District 10 - Tanglin, Holland

CCR - 3987 transactions in last 3 years

District 10 (Tanglin, Holland) sits in Singapore's Core Central Region - the prime central districts known for premium pricing, freehold-heavy stock, and strong long-term capital preservation. Buyers here are typically prioritising prestige and resilience over rental yield.

Last transaction: 2026-06-01. Source: URA private residential PMI.

Key Metrics

Median PSF

$2,480

3-year window

Gross Rental Yield

2.6%

annualised, before costs

3Y Appreciation

-0.0%

median PSF CAGR

Supply Pressure

1.1x

moderate incoming supply

Investment Score

44 / 100

Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.

3Y Appreciation(40%)

-0.0%

Gross Yield(20%)

2.6%

Supply Pressure(20%)

1.1x (lower = better)

Schools(20%)

4 schools (2 elite)

Top Transacted Projects

Ranked by transaction volume in the last 3 years.

1SKYE AT HOLLAND
PSF$2,952
Norm$3,081
YieldN/A
Txns (3Y)606
Pipeline666
2UPPERHOUSE AT ORCHARD BOULEVARD
PSF$3,332
Norm$3,478
YieldN/A
Txns (3Y)227
Pipeline301
3D'LEEDON
PSF$2,012
Norm$2,298
Yield3.3%
Txns (3Y)214
Pipeline-
4CUSCADEN RESERVE
PSF$3,035
Norm$3,370
Yield3.4%
Txns (3Y)147
Pipeline-
519 NASSIM
PSF$3,396
Norm$3,763
YieldN/A
Txns (3Y)89
Pipeline-
6LEEDON GREEN
PSF$2,956
Norm$2,956
Yield2.6%
Txns (3Y)76
Pipeline-
7VALLEY PARK
PSF$2,168
Norm$2,282
Yield2.5%
Txns (3Y)50
Pipeline-
8FOURTH AVENUE RESIDENCES
PSF$2,555
Norm$2,837
Yield3.4%
Txns (3Y)43
Pipeline-
9SOMMERVILLE PARK
PSF$2,162
Norm$2,162
Yield2.3%
Txns (3Y)43
Pipeline-
10SPRING GROVE
PSF$1,786
Norm$2,282
Yield3.2%
Txns (3Y)41
Pipeline-
11GRANGE 1866
PSF$3,164
Norm$3,164
Yield2.9%
Txns (3Y)40
Pipeline-
12RV RESIDENCES
PSF$2,323
Norm$2,445
Yield3.5%
Txns (3Y)40
Pipeline-
13DUCHESS CREST
PSF$1,812
Norm$2,249
Yield3.2%
Txns (3Y)40
Pipeline-
14THE TESSARINA
PSF$2,251
Norm$2,251
Yield2.4%
Txns (3Y)36
Pipeline-
15ONE DRAYCOTT
PSF$3,258
Norm$3,258
Yield2.5%
Txns (3Y)32
Pipeline-

#	Project	Median PSF	Norm PSF	Gross Yield	Txns (3Y)	Incoming Units
1	SKYE AT HOLLAND	$2,952	$3,081	N/A	606	666
2	UPPERHOUSE AT ORCHARD BOULEVARD	$3,332	$3,478	N/A	227	301
3	D'LEEDON	$2,012	$2,298	3.3%	214	-
4	CUSCADEN RESERVE	$3,035	$3,370	3.4%	147	-
5	19 NASSIM	$3,396	$3,763	N/A	89	-
6	LEEDON GREEN	$2,956	$2,956	2.6%	76	-
7	VALLEY PARK	$2,168	$2,282	2.5%	50	-
8	FOURTH AVENUE RESIDENCES	$2,555	$2,837	3.4%	43	-
9	SOMMERVILLE PARK	$2,162	$2,162	2.3%	43	-
10	SPRING GROVE	$1,786	$2,282	3.2%	41	-
11	GRANGE 1866	$3,164	$3,164	2.9%	40	-
12	RV RESIDENCES	$2,323	$2,445	3.5%	40	-
13	DUCHESS CREST	$1,812	$2,249	3.2%	40	-
14	THE TESSARINA	$2,251	$2,251	2.4%	36	-
15	ONE DRAYCOTT	$3,258	$3,258	2.5%	32	-

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).