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Tanglin Regency Review

Tanglin Regency Review
Residential Condominium Review — District 10

Tanglin Regency

A mature, low-density 99-year leasehold condominium tucked between Tanglin, Redhill and the Orchard Road fringe.

SGCPI Research Desk Updated August 2026 381–383 Tanglin Road, Singapore 247965 99-YR LEASEHOLD FROM 1994

Street-level view of Tanglin Regency, 381–383 Tanglin Road. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameTanglin Regency
Address381–383 Tanglin Road, Singapore 247965
DistrictDistrict 10 (Tanglin / Holland / Bukit Timah)
Tenure99-year leasehold from 1994 (≈67 years remaining)
Zoning / UseResidential – private strata condominium
Built Form≈3 residential blocks, 16 storeys
Land Area / GFA≈10,542 sqm land / ≈22,138 sqm GFA (≈238,300 sqft)
Completion Year1998
Nearest MRTRedhill (EW18) ≈400m; Queenstown (EW19) ≈1.1km
Key Road AccessTanglin Road, Alexandra Road, AYE; ≈10 min to Orchard Road
Transacted PSF Range≈S$1,528 – S$1,719 psf (12-mth)
Sale Price Range≈S$1.40M – S$2.63M
Asking Rent Range≈S$4,200 – S$5,800 per month
Occupier BaseMixed owner-occupiers and expatriate tenants; small families, downsizers

Location & Connectivity

Tanglin Regency sits along Tanglin Road on the boundary between the Tanglin planning area and Bukit Merah, a stretch that has long carried a quieter, more residential character than the shopping-belt end of Orchard Road just a few minutes’ drive away. The immediate surroundings are low-rise and green, with the Singapore Botanic Gardens, Dempsey Hill and a cluster of embassies and consulates within easy reach, giving the estate a settled, established feel rather than the churn of a newer launch corridor.

For public transport, Redhill MRT Station (East-West Line) is the closest interchange-free option, roughly a 5–7 minute walk from the development, with Queenstown MRT a little further out as a second East-West Line option. Motorists are well served too: Tanglin Road connects directly into Alexandra Road and onward to the Ayer Rajah Expressway (AYE), putting the CBD, HarbourFront and the western business corridor within a short, largely expressway-based drive, while Orchard Road itself is only about ten minutes away by car.

Day-to-day amenities lean towards the practical rather than the flashy. Residents rely on nearby supermarkets such as FairPrice Finest and FairPrice outlets, the Redhill Food Centre for hawker fare, and Dawson Place mall for a slightly more retail-oriented stop. Reputable schools including Crescent Girls’ School are within a short drive, which has made the estate a recurring choice for households prioritising a quiet, well-connected base close to the city rather than a mall-anchored lifestyle address.

Location of Tanglin Regency. Map data: Google Maps, accessed August 2026.

Building & Facilities

Completed in 1998 by First Capital Corporation, the property investment arm of GuocoLand, Tanglin Regency is built across two to three residential blocks rising 16 storeys, with 210 units in total split roughly evenly between the two main address blocks at 381 and 383 Tanglin Road. The relatively low unit count for a District 10 development of this size gives the grounds a less crowded feel than many newer, higher-density launches in the vicinity, and lift cores are shared by a modest number of units per floor.

Communal facilities are oriented squarely towards family living: a main swimming pool and a separate wading pool, a tennis court, a gymnasium, function/BBQ pits, a children’s playground, 24-hour security and basement car park facilities. These are typical of a well-appointed late-1990s condominium rather than the resort-style, multi-tier facility decks seen in newer integrated developments, but they remain functional and reasonably well maintained based on recent listings and resident feedback.

Given the building’s age — now approaching its late twenties — prospective buyers should treat a physical inspection and a review of the Management Corporation Strata Title (MCST) council’s recent minutes and sinking fund position as standard due diligence, particularly around mechanical and electrical systems, common-area waterproofing and any planned facade or lift upgrading works.

