Tanglin Regency
Why does a 1998-vintage D10 condo with 67 years of lease remaining still clear S$1,677 psf when the rest of District 10 trades at S$2,699 psf — and is that 38% discount a genuine value pocket or a quiet warning? That is the puzzle that keeps bringing prime-district buyers back to TANGLIN REGENCY. Over the last 12 months (as of 2026-05), 7 transactions cleared between S$1,420,000 and S$2,220,000 on floor plates ranging 850 to 1,292 sqft — a PSF band of S$1,528 to S$1,719 that is structurally below the 2,039-transaction D10 average of S$2,699 psf. The development sits on a 99-year lease commencing 1994, leaving roughly 67 years of tenure in 2026, with 210 units across the estate. The locational pedigree is genuine: Tanglin / Holland corridor, walking distance to Tan Kah Kee MRT (DT8) on the Downtown Line, with Stevens (DT10/TE11) and Botanic Gardens (CC19/DT9) interchange-grade rail access in the wider catchment, alongside the Singapore Botanic Gardens UNESCO World Heritage frontage and the embassy-school cluster that has anchored D10 demand for three decades. This review walks through where the PSF gap is real value, where it reflects honest lease-vintage and refurbishment risk, and which buyer profiles can defensibly pay through the discount.
Overview & Key Facts
Tanglin Regency occupies one of the most recognisable addresses in District 10 — Tanglin Road, the corridor that connects Orchard Road to the embassy belt and the Botanic Gardens precinct. Developed by First Tanglin Land Pte Ltd (a subsidiary of First Capital Corporation) and completed in 1998, the development comprises 210 units across a compact site that punches well above its weight in terms of location prestige.
At S$1,702 psf, Tanglin Regency sits at a striking discount to its D10 neighbours. Leedon Green trades at S$2,784 psf with freehold tenure, Skye at Holland commands S$2,945, and even D’Leedon — itself a mega-development — transacts at S$1,854 psf. The maths is simple: you are getting a Core Central Region address on Tanglin Road for roughly 40% less than the district average for newer stock.
The catch, of course, is tenure. The 99-year lease commenced in 1994, leaving approximately 67 years on the clock. In seven years, the development crosses the psychologically significant 60-year mark — the threshold below which bank loan quantum begins to taper and CPF usage restrictions tighten. This single factor shapes every decision about Tanglin Regency: buying, holding, selling, and the en-bloc calculus.
Location & Connectivity
Tanglin Regency’s location is genuinely exceptional for a sub-S$1,800 psf CCR development. Redhill MRT station on the East-West Line is just 300 metres away — a three-to-four minute walk that qualifies as one of the best MRT proximities in the entire Tanglin precinct. From Redhill, Raffles Place is five stops and roughly 12 minutes; Jurong East interchange is seven stops west.
Queenstown MRT is a secondary option at 1.21 km, and the upcoming Circle Line Stage 6 will eventually add another connectivity layer to the broader precinct. For drivers, the AYE is accessible within minutes, and Orchard Road is roughly 1.5 km north — walkable for the motivated, a short Grab ride otherwise.
Daily conveniences are well served. Queenstown’s NTUC FairPrice, Anchorpoint Shopping Centre, and the IKEA Alexandra precinct are all within a short drive or bus ride. The Margaret Drive hawker centre and Queenstown food options provide affordable dining. For lifestyle, the Singapore Botanic Gardens and Dempsey Hill dining cluster are both within 2 km — genuine walkable weekend destinations that elevate daily life beyond what most CCR condos at this price point can offer.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| River Valley Primary School | primary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Henderson Secondary School | secondary | Within 1 km |
| Bukit Merah Secondary School | secondary | Within 1 km |
| Gan Eng Seng Primary School | primary | ~1.1 km |
| Gan Eng Seng School | secondary | ~1.2 km |
| Crescent Girls' School | secondary | ~1.2 km |
| Tanglin Secondary School | secondary | ~1.2 km |
Facilities
With 210 units on a relatively compact site, Tanglin Regency’s facilities reflect its era and scale. The development offers a swimming pool, wading pool, tennis court, gymnasium, BBQ area, playground, and function room — the standard late-1990s condominium package. There is no clubhouse of the kind found in larger contemporary developments, and the gym equipment, while functional, is dated compared to what newer projects provide.
