
The ShiokNest Price Index for District 10 reads 113.4 as of June 2026 — down 2.0% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 575 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 453 |
| D'LEEDON | — | $1,889 psf | 416 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 20-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, international school families, freehold / generational hold and boutique low-density (<100 units). Parking and arterial road access matter more here than walking-distance MRT.
For long-term hold (10+ yr), en-bloc speculators and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
TANGLIN HILL MEADOWS is a freehold development in District 10 (CCR), with 20 units, offering a gross yield of 2.1%.
At ~$2,279 psf, it reflects its premium CCR positioning.
Explore the full TANGLIN HILL MEADOWS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing TANGLIN HILL MEADOWS against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (760m away), an upgrader gap of about $3,000,000
- Bukit Merah — 4-room average $894,787 (1.2 km away), an upgrader gap of about $3,100,000
FAQ
What is the average PSF for TANGLIN HILL MEADOWS?
Is TANGLIN HILL MEADOWS freehold?
What is the rental yield for TANGLIN HILL MEADOWS?
Which MRT is nearest to TANGLIN HILL MEADOWS?
Sources & Next Steps
- TANGLIN HILL MEADOWS Dashboard — Live charts and analytics
- URA — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions
- Rental data: 24 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2025 · 5 records analysed · Source: URA private-sale caveats