Unit Types & Floor Plan Notes

Tanglin Regency’s 210 units are configured as two- and three-bedroom apartments only, ranging from about 700 sqft up to 1,421 sqft, which keeps the buyer and tenant pool focused on couples, small families and downsizers rather than single professionals or large multi-generational households. Layouts are generally rectilinear, in keeping with the design conventions of late-1990s condominiums, with some corner and higher-floor stacks commanding a premium for outlook and cross-ventilation.

2-Bedroom Compact

≈700 – 850 sqft

Entry-level configuration in the development; typically 2 bedrooms and 2 bathrooms, suited to couples or investors targeting a lower quantum.

2-Bedroom Premium

≈850 – 1,000 sqft

Larger 2-bedroom stacks, some with balcony or utility space; the most frequently searched configuration among current buyers.

3-Bedroom Classic

≈1,044 – 1,200 sqft

3 bedrooms, 3 bathrooms; the standard family-sized layout and the most actively transacted type in recent quarters.

3-Bedroom Premium / Corner

≈1,292 – 1,421 sqft

Largest layouts in the development, some corner units with wraparound windows; commands the highest absolute quantum on record.

Ceiling Height: ≈2.6m typical, standard for a 1998-completion condominium
Flooring: ≈Homogeneous tile / parquet mix in living and bedroom areas, original condition varies by unit
Bathrooms: 2 (for 2-bedders) or 3 (for 3-bedders), original fittings on unrenovated units
Parking Provision: Basement car park with resident and visitor lots
Orientation: Mixed; corner and higher-floor stacks generally command a view/PSF premium

Investment Case

As a nearly 30-year-old leasehold condominium in a prime but understated pocket of District 10, Tanglin Regency’s investment case rests less on capital-growth momentum and more on location resilience, rental depth and relative affordability against newer District 9/10 launches.

What Works

  • Prime District 10 address at a meaningfully lower PSF than newer nearby launches
  • Short walk to Redhill MRT and quick expressway access via Alexandra Road/AYE
  • Established rental pool with steady 6-monthly transaction volume
  • Low-density, family-oriented facilities in a quiet, green setting near the Botanic Gardens
  • No history of a stalled or contested en-bloc process to complicate title

What to Weigh Carefully

  • Building is approaching 28 years old; M&E and common-area upgrading costs may rise
  • Remaining lease of ≈67 years can affect financing tenure and CPF usage for older buyers
  • Facilities are functional rather than resort-style compared to newer integrated developments
  • Gross rental yield has trended toward the high-2% to low-3% range, moderate rather than high
  • PSF has softened from recent peaks, so short-term flippers should size expectations accordingly

Who This Suits

Tanglin Regency tends to suit owner-occupiers who want a quiet, established District 10 address within walking distance of an MRT station, without paying new-launch pricing — particularly small families or couples who value the Botanic Gardens/Dempsey Hill environment over mall-centric living. For investors, it fits a mid-term hold strategy aimed at steady expatriate and local tenant demand rather than rapid capital appreciation, given the building’s age and the moderating rental yield. Downsizers exiting landed or larger condo units in the wider Tanglin/Holland belt are another recurring buyer profile, drawn by the manageable unit sizes and lower absolute quantum relative to newer District 9/10 stock.