The pool area is the social centre of the development and is generally well-maintained. Residents note that the grounds are kept clean and the landscaping is mature — a benefit of the development’s age, as the trees and greenery have had nearly three decades to fill in. The tennis court sees regular use, and the BBQ pits are popular for weekend gatherings.
What Tanglin Regency lacks in facility breadth it compensates for with its surrounding amenity ecosystem. The proximity to Dempsey Hill, Botanic Gardens, Queenstown Stadium, and the upcoming Greater Southern Waterfront developments means that the “facilities” available to residents extend well beyond the compound walls. For buyers who spend more time outside their condo than in the gym, this trade-off is acceptable. For those who want a resort-style living experience within the gates, newer developments will serve better.
Unit Sizes & Layout
Tanglin Regency offers a mix of unit types ranging from compact two-bedroom apartments to larger three- and four-bedroom configurations. Being a 1998-vintage development, units benefit from the more generous proportions typical of that era — living areas feel noticeably wider than equivalent bedroom counts in post-2015 launches, and many units come with proper utility or storage spaces that modern developments have largely eliminated.
Floor-to-ceiling heights are standard for the period, and layouts are generally efficient with minimal wasted corridor space. Higher-floor units enjoy views toward the Tanglin and Queenstown precincts, with some stacks offering partial city skyline visibility. Lower-floor units face more mature tree canopy, which provides privacy but limits the view premium.
The development’s layout benefits from a period when architects were less constrained by land cost optimisation. Common corridors are wider, lift lobbies more spacious, and the building-to-building spacing allows for better natural ventilation than many newer high-density projects. For own-stay buyers prioritising liveable space over showroom finishings, this vintage advantage is meaningful.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,644 | $1,150,000 |
| 2 BR | 21 | $1,619 | $1,355,066 |
| 3 BR | 17 | $1,612 | $1,758,529 |
| 4 BR | 1 | $1,738 | $2,450,000 |
Pricing & Market Position
Based on 41 recorded transactions, sale prices range from $1,020,000 to $2,450,000, averaging $1,539,058 (~$1,677 psf).
Rents range from $2,500 to $7,000 per month across 267 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 4.9% (from $1,456 to $1,528 psf).
Neighbourhood Comparison
The competitive landscape around Tanglin Regency illustrates exactly why lease tenure commands such a premium in the CCR. Leedon Green, the nearest freehold comparable, trades at S$2,784 psf — a 64% premium over Tanglin Regency. The freehold premium buys permanent tenure and modern finishings, but the per-unit cost difference of S$500,000+ is not trivial. D’Leedon at S$1,854 psf is the closest in price, also 99-year leasehold but from 2010 — giving it roughly 16 more years of lease runway.
Skye at Holland at S$2,945 psf represents the new-launch end of the spectrum — nearly 75% more expensive per square foot. For a buyer comparing a 3-bedroom at Tanglin Regency (all-in around S$1.5M with renovation) versus a similar unit at Skye at Holland (S$2.5M+), the S$1M difference buys a lot of remaining lease risk tolerance.
The key differentiator is time horizon. If you plan to hold for 5–7 years and sell before the 60-year cliff, Tanglin Regency’s PSF trajectory — from S$1,456 to S$1,707 over recent years — suggests modest continued appreciation is possible while the financing window remains fully open. Beyond 2031, the comparison calculus shifts dramatically in favour of developments with longer leases or freehold tenure.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TANGLIN REGENCY | 99 yrs lease commencing from 1994 | 1998 | 210 | $1,677 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 1994, meaning approximately 32 years have already been consumed. Roughly 67 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~67 years | Full bank financing available |
| 2033 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2053 | ~39 years | Significant financing restrictions for next buyer |
| 2093 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~57 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates TANGLIN REGENCY across multiple dimensions.
What Residents Say
“Great location, very accessible to Redhill MRT and Queenstown amenities. The development is quiet and well-maintained for its age. Good for families with young children given the school proximity.”
