Type

Units

Min Area

Price Range

3 BR

1109 sqft

From S$2.0XM

Property Highlights

Prime Tanglin Road location just 5 minutes walk from Redhill MRT Station on the East-West Line
Spacious 1,109 sqft three-bedroom, three-bathroom unit offering flexibility for modern families and professionals
S$2,000,000 asking price positions this as a competitively valued entry point to the established Tanglin enclave
Excellent investment potential with strong rental demand from expatriate and corporate tenant pools in the area
Well-connected neighbourhood with proximity to Orchard shopping district and central business zones across the island

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Ref: 500089576

Tanglin Regency: A Refined Residence on Singapore's Most Sought-After Corridor

Tanglin Road has long held its reputation as one of Singapore's most desirable residential addresses, combining established charm with modern convenience. Tanglin Regency stands as a testament to this neighbourhood's enduring appeal, offering discerning buyers a well-proportioned three-bedroom, three-bathroom residence set across 1,109 square feet of thoughtfully designed living space. Priced at S$2,000,000, this property represents a compelling opportunity within one of the island's most consistent real estate markets.

The unit's configuration of three bedrooms and three full bathrooms makes it particularly suited to families seeking separation of spaces or professionals who value dedicated guest accommodation and home office facilities. The floor plate of just over 1,100 square feet provides ample room for entertaining whilst maintaining excellent proportions in everyday living areas. This level of space is increasingly rare at this price point across Singapore's central region.

Location: The Gateway to Multiple Districts

Situated at 381 Tanglin Road, this residence enjoys one of Singapore's most strategically connected postcodes. The property sits merely 410 metres from Redhill MRT Station on the East-West Line, translating to a comfortable five-minute walk for daily commuters. Redhill Station provides direct access to the Central Business District via Raffles Place, whilst also connecting seamlessly to the broader MRT network and strategic employment nodes across the island.

The Tanglin neighbourhood itself functions as a natural bridge between multiple lifestyle zones. Orchard Road's retail and dining establishments lie within easy reach, whilst the quieter residential charm of the surrounding conservation area provides genuine respite from the city's bustle. Access to major expressways through nearby trunk roads ensures efficient connectivity to business parks in Jurong, Changi Airport, and the eastern corridors of Singapore.

The Tanglin Enclave: Established Excellence

Tanglin Road has matured into one of Singapore's most stable residential corridors, populated by established residential developments that have proven resilient through multiple property cycles. The neighbourhood attracts a sophisticated buyer and tenant demographic, ranging from multinational executives to established local families seeking premium residential environments. This demographic stability underpins consistent rental demand and capital value preservation across quality properties in the area.

The conservation architecture and low-rise character of much of Tanglin contrasts appealingly with higher-density districts, creating a distinctly village-like atmosphere within minutes of the city centre. This particular quality has insulated Tanglin from the more volatile pricing swings experienced in other central locations, making it particularly attractive to value-conscious investors and owner-occupiers with longer investment horizons.

Investment Profile and Rental Potential

The S$2,000,000 price point positions Tanglin Regency within the sweet spot for institutional and individual investors seeking exposure to Singapore's core residential market. The unit's three-bedroom, three-bathroom configuration aligns closely with the expatriate rental market's preferences, particularly among families and corporate housing programmes seeking medium-term furnished or unfurnished leases. Rental yields in the Tanglin precinct have consistently tracked between 2.5% and 3.5% for quality units, suggesting annual rental income potential in the region of S$50,000 to S$70,000 for appropriately positioned properties.

The proximity to Redhill MRT and the property's central location enhance its appeal to working professionals and families seeking to minimise commute times. This accessibility factor traditionally translates into stronger tenant enquiry and shorter vacancy periods compared to properties in more peripheral locations. The unit's three-bathroom provision is particularly valued in the expatriate leasing market, as it satisfies the requirements of multi-occupant household arrangements and reduces friction in the tenant placement process.

Pricing in Market Context

At S$2,000,000 for 1,109 square feet, Tanglin Regency trades at approximately S$1,802 per square foot, a figure that reflects contemporary market conditions across established condominium projects in the Tanglin vicinity. Recent comparable transactions within the neighbourhood have ranged between S$1,650 and S$1,950 per square foot, depending on unit orientation, floor level, and specific amenity access. This valuation places the property within a reasonable band for the location, with neither premium nor discount relative to immediate market benchmarks.

