Tiong Bahru Estate
ENG HOON STREET · D03
Median PSF · 12m
S$5,491
Median price · 12m
S$4.90M
Latest sale
S$4.90M
Nov 2025
1-year change
—
Sales · 12m
1
2 all time
Gross yield
1.22%
20 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
- +90.3%
- Annualised
- +262.1%
- Transactions
- 2
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 1,157 sqft
Against the neighbourhood
How it compares within D03
Queenstown, Tiong Bahru, Alexandra. All figures are medians over the last 12 months for private homes in this district.
| Measure | Tiong Bahru Estate | D03 median | Difference |
|---|---|---|---|
| Median PSF | S$5,491 | S$2,813 | +95.2% |
| Median price | S$4.90M | S$2.26M | +116.6% |
| Gross rental yield | 1.22% | 3.10% | -1.9 pts |
| 1-year price change | — | +15.6% | — |
This development trades about 95% above the D03 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,850
Contracts · 12m
20
Implied annual rent
S$58K
Gross yield
1.22%
| Unit type | Contracts | Median rent |
|---|---|---|
| All units | 20 | S$4,850 |
Investment analysis
Investment score 24 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
24/100
82% 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.
- Liquidityweight 15%56
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%43
Distance to the nearest rail station, plus schools within 1 km. Nearest is Havelock MRT at 530 m.
- Supply riskweight 10%38
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%5
Gross yield against every other development in its segment.
- Valuationweight 22%0
How its median price per square foot compares with its own district.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score price momentum.
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
- Havelock MRT530 m
- Outram Park MRT620 m
- Tiong Bahru MRT830 m
- Chinatown MRT1.1 km
Schools within 2 km
- Zhangde Primary Schoolprimary930 m
- River Valley Primary Schoolprimary1.2 km
- Gan Eng Seng Schoolsecondary (s1-s5)1.3 km
- Alexandra Primary Schoolprimary1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Residential apartmentsTimes Square Mall Pte Ltd/Polaris Time Square Residences Pte Ltd876 units470 m
- Residential apartmentsChuan Grove Pte Ltd1,056 units470 m
- Residential apartmentsHPL Properties Pte Ltd304 units470 m
- THE AVENIRCarmel Development Pte Ltd376 units1.2 km
- CANNINGHILL PIERSDBS Trustee Limited/Legend Commercial Trustee Pte Ltd/Legend Quay Pte Ltd696 units1.4 km
- ASPEN LINQOptimus Hill Pte Ltd18 units1.4 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 |
|---|---|---|---|---|---|---|
| Nov 2025 | Terrace | S$4,900,000 | 892 sqft | S$5,491 | - | — |
| Feb 2022 | Apartment | S$4,100,000 | 1,421 sqft | S$2,886 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$5,495
—1 sales3.5% yield
Residential Apartments
S$2,568
—1 sales
The Regency At Tiong Bahru
S$2,561
+10.5%3 sales3.5% yield
Yong Siak View
S$1,905
—1 sales3.0% yield
The Landmark
S$2,485
+12.6%9 sales3.6% yield
One Pearl Bank
S$2,573
+1.9%21 sales3.9% yield
Meraprime
S$2,227
+9.4%2 sales3.4% yield
River Place
S$1,848
+2.5%16 sales4.7% 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.