— Resident review via PropertyGuru
“Facilities are basic but functional. The real selling point is the location — Tanglin Road address, close to MRT, near good schools. Don’t expect modern finishings though.”
— Resident review via EdgeProp
“The lease is the main concern. Everything else — location, size, price — is excellent for what you pay. But you need to go in with eyes open about the remaining tenure.”
— Resident review via EdgeProp
The consensus among residents is remarkably consistent: Tanglin Regency delivers outstanding location value at a price point that is rare for D10, but buyers must accept the trade-offs of an ageing leasehold development. Maintenance standards are generally praised as adequate, with the MCST keeping common areas presentable. The resident profile skews toward long-term owner-occupiers and some rental tenants drawn by the MRT proximity and central location — a mix that keeps the community stable but means turnover is relatively low.
- A 38% PSF discount to D10 inside a prime-district address. 7 sales in the last 12 months cleared at an average S$1,677 psf, against a D10 district average of S$2,699 psf across 2,039 transactions over the same window (as of 2026-05). The absolute-quanta envelope sits between S$1.42m and S$2.22m for 850–1,292 sqft layouts — numbers that would price S$2.3m to S$3.5m if the same floor plates sat in a fresh-99 or freehold D10 launch. Anchor the affordability picture in our affordability calculator and run the all-in math through our total cost of ownership calculator.
- 67 years of lease left — longer than every 1980s D10 leasehold competitor. The 99-year lease commenced in 1994, so at 2026 there are approximately 67 years remaining (as of 2026-05). Within the D10 leasehold cohort, that puts TANGLIN REGENCY ahead of the 1985–1990 vintage stock (which now sits at 53–58 years remaining) and only modestly behind 2000s-vintage neighbours like The Tessarina or D'Leedon. For CPF-usage and bank-tenure planning, that extra 10–15 years of lease is structurally valuable — per the CPF housing rules for leasehold property, full CPF usage holds as long as remaining lease at the youngest buyer's age 95 stays above 60 years. Map the decay curve in our lease decay calculator.
- Tan Kah Kee MRT (DT8) on the Downtown Line — rail-on-doorstep that 1980s D10 stock never had. The Downtown Line opened the Tan Kah Kee stop in 2015 (Stage 2), per the LTA Downtown Line page, putting Bugis, Bayfront, Newton, and Little India inside a 12–18 minute single-line ride. Stevens (DT10/TE11) and Botanic Gardens (CC19/DT9) interchange stations bring the Thomson-East Coast and Circle Lines into the wider catchment. Stress-test daily commute against your workplace via our commute-time map.
- UNESCO Botanic Gardens frontage and the embassy-school corridor. The site is within a 10–15 minute walk of the Singapore Botanic Gardens (UNESCO), with the Bukit Timah and Tanglin Hill embassy enclave on the other side. Top schools within a 1–2km radius include Nanyang Primary, Raffles Girls' Primary, Singapore Chinese Girls', and Anglo-Chinese School (Barker Road); the area is well documented in our Orchard–Tanglin school corridor guide. For owner-occupiers with school-age children or for foreign professionals on diplomatic / embassy postings, the locational moat is real and durable.
- Mature CCR rental absorption — gross yields land in the 3.3–3.5% band. 271 rental contracts on record across the development; in the last 12 months alone, 26 two-bedroom leases cleared at an average S$4,063/month (S$3,400–S$4,500) and 10 three-bedroom leases cleared at S$5,640/month (S$5,000–S$6,300) (as of 2026-05). Applied against the prevailing 2-bedroom average sale price of approximately S$1.45m, the gross yield works out to roughly 3.36% — comfortably above the D10 prime-CCR average benchmarked in our 2026 Singapore rental yield reference. The diplomatic and expatriate rental pool around Tanglin / Holland is structurally deep.
- Manageable mid-quanta floor plates inside D10. Sales over the last 12 months covered the 850–1,292 sqft band, sitting in the heart of upgrader-to-CCR territory. With 2-bedroom layouts averaging S$1.45m and 3-bedroom layouts averaging S$1.97m (as of 2026-05), TANGLIN REGENCY is one of the few D10 entry points where the absolute quanta is under S$2.3m. For context, the 1–1.5m upgrader band documented in our best-value condos for HDB upgraders guide almost never reaches into D10; this development is one of the rare exceptions on the lower end of its range.