Frequently Asked Questions

Is Tanglin Regency zoned purely for residential use?
Yes. Tanglin Regency is a private strata residential condominium, and units may only be used as dwellings under the Master Plan zoning that applies to the site. Home-based small-scale activities that do not generate visible signage, foot traffic or nuisance to neighbours are generally tolerated under URA’s home office scheme guidelines, but any use resembling a registered commercial office, retail outlet or workshop would require separate commercial premises and is not permitted within the development. The MCST’s house rules may impose further restrictions on business-related activity, deliveries and common-area use, so buyers planning any home-based work arrangement should review both URA guidelines and the development’s by-laws before committing to a purchase.
Can foreigners buy a unit at Tanglin Regency?
Yes. Because Tanglin Regency is a non-landed strata condominium, foreigners, Singapore Permanent Residents and companies may purchase units without needing approval under the Residential Property Act, which mainly restricts foreign ownership of landed housing. Foreign buyers should budget for the higher Additional Buyer’s Stamp Duty (ABSD) tier that applies to their residency status, and should confirm current rates before making an offer, as ABSD bands are periodically revised by the government. Financing terms for foreign buyers also tend to differ from those available to citizens and PRs, typically with a lower loan-to-value ceiling, so early conversations with a mortgage banker are advisable.
What Additional Buyer’s Stamp Duty (ABSD) applies here?
ABSD at Tanglin Regency follows the standard nationwide schedule for residential property rather than any project-specific rule, and depends on the buyer’s profile: Singapore Citizens purchasing a first residential property currently pay no ABSD, with rates rising for a second or subsequent property, while PRs and foreigners face higher tiered rates from their first purchase. Entities and trusts buying residential property attract the highest bands. Because ABSD rates and reliefs (such as for married couples buying their first joint home) are subject to periodic revision, buyers should verify the exact percentage applicable to their situation with IRAS or a conveyancing lawyer at the point of exercising the option, rather than relying on older published figures.
Does Seller’s Stamp Duty (SSD) affect a resale here?
SSD applies to residential properties, including units at Tanglin Regency, if the seller disposes of the unit within the holding period specified by IRAS from the date of purchase, with the duty payable on a percentage of the price or market value, whichever is higher, and the rate scaling down the longer the unit is held. Given Tanglin Regency’s established resale market and typically longer holding periods among its owners, SSD is less commonly a live concern than at newer launches with a heavier flipper presence, but any buyer planning a short-term exit, or purchasing specifically for a quick resale, should check the current SSD schedule before committing to a timeline.
What Buyer’s Stamp Duty (BSD) should I budget for?
BSD is payable on every residential property purchase in Singapore, calculated on a tiered percentage of the purchase price or market value, whichever is higher, and it applies regardless of the buyer’s nationality or number of existing properties. For a typical Tanglin Regency transaction in the current sale price range of roughly S$1.40 million to S$2.63 million, BSD would run into the tens of thousands of dollars depending on the exact quantum, on top of any ABSD that applies. Buyers should factor BSD into upfront cash or CPF planning alongside legal fees, valuation costs and the down payment, as it is due shortly after the option is exercised.
Is GST payable when buying a unit here?
No GST is charged on the purchase price of a residential unit at Tanglin Regency, since GST does not apply to the sale of residential property in Singapore. Where GST does surface is on certain services tied to ownership, such as the Management Corporation’s service and conservancy charges, agent commissions and legal or professional fees, all of which are typically subject to the prevailing GST rate charged by the GST-registered service provider. Buyers should ask their conveyancing lawyer and property agent to itemise which components of their transaction costs include GST so the total cash outlay is clear before exercising the option.
How does the remaining lease affect financing?
With roughly 67 years left on its 99-year lease from 1994, Tanglin Regency generally still qualifies for standard bank financing, but the remaining lease interacts with the buyer’s age: most banks cap the combined loan tenure and borrower age so that the loan is repaid before the lease runs out or the borrower turns a set retirement age, whichever is more restrictive. Older buyers or those seeking maximum loan tenure may find their eligible quantum or tenure trimmed compared to a freehold or newer-lease property. CPF usage rules are also tied to the remaining lease relative to the youngest buyer’s age, so a mortgage broker’s assessment early in the process is worthwhile.
What rental yield can owners realistically expect?
Recent data points to a gross rental yield at Tanglin Regency in the high-2% to mid-3% range, based on asking rents of roughly S$4,200 to S$5,800 a month against current sale prices. This sits in line with, or slightly below, the broader District 10 condominium average, reflecting both the building’s age and softer capital values relative to newer stock. Three-bedroom units have shown firmer rental growth over the past year than two-bedroom units in recent transaction data, suggesting relatively stronger tenant demand for family-sized layouts. Investors should stress-test yield assumptions against upcoming maintenance costs and potential vacancy periods rather than relying solely on headline asking rents.