The price-to-space ratio compares favourably to newer developments in adjacent areas such as Killiney Road and Orchard Boulevard, which command notable premiums due to more recent construction and enhanced facilities. Investors comparing Tanglin Regency against newer stock should weigh the premium paid for contemporary architecture against the proven stability and established rental demand the Tanglin location provides.

Lease Considerations and Long-Term Viability

Prospective purchasers should establish the lease tenure and remaining years on the property, as this factor materially influences both current valuation and long-term resale prospects. Most established condominiums on Tanglin Road operate on 99-year leasehold tenure, with lease decay beginning to impact unit values when remaining tenure falls below 70 years. Singapore's legal and banking frameworks increasingly penalise properties with sub-70-year leases, restricting eligible buyer pools and potentially compressing achievable sale prices as tenure diminishes.

For properties in the mid-to-later lease stages, investigating whether the development has obtained or is pursuing lease extension mechanisms becomes essential. Some Tanglin-area developments have completed collective sale transactions that enabled wholesale lease renewals or freeholds conversion, whilst others remain subject to original 99-year constraints. This lease status directly influences whether the property functions as a true long-term wealth store or requires strategic exit timing to preserve capital value.

Market Positioning: Owner-Occupier and Investor Appeal

Tanglin Regency appeals to multiple buyer categories. Young families upgrading from smaller units appreciate the three-bedroom flexibility and proximity to quality schools in the Newton and Orchard catchments. Established professionals seeking a centrally located base value the mature neighbourhood atmosphere and accessibility to business districts across the island. International assignees favour the location's proximity to expatriate-friendly services, dining, and retail, combined with a genuine residential character that many prefer to more commercialised alternatives.

For investors, the property sits at an attractive intersection: established enough to support consistent rental demand, but recent enough in its current market cycle to offer genuine medium-term capital appreciation potential. The price point sits within reach of high-net-worth individual buyers whilst remaining accessible to qualified institutional investors, suggesting healthy liquidity in any eventual sale scenario.

Neighbourhood Amenities and Lifestyle Integration

Beyond the property itself, Tanglin Road residents enjoy immediate access to some of Singapore's most refined lifestyle offerings. The neighbourhood encompasses diverse dining venues ranging from casual local establishments to fine dining restaurants, complemented by boutique retail and professional services reflecting the area's elevated demographic profile. Multiple fitness facilities, including dedicated studios and fitness centres, serve the health-conscious resident base prevalent in this location.

Educational facilities in adjacent catchments include several of Singapore's most sought-after schools, making Tanglin particularly attractive to families with children. The conservation architecture and established trees throughout the neighbourhood create genuinely pleasant pedestrian experiences, with local parks and green spaces providing recreational amenities within walking distance of the property.

Capital Appreciation and Market Resilience

Tanglin Road properties have demonstrated remarkable resilience through Singapore's multiple property cycles, with values showing steady upward trajectory despite broader market volatility. The combination of established quality, limited new supply prospects, and genuine scarcity of comparative alternatives supports ongoing appreciation expectations. Properties that have remained in owner-occupier hands for extended periods frequently show cumulative capital gains that reflect both general market appreciation and the neighbourhood's strengthening premium within Singapore's residential hierarchy.

Investors holding quality Tanglin properties through full market cycles have consistently achieved positive returns, with capital appreciation frequently exceeding rental yield by substantial margins. This dynamic makes Tanglin particularly suitable for investors with longer time horizons who can absorb short-term market volatility whilst benefiting from longer-term structural appreciation drivers.

Summary: Premium Central Living at Established Value

Tanglin Regency presents an opportunity to acquire a well-proportioned three-bedroom residence in one of Singapore's genuinely exceptional neighbourhoods. The S$2,000,000 asking price reflects realistic market value within an established precinct that has proven both resilient and appreciative across extended investment horizons. The property's proximity to Redhill MRT, combined with its location within a mature, sought-after residential area, positions it as an attractive proposition for both owner-occupiers and investors seeking exposure to Singapore's core property market.

For those prioritising location over newness, stability over speculation, and established community character over cutting-edge amenities, Tanglin Regency warrants serious investigation within this price segment of Singapore's residential market.

Frequently Asked Questions

What rental yield can I expect if I purchase Tanglin Regency as an investment property?

Based on current market conditions in the Tanglin enclave, realistic rental yields for quality three-bedroom units range between 2.5% and 3.5% per annum. At the S$2,000,000 purchase price, this suggests potential annual gross rental income of approximately S$50,000 to S$70,000, depending on lease tenure negotiation and unit amenities. The three-bathroom configuration and proximity to Redhill MRT enhance tenant appeal within the expatriate rental market, which typically commands premium rates and demonstrates shorter vacancy periods than comparable units in peripheral locations. Actual yields will depend on your ability to secure furnished versus unfurnished lease terms, with furnished rentals potentially delivering yields at the higher end of this spectrum.