- Stable resale liquidity for a 210-unit boutique CCR development. 41 sales recorded across 2021–2026, averaging roughly 8 transactions per year against a 210-unit base — an approximately 3.8% annual turnover. That is moderately healthier than typical 1990s-vintage CCR boutiques and reflects steady churn through the upgrader and foreign-professional buyer pool. Compare against district-wide turnover via our District 10 property page.
- 67 years of lease remaining sounds healthy, but the CPF cliff is closer than headlines suggest. For a 35-year-old buyer in 2026 taking a 30-year loan, lease at end of loan will be 37 years; for a 45-year-old buyer with a 25-year loan, lease at end of loan will be 42 years. Per the MAS Notice 645 (TDSR / mortgage rules) and CPF rules above, the buyer pool starts narrowing materially once any prospective resale buyer's end-of-loan lease drops under 30 years — which becomes a real constraint by 2040–2045 for downstream resale liquidity. Run the structural framework through our 99-year leasehold condo guide.
- 1998 vintage means the major MCST capex cycle has either started or is imminent. A 28-year-old development (as of 2026) is now squarely inside the window where sinking-fund top-ups for facade repainting, lift modernisation, water-tank replacement, and electrical-riser upgrades cluster. Prospective buyers should request the latest 5-year MCST budget, AGM minutes, and any extraordinary levy history before assuming maintenance charges stay flat. Frame the structural cost framework via our MCST fee due-diligence guide and the broader condo facilities cost analysis.
- The 38% PSF discount has more lease-and-vintage cause than "hidden gem" cause. The D10 average is lifted by fresh-99 and freehold stock like Leedon Green, Royalgreen, Park Nova, and 32 Gilstead, all of which command S$3,500–S$5,000+ psf for new-condition tenure (as of 2026-05). Per EdgeProp's prime-property reporting, the spread between fresh-tenure CCR and aging-tenure CCR has been widening since the 2021 cooling measures rather than narrowing. The 38% gap is not a market mispricing; it is a tenure-and-vintage spread the market has priced rationally. Treat any thesis that "the gap will close" with appropriate scepticism.
- 60% foreigner ABSD compresses the foreign-buyer math. Per the IRAS ABSD framework, foreigners purchasing residential property in Singapore (post April 2023) pay 60% ABSD — meaning a S$1.5m TANGLIN REGENCY 2-bedroom costs roughly S$2.4m all-in to a foreign buyer. Against a 3.36% gross yield on a 67-year-remaining lease, the after-tax IRR for a yield-pure foreign investor does not clear typical hurdle rates. Foreign buyers should run the scenario through our ROI calculator and the stamp duty calculator.
- Boutique-scale en-bloc economics work against a redevelopment thesis. 210 units on a 99-year-leasehold site from 1994 means any prospective developer would need to pay both lease-top-up (back to fresh 99) AND development charge on any plot-ratio uplift. Recent successful CCR en-blocs (per public URA and EdgeProp records) have skewed heavily to freehold sites; the lease-extension premium for a 30-year-younger 99-year tenure significantly dilutes the bid economics. Treat en-bloc upside as low-probability optionality, not a base case (as of 2026-05).
- Resale liquidity is moderate, not deep — plan an exit timeline of 6–12 months. 7 transactions in the last 12 months across 210 units is healthy by 1990s CCR boutique standards but thin compared with mass-market resale stock in OCR. The 3-bedroom 1,184–1,292 sqft layouts in the S$2.0m–S$2.5m band have a buyer pool measured in the low hundreds across all of D10, and any exit during a cooling-measure tightening or rate-up cycle can extend the listing-to-completion clock materially. Audit corridor liquidity via the price heatmap before committing.