How does the building’s age affect maintenance and upkeep?
Completed in 1998, Tanglin Regency is now approaching its late twenties, which is old enough that major mechanical, electrical and waterproofing components may be due, or soon due, for renewal. Buyers should request the MCST’s recent Annual General Meeting minutes, the sinking fund balance and any upcoming or planned upgrading works before purchase, as these give a clearer picture of near-term levy risk than the unit’s interior condition alone. Well-run older developments can remain perfectly liveable and financeable for decades, but due diligence on the building’s mechanical systems and council governance is more important here than it would be for a five-year-old project.
What are the odds of an en-bloc sale?
There is no public record of an active or recently failed collective sale attempt at Tanglin Regency, and with roughly 67 years still remaining on the lease, the redevelopment economics that typically drive en-bloc interest are less pressing than at developments nearing lease expiry. A successful collective sale in Singapore requires at least 80% of owners (by share value and strata area) to consent if the development is over 10 years old, a high bar that many mature, well-run estates never clear. Buyers should treat en-bloc potential here as a long-shot upside rather than a core part of the investment thesis, and focus instead on rental income and steady capital preservation.
What parking is available for residents and visitors?
Tanglin Regency provides basement car park facilities allocated to residents, supplemented by a smaller pool of visitor lots, which is typical provision for a condominium of this vintage and unit count. Owners should confirm the current season parking allocation policy and any waiting list with the MCST managing agent, as older developments sometimes cap the number of season parking labels per unit below the number of owned vehicles in a household. Visitor parking during peak evening and weekend hours can be tighter than on weekdays, which is worth factoring in for households that frequently host guests.
What are the typical MCST maintenance fees?
Maintenance and sinking fund contributions (service and conservancy charges) at Tanglin Regency are set by the Management Corporation and billed quarterly, scaled to each unit’s share value, so larger three-bedroom units pay proportionately more than smaller two-bedroom units. These charges are subject to GST at the prevailing rate. As the building ages, MCST councils commonly review and adjust charges upward to fund lift, facade, waterproofing or M&E works, so prospective buyers should ask for the latest fee schedule and any flagged special levies rather than assuming charges will remain static over a long holding period.
How liquid is the resale market for this development?
Tanglin Regency has a long, active transaction history, with several hundred recorded sales and well over a thousand rental contracts logged since the mid-1990s, indicating a reasonably deep and continuously traded resale market rather than a thin, illiquid one. Recent activity shows steady but moderate sale volumes alongside a healthier pace of rental transactions, which is a common pattern for an established, centrally located leasehold project competing against a wide range of alternative District 9/10 stock. Sellers should expect a realistic marketing period of several weeks to a few months at a competitively priced PSF rather than an immediate transaction, particularly in a market where buyers can compare against newer launches nearby.
Who is this development best suited to as a buyer or tenant?
Tanglin Regency suits owner-occupiers seeking a quiet, established District 10 base near the Botanic Gardens and Redhill MRT at a lower entry price than newer launches, particularly small families needing two or three bedrooms. It also appeals to investors targeting steady, if moderate, rental yield from a tenant pool of expatriates and working professionals drawn to the Orchard-adjacent but low-density setting, and to downsizers moving from larger landed or condo homes in the wider Tanglin/Holland area who want fewer square feet without leaving the district. It is less suited to buyers chasing rapid capital appreciation or resort-style facilities, who may find newer District 10 launches a closer fit despite the higher entry cost.
What amenities and schools are within easy reach?
Families at Tanglin Regency have reasonable access to established schools such as Crescent Girls’ School within a short drive, alongside international school options further afield in the wider Tanglin/Holland/Bukit Timah corridor. Everyday amenities include FairPrice supermarkets, the Redhill Food Centre for affordable meals, and Dawson Place for a more retail-oriented stop, with the wider Orchard Road shopping belt about ten minutes away by car for larger shopping or dining needs. Healthcare access is a further plus, with Gleneagles Medical Centre and other private healthcare facilities in the surrounding Newton/Novena and Orchard corridor within easy reach, which is a point of appeal for both resident families and prospective tenants.

This article is provided for general informational purposes only and does not constitute financial, legal or investment advice. Prices, PSF figures, rental ranges and yields are indicative estimates based on publicly available transaction data at the time of writing and are subject to change without notice. Prospective buyers and tenants should conduct independent due diligence, including verification with IRAS, URA, the Management Corporation Strata Title council and a qualified property agent or lawyer, before making any purchase, sale or rental decision.

© 2026 SG Commercial Property Insights. All rights reserved.

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