Tangerine Grove
PAYA LEBAR CRESCENT · D19
Median PSF · 12m
S$1,753
Median price · 12m
S$2.25M
Latest sale
S$2.13M
Mar 2026
1-year change
+3.8%
Sales · 12m
2
12 all time
Gross yield
3.31%
14 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +31.0%
- Annualised
- +12.7%
- Transactions
- 12
- 1 year
- +3.8%
- 3 years p.a.
- +7.8%
- 5 years p.a.
- —
- Median size
- 1,195 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Tangerine Grove | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,753 | S$1,626 | +7.8% |
| Median price | S$2.25M | S$1.58M | +42.4% |
| Gross rental yield | 3.31% | 3.42% | -0.1 pts |
| 1-year price change | +3.8% | +4.9% | -1.1 pts |
This development trades about 8% above the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,400
Contracts · 12m
14
Implied annual rent
S$53K
Gross yield
3.31%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 9 | S$4,800 |
| 2 bedroom | 4 | S$3,600 |
| 4 bedroom | 1 | S$6,000 |
Investment analysis
Investment score 56 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
56/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Price momentumweight 18%85
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%69
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%56
Gross yield against every other development in its segment.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%46
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bartley MRT at 710 m.
- Valuationweight 22%32
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Bartley MRT710 m
- Serangoon MRT1.1 km
- Serangoon Interchange MRT1.1 km
- Kovan MRT1.3 km
Schools within 2 km
- Paya Lebar Methodist Girls' School (Primary)primary290 m
- Paya Lebar Methodist Girls' School (Secondary)secondary (s1-s5)390 m
- St. Gabriel'S Secondary Schoolsecondary (s1-s5)760 m
- Maris Stella High Schoolmixed level (p1-s4)0.9 km
- Bartley Secondary Schoolsecondary (s1-s5)1.0 km
- Yuying Secondary Schoolsecondary (s1-s5)1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JANSEN HOUSEMequity GS Pte Ltd21 units1.4 km
- Chuan ParkChuan Park Development Pte Ltd · TOP 2027916 units2.0 km
- CHUAN PARKChuan Park Development Pte. Ltd.916 units2.0 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Mar 2026 | Condominium | S$2,130,000 | 1,184 sqft | S$1,799 | 01-05 | — |
| Nov 2025 | Condominium | S$2,370,000 | 1,389 sqft | S$1,707 | 01-05 | — |
| May 2025 | Condominium | S$2,308,888 | 1,367 sqft | S$1,689 | 01-05 | — |
| May 2025 | Condominium | S$2,200,000 | 1,238 sqft | S$1,777 | 01-05 | — |
| Oct 2024 | Condominium | S$1,460,000 | 926 sqft | S$1,577 | 01-05 | — |
| Dec 2023 | Condominium | S$1,390,000 | 926 sqft | S$1,502 | 01-05 | — |
| Oct 2023 | Condominium | S$1,415,000 | 915 sqft | S$1,547 | 01-05 | — |
| Dec 2022 | Condominium | S$1,280,000 | 915 sqft | S$1,399 | 01-05 | — |
| Aug 2022 | Condominium | S$1,300,000 | 947 sqft | S$1,372 | 01-05 | — |
| Jun 2022 | Condominium | S$2,050,000 | 1,604 sqft | S$1,278 | 01-05 | — |
| May 2022 | Condominium | S$1,765,000 | 1,238 sqft | S$1,426 | 01-05 | — |
| Jan 2022 | Condominium | S$1,656,000 | 1,206 sqft | S$1,374 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Place-8
S$1,066
—1 sales
Landed Housing Development
S$1,498
-12.2%9 sales1.1% yield
The Morris Residences
S$849
-8.3%1 sales
Llyn Gardens
S$1,909
—2 sales1.1% yield
Tai Keng Villas
S$1,004
-1.3%1 sales2.2% yield
Kensington Square
S$1,700
+21.5%5 sales3.6% yield
Tai Keng Gardens
S$2,235
+6.1%2 sales2.1% yield
Landed Housing Development
S$1,497
-18.4%2 sales1.8% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.