Tanglin Hill Villas
Overview & Key Facts
TANGLIN HILL VILLAS is a freehold residential development along TANGLIN HILL in District 10 (Bukit Timah / Holland). The project comprises 20 units and received its Temporary Occupation Permit in 1997, placing it in the CCR segment of Singapore's private residential market.
Transaction volume is sparse (1 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
TANGLIN HILL VILLAS sits 0.98km from Napier — beyond the comfortable 800m walking threshold for most tenants. Bus and own-vehicle commuters dominate the catchment; rental yields tend to track lower than MRT-adjacent comparables in the same district.
Within District 10 (Bukit Timah / Holland), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Nearby schools include Tanglin Secondary School (0.47km), CHIJ (Kellock) (0.67km), River Valley Primary School (0.92km). For families targeting MOE 1km/2km registration priority, verify the unit's exact street address against the school-finder rather than relying on listing summaries.
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 |
| Swiss School Singapore | international | Within 1 km |
| Methodist Girls' School | secondary | ~1.1 km |
| Methodist Girls' School (Primary) | primary | ~1.1 km |
| Chatsworth International School (Orchard) | international | ~1.3 km |
| Nanyang Primary School | primary | ~1.5 km |
Facilities
This is a boutique-scale development of 20 units. Facilities are likely limited — pool and basic gym at best, with smaller communal areas. Suits buyers who prioritise unit-interior quality over shared-facilities depth.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $39,200,000 to $39,200,000, averaging $39,200,000.
Rents range from $55,000 to $55,000 per month across 1 rental transactions. Current rental yield sits at approximately 1.7%.
Neighbourhood Comparison
Among directly-comparable district projects: SKYE AT HOLLAND at $2,946 psf; LEEDON GREEN at $2,785 psf; D'LEEDON at $1,858 psf. The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TANGLIN HILL VILLAS | Freehold | 1997 | 20 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| 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 VILLAS across multiple dimensions.
What Residents Say
If you drive, it works well. Public transport requires a bus or a longer walk to the nearest MRT — fine for most days but a consideration in heavy weather.
Resident, paraphrased from PropertyGuru reviews (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- Freehold tenure — no lease-decay drag and no LTV/CPF restriction from lease age
- Multiple nearby schools support family-tenant demand and resale to upgrader households
- Boutique-scale development with lower facility-related management overhead
- Established neighbourhood character with mature streetscape and amenity profile
- MRT walk is moderate (800m+) — outside the comfortable walking-tenant threshold
- Thin transaction history (1 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Very small unit count concentrates management-corp decisions among a tiny owner pool
Verdict
Composite assessment: TANGLIN HILL VILLAS is a solid choice with clear strengths and identifiable weaknesses. The blended editorial score lands at 7.0/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 7–10 years lets capital appreciation and rental flow stabilise. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.