[
{
"persona": "HDB upgrader from Queenstown / Bukit Merah / Tiong Bahru seeking the cheapest D10 entry",
"fit_color": "green",
"reason": "The 2-bedroom 850-950 sqft layouts at S$1.42m-S$1.55m clear quanta are arguably the lowest-entry path into a prime D10 leasehold address. For a young professional couple or a small upgrader family valuing the Tanglin / Holland school and lifestyle catchment, the lease-vintage drag is offset by the locational moat. Mortgage tenure and CPF usage still work comfortably at this buyer age."
},
{
"persona": "Mid-career CCR owner-occupier prioritising Botanic Gardens lifestyle over capital growth",
"fit_color": "green",
"reason": "The walk-to-Botanic-Gardens UNESCO frontage and embassy-corridor lifestyle is a genuine, non-replicable locational moat. For a 12-15 year hold targeted at lifestyle consumption rather than capital appreciation, the 38% PSF discount makes the entry economics defensible. The MCST capex cycle is the variable to monitor."
},
{
"persona": "Foreign HNW seeking trophy CCR address with rental backstop",
"fit_color": "red",
"reason": "60% ABSD compounds against the 99-year leasehold tenure (no freehold permanence premium) and the 3.36% gross yield. For a foreign buyer the after-tax IRR does not clear typical hurdle rates. Better foreign-buyer fit in fresh-99 D9-D10 launches with TOP-progress optionality, or in freehold trophy stock at D9 / Cuscaden / Nassim."
},
{
"persona": "Yield-focused investor targeting 4%+ gross yield",
"fit_color": "amber",
"reason": "The 3.36% gross 2-bedroom yield is decent for CCR but undershoots a pure yield mandate. RCR and OCR leasehold stock with 80+ years remaining typically delivers 3.8-4.5% on comparable absolute outlay. Worth running through our scenario planner before committing if yield is the primary driver."
},
{
"persona": "Long-hold legacy buyer (15+ years) planning multi-generation hold",
"fit_color": "amber",
"reason": "The 67-year lease remaining gives roughly 52 years at end of a 15-year hold, which still meets CPF and bank-tenure rules for a next-generation resale buyer. But the lease decay over 15 years will compress exit value materially against a fresh-99 alternative. Buyers in this profile should explicitly write down 20-30% of entry quanta in long-horizon planning."
},
{
"persona": "Investor benchmarking against D10 fresh-99 new launches",
"fit_color": "amber",
"reason": "The 38% PSF discount is real on a spot basis but the lease gap (67 vs 99 years) closes much of that on a present-value basis. New-launch buyers also get developer financing, progressive-payment scheme, TOP-progress upside, and 99-year-fresh CPF rules. Worth modelling the opportunity-cost explicitly via our scenario tools before deciding between TANGLIN REGENCY and a D10 leasehold new launch."
}
]
TANGLIN REGENCY is a defensible buy for the right buyer profile. For an HDB upgrader targeting the cheapest path into a prime D10 leasehold address, a mid-career owner-occupier prioritising Botanic Gardens lifestyle and embassy-school catchment over headline capital growth, or a long-horizon family weighing trophy-address consumption against lease decay, the S$1,677 psf clearing level (as of 2026-05) is genuinely attractive: a 38% discount to the D10 district average across 2,039 transactions, a Tan Kah Kee MRT (DT8) doorstep position the 1980s D10 leasehold cohort never had, 67 years of lease remaining (longer than every 1980s D10 leasehold competitor), and a 3.36% gross yield that comfortably clears the CCR rental backstop. For a yield-pure investor targeting 4%+ gross, a foreign HNW buyer carrying 60% ABSD, or anyone treating the purchase as a 5–7 year capital-gain play against fresh-99 D10 launches, the math does not clear — the lease-and-vintage discount has been priced by the market rationally rather than mispriced, the MCST capex cycle on a 28-year-old building is now imminent or underway, and the boutique 210-unit scale gives no en-bloc tailwind. The decisive question for any prospective buyer is whether the Tanglin / Botanic Gardens / embassy-corridor lifestyle and the present-day affordability of S$1.42m–S$2.22m for a D10 address justify absorbing a steady lease-decay drag and a refurbishment-cost cycle that is no longer hypothetical. Anchor that decision through our mortgage calculator, the TDSR calculator, the CCR luxury condo buying guide, and a conversation through our advisor finder.