How does the S$1,802 per square foot price compare to recent transactions in Tanglin?

Comparable recent transactions within the Tanglin neighbourhood have recorded sales ranging from approximately S$1,650 to S$1,950 per square foot for three-bedroom units in established developments. The S$1,802 per square foot valuation therefore sits comfortably within the contemporary market band, suggesting neither significant premium nor discount relative to immediate benchmarks. However, this comparison varies materially based on specific factors such as unit floor level, orientation, remaining lease tenure, and amenity access—units on higher floors with prime orientations commonly command the upper end of the range, whilst lower floors may trade closer to the S$1,650 level. Prospective buyers should request comparable sale data specific to similar unit configurations and lease positions to validate whether this particular unit reflects fair value for its specific characteristics.

What Additional Buyer's Stamp Duty implications apply at this S$2,000,000 price point?

For Singapore citizens and permanent residents purchasing their first property, no ABSD applies regardless of purchase price. However, buyers acquiring this as a second or subsequent property face ABSD liabilities that escalate significantly with the purchase price. At S$2,000,000, the ABSD for a second property purchase amounts to 15% of the purchase price—approximately S$300,000 in addition to the S$2,000,000 acquisition cost. Foreign investors purchasing any residential property incur an ABSD of 20% (S$400,000), plus standard stamp duty and legal fees, making the true cost of acquisition substantially higher than the headline price. These tax implications warrant detailed discussion with your conveyancing lawyer and tax advisor before committing to purchase, as they materially alter the cash outlay required and should factor into investment return calculations.

What lease tenure and decay risks should I investigate before purchasing Tanglin Regency?

The lease tenure status is absolutely critical to establish prior to purchase commitment. Most Tanglin Road developments operate on original 99-year leasehold terms, and it is essential to determine how many years remain on the specific property. Properties with remaining lease tenure below 70 years face significant complications in Singapore's financing and resale markets—many banks restrict lending on sub-70-year properties, and eligible buyer pools shrink materially. Each year of lease decay theoretically reduces the property's value by approximately 0.5% to 1%, meaning a property with 50 years remaining lease may trade at a 10-20% discount relative to an identical unit with 99 years tenure. You should investigate whether the development has undertaken any collective sale processes or lease renewal mechanisms that might provide pathways to extend tenure, as some Tanglin developments have completed such transactions whilst others remain subject to original constraints. This lease status will have more impact on long-term capital value and resale ability than almost any other single factor.

How does proximity to Redhill MRT Station enhance demand and capital appreciation for this unit?

The East-West Line MRT connectivity via Redhill Station represents a genuine structural advantage for Tanglin properties, fundamentally supporting both rental demand and capital value appreciation. The station provides direct access to the Central Business District, Jurong employment corridor, and airport connectivity—critical infrastructure for professional tenants and owner-occupiers with employment concentrated in these nodes. Properties within 400 metres of MRT stations—the distance threshold typically cited for walkability—command measurable pricing premiums relative to comparable units without similar connectivity, historically showing 5-8% price differentials depending on specific location. The five-minute walk from Tanglin Regency to Redhill MRT places the property within this premium zone, directly supporting both achievable rental rates and resale pricing. As Singapore's population densifies and car ownership becomes increasingly costly, MRT proximity only strengthens as a value driver, suggesting that this property's capital appreciation potential benefits from long-term transport infrastructure trends supporting the East-West Line corridor.

Which buyer profiles would find Tanglin Regency most suitable, and why?

The property appeals to multiple distinct buyer categories. Young families upgrading from one or two-bedroom units appreciate the three-bedroom flexibility, the mature neighbourhood's proximity to quality schools, and the central location's balance between accessibility and residential character. Established professionals and business owners favour Tanglin's sophisticated community atmosphere, proximity to multiple business districts, and the genuine residential respite it offers from more commercialised areas. International assignees—typically the largest tenant segment in Tanglin—specifically seek the neighbourhood's expatriate-friendly services, quality dining and retail, combined with authentic residential character rather than transient corporate housing. For investors, the property appeals to high-net-worth individuals seeking stable, appreciative assets with proven rental demand, as well as to institutional buyers constructing diversified residential portfolios. The S$2,000,000 price point sits at the intersection of these buyer categories, suggesting strong potential liquidity in any eventual exit—a factor that should reassure investors concerned about resale feasibility.

