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condo · 536019

Tangerine Grove

Project page · Freehold

Indicative value range
S$2,093,057 – S$2,161,865
Indicative mid S$2,121,944 · S$1,776 psf

Based on 4 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Mar 2026Tangerine Grove01-051,184 sqftS$2,130,000S$1,799 psf×0.999S$1,797 psf
Nov 2025Tangerine Grove01-051,389 sqftS$2,370,000S$1,707 psf×1.021S$1,742 psf
May 2025Tangerine Grove01-051,367 sqftS$2,308,888S$1,689 psf×1.039S$1,755 psf
May 2025Tangerine Grove01-051,238 sqftS$2,200,000S$1,777 psf×1.039S$1,847 psf

How accurate is this estimate for Tangerine Grove?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.43% gross yield

S$51,600 of rent a year against the estimate above · 0.57 points below flats like it

Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 14 of them.

In outside the central region, freehold flats yield 3.00%, from 614 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,800
Q3 20261600-1700 sqft3Non-landed PropertiesS$4,600
Q2 20261100-1200 sqft3Non-landed PropertiesS$5,000
Q2 20261100-1200 sqft3Non-landed PropertiesS$4,800
Q2 20261600-1700 sqft3Non-landed PropertiesS$4,400
Q2 2026900-1000 sqft2Non-landed PropertiesS$3,500
Q1 20261300-1400 sqft3Non-landed PropertiesS$5,000
Q1 20261200-1300 sqft3Non-landed PropertiesS$5,000

median of 14 URA rental contracts at Tangerine Grove within a quarter of 111 sqm, since 2025Q4.

Buying or selling at S$2,121,944?

Buying: Stamp duty on S$2,121,944 · Cash and CPF needed on S$2,121,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,121,944.

Each opens with this figure filled in; change anything there.

Primary schools near 1 Paya Lebar Crescent

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Mar 2026
Tangerine Grove · 01-05 · Condominium
1,184 sqftS$2,130,000S$1,799 psf
Nov 2025
Tangerine Grove · 01-05 · Condominium
1,389 sqftS$2,370,000S$1,707 psf
May 2025
Tangerine Grove · 01-05 · Condominium
1,238 sqftS$2,200,000S$1,777 psf
May 2025
Tangerine Grove · 01-05 · Condominium
1,367 sqftS$2,308,888S$1,689 psf
Oct 2024
Tangerine Grove · 01-05 · Condominium
926 sqftS$1,460,000S$1,577 psf
Dec 2023
Tangerine Grove · 01-05 · Condominium
926 sqftS$1,390,000S$1,502 psf
Oct 2023
Tangerine Grove · 01-05 · Condominium
915 sqftS$1,415,000S$1,547 psf
Dec 2022
Tangerine Grove · 01-05 · Condominium
915 sqftS$1,280,000S$1,399 psf
Aug 2022
Tangerine Grove · 01-05 · Condominium
947 sqftS$1,300,000S$1,372 psf
Jun 2022
Tangerine Grove · 01-05 · Condominium
1,604 sqftS$2,050,000S$1,278 psf
May 2022
Tangerine Grove · 01-05 · Condominium
1,238 sqftS$1,765,000S$1,426 psf
Jan 2022
Tangerine Grove · 01-05 · Condominium
1,206 sqftS$1,656,000S$1,374 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.