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TANGLIN STUDIO

Leonie Hill · D9 River Valley
Apartment99-year
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median $psf
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median rent · psf/mo
—
gross rental yield
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highest floor
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total units
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TOP / completion
33
/ 100
HomeVestor Investor Score
Best for: Family demand
Watch out for: Short remaining lease, Thin transactions, Limited rental data
Data confidence: Low · overall risk: Moderate
Yield—
Cashflow—
Liquidity0
Growth38
Family62
How is this worked out? — this project’s 3 sub-scores, from its own data
Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.
Capital growth · 38
Nearest growth node: One-North — ~2.5 km away (built out) → 61 · Nearest MRT ~1044 m (Queenstown) → 16 · Price momentum — too few recent sales to score  =  average
Exit liquidity · 0
0 units → 0 · 0 sales in 12 mo → 0 · 0 rental contracts → 0  =  average
Family demand · 62
Oversubscribed school within 1 km (Queenstown Primary School, 1.1× demand) → 62
Overall · 33
The average of the 3 sub-scores above.
Risk flags
Short remaining lease — ~49 yrs left, so steeper future lease decay · Thin transactions — 0 sales in 12 months, so the price signal is noisy · Limited rental data — 0 rental contracts, so the yield estimate is soft
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Tanglin Studio is a 49-yr remaining leasehold project in D9 River Valley with limited yield data, thin liquidity and strong school demand (Queenstown Primary School within 1 km). It sits ~2.5 km from the One-North growth node (built out).

Best suited for
  • Family demand buyers
Less suited for
  • pure rental-yield investors
  • buyers seeking a fresh/long lease
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.
  • Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
  • Factor lease decay into your exit horizon.

Investment report

A plain-language read on Tanglin Studio — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Growth-corridorFamily-demandLease-sensitivesignals — how they're defined
Why this may work
  • In the One-North URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
  • Oversubscribed primary school (Queenstown Primary School) within 1 km — a durable family-demand anchor.
Why this may fail / what to watch
  • Short remaining lease (~49 yrs) — faster lease decay, plus CPF-usage and financing curbs as it nears 60 yrs.
  • Thin liquidity (0 sales/12 mo) — a slower, choppier exit and a softer price signal.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Nearby projectsmedian $psf of projects within ~2.0 km$2,242 psf
HomeVestor fair range$2,130–$2,354 psf

See the D9 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.0% target gross yield for a CCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.
Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Queenstown MRT Station · ~1044 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameTANGLIN STUDIO
Street NameLeonie Hill
Property TypeApartment
Tenure99 yrs from 1976 · ~49 yrs left
District / Planning AreaD9 / River Valley
Completion—
Number of units—
Highest floor in the project—
DeveloperFIRST KEW DEVELOPMENT PTE LTD
Land Area (sqm)—
Master Plan Plot Ratio—

All transactions

No transactions recorded for this project yet.

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