What are the Total Debt Service Ratio and financing headroom implications at S$2,000,000?

Under MAS lending regulations, most banks limit residential property mortgages to approximately 80% loan-to-value, meaning a S$2,000,000 purchase requires a minimum cash downpayment of S$400,000 to avoid mortgage insurance complications. This translates to a maximum mortgageable amount of S$1,600,000. The Total Debt Service Ratio limits monthly debt obligations (including mortgage, existing loans, and credit commitments) to 60% of gross monthly income for most borrowers. For a S$1,600,000 mortgage at current rates approximating 4% per annum, monthly mortgage payments would be roughly S$7,600 over a 25-year loan term. This implies a minimum qualifying gross monthly income of approximately S$12,667 to satisfy TDSR requirements, assuming no other existing debt obligations. Buyers with existing debt—including car loans, credit cards, or personal loans—would need proportionally higher income to qualify for the full loan amount. It is advisable to consult directly with your preferred bank prior to formal offer submission to understand your specific lending eligibility and available loan quantum based on current personal financial circumstances.

How does Tanglin Regency compare to competing developments in the immediate area?

Tanglin Road benefits from a relatively limited competitive set, as established residential developments within the conservation area are few in number and typically hold similar price positioning and market appeal. Properties on nearby Killiney Road and Orchard Boulevard generally command 10-15% price premiums per square foot relative to Tanglin Road, justified by newer construction, updated amenities, and enhanced architectural finishes—these areas have attracted recent development activity that Tanglin's conservation status restricts. However, this premium reflects a fundamentally different product positioning: newer, more contemporary, with modern facilities versus established character, proven stability, and a sophisticated rental tenant base. For investors prioritising rental yield and capital stability over architectural newness, Tanglin Regency's pricing advantage relative to nearby developments represents genuine value—the Tanglin location delivers the connectivity and amenity access comparable properties provide, at a more moderate capital entry point. Upgrading families often prefer Tanglin's quieter, more village-like atmosphere despite the architectural modernity available at higher price points in adjacent areas. The relative value proposition therefore depends on your specific priorities regarding architecture, amenities, and lifestyle orientation.

Which floor levels and unit stacks typically offer the best value within Tanglin Regency?

Within most condominium developments, middle-floor units—typically between the 4th and 15th levels—frequently offer superior value propositions relative to both ground-floor and penthouse units. Ground and lower-floor units face noise and privacy disadvantages from common areas and street activity, whilst penthouse and very high-floor units command substantial premiums that often exceed their functional benefits. For Tanglin Regency, middle-floor units facing away from Tanglin Road itself offer particularly attractive positioning—they gain ventilation and light benefits without exposure to road traffic noise, whilst avoiding the premium pricing of the highest levels. Units positioned on the rear or side aspects of the development typically trade at discounts relative to front-facing equivalents, despite offering superior residential amenity and quieter daily environments. For investment purposes, these rear-facing middle-floor units often generate equivalent or superior rental yields—tenants value peace and quiet as highly as view prospects—whilst maintaining purchase prices 5-10% below comparable front-facing inventory. Prospective buyers should specifically investigate units on the 5th to 12th level range facing away from the main road, as these positions historically offer the most efficient capital deployment within established Tanglin developments.

What future supply pipeline developments might affect Tanglin Regency's capital appreciation trajectory?

The conservation status of much of Tanglin Road provides genuine structural protection against nearby oversupply, as the Urban Redevelopment Authority's conservation designations severely restrict new residential development within the immediate precinct. This contrasts sharply with other central locations experiencing substantial new development that can pressure existing resale values through increased competition for tenant and buyer pools. The major supply consideration for Tanglin involves broader developments in adjacent districts—Orchard Boulevard, Killiney Road, and the emerging Dhoby Ghaut/Orchard MRT precinct have seen notable new project launches that may influence rental and capital dynamics across the wider neighbourhood. However, these typically attract different buyer and tenant demographics seeking newer architecture and contemporary amenities, creating distinct market segments rather than direct competition. The genuine supply constraint facing properties across the Tanglin enclave remains the absolute scarcity of quality residential sites available for development, which underpins the long-term appreciation case for existing quality stock. Government land sales pipelines in the vicinity have been modest in recent years, suggesting that oversupply risk remains genuinely limited, and Tanglin Regency's capital appreciation prospects should benefit from ongoing scarcity value as Singapore's premium residential footprint becomes increasingly constrained.

Tanglin Regency: 3BR Condo S$2M near Redhill MRT