Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Condominium Project Intelligence
TANGERINE GROVE
PAYA LEBAR CRESCENT
840 mSERANGOON MRT STATION
$2.25MMedian transacted price
2Transactions in latest 12 months
1,001–1,200 sqftMost popular unit size
Market Snapshot
▼ -10.1%
From 12-Month High
Peak: Nov 2025Based on latest 12 months
At Low
At 12-Month Low
Low: Mar 2026Based on latest 12 months
▲ +12.7%
Vs District Median PSF
Above District 19 medianBased on latest 12 months
▲ +13.7%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
1.6%
12M Turnover Rate
2 sales / 125 units
Latest 12-month sales
2
Up to latest completed Month
Median transacted price
$2.25M
Latest 12 months
Median PSF
$1,753
Latest 12 months
Typical recorded price range
$2.18M – $2.32M
20th to 80th percentile
Latest transacted price
$2.13M
1,184 sqft · 1 Mar 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jan 2022 to Mar 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size1,001–1,200 sqft
Median Sold Size1,286 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 1 | $2.13M | $2.13M | $2.13M | $1,799 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-03 | Condominium | 01 to 05 | 1,184 sqft | $1,799 | $2.13M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-11 | 1 | $2.37M | $2.37M | $2.37M | $1,707 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-11 | Condominium | 01 to 05 | 1,389 sqft | $1,707 | $2.37M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from TANGERINE GROVE. Distances are straight-line estimates.
MRT / LRT
- SERANGOON MRT STATION840 mUPPER SERANGOON ROAD
- BARTLEY MRT STATION840 mBARTLEY ROAD
- SERANGOON MRT STATION890 mSERANGOON CENTRAL
Primary Schools
- PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY)470 mLORONG AH SOO
- MARIS STELLA HIGH SCHOOL890 mMOUNT VERNON ROAD
- XINGHUA PRIMARY SCHOOL1.4 kmHOUGANG AVENUE 1
- YANGZHENG PRIMARY SCHOOL1.4 kmSERANGOON AVENUE 3
- ZHONGHUA PRIMARY SCHOOL1.7 kmSERANGOON AVENUE 4
Secondary Schools
- PAYA LEBAR METHODIST GIRLS' SCHOOL (SECONDARY)460 mLOR AH SOO
- ST. GABRIEL'S SECONDARY SCHOOL690 mSERANGOON AVENUE 1
- MARIS STELLA HIGH SCHOOL1.1 kmMOUNT VERNON ROAD
- BARTLEY SECONDARY SCHOOL1.2 kmJALAN BUNGA RAMPAI
Post-Secondary
- NANYANG JUNIOR COLLEGE1.6 kmSERANGOON AVENUE 3
- ST. ANDREW'S JUNIOR COLLEGE2.8 kmSORBY ADAMS DRIVE
- ITE COLLEGE CENTRAL4.1 kmANG MO KIO DRIVE
MOE Kindergartens
- MOE KINDERGARTEN @ YANGZHENG1.4 kmSERANGOON AVENUE 3
- MOE KINDERGARTEN @ CEDAR1.8 kmCEDAR AVENUE
Hawker Centres
- Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre)1.1 kmHougang Ave 1
- Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)1.1 kmHougang Street 21
- Woodleigh Village Hawker Centre1.5 kmWoodleigh Link
Hospitals
- INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL3.5 kmBUANGKOK VIEW
- TTSH Integrated Care Hub4.9 kmTAN TOCK SENG LINK
Parks
- PAYA LEBAR CRESCENT OS320 m
- JLN GENENG INTERIM PK340 m
- LORONG ONG LYE PARK380 m
Libraries
- Serangoon Library980 mSerangoon Central
- Cheng San Library2.9 kmHougang Avenue 10
Community Clubs
- Paya Lebar Kovan CC (Pending U/C)1.0 kmHougang Street 21
- Aljunied CC1.1 kmHougang Avenue 1
Sport Facilities
- ActiveSG Gym@Serangoon Central1.0 kmSerangoon Central
- Serangoon Sport Centre1.0 kmYio Chu Kang Road
- Hougang Sport Centre2.4 kmHougang Avenue 4
Market Position & Nearby Transactions
How TANGERINE GROVE compares with District 19 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,7532 project sales
District 19 Median PSF$1,556Median across district projects with recorded sales
Difference vs District+12.7%Above district median
Transactions Within 1 km52Recorded in the latest 12 months
Position Within District 19
TANGERINE GROVE is more affordable than 29% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
153of 214 District 19 projects with recorded sales
District reference range$1,103 – $2,169 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| PLACE-8 | 77 m | 20179 yrs old | 8 | 0 | — |
| MINTON COURT | 85 m | 199234 yrs old | — | 0 | — |
| EVANIA | 145 m | 201214 yrs old | 35 | 4 | $1,548 |
| VALENCIA | 160 m | 198640 yrs old | — | 0 | — |
| LLYN GARDENS | 181 m | 199135 yrs old | — | 2 | $1,909 |
| CERELIA VISTA | 187 m | 201214 yrs old | 21 | 0 | — |
| ROSALIA PARK | 223 m | 199531 yrs old | — | 1 | $1,255 |
| AFFLUENCE COURT | 233 m | 199036 yrs old | — | 0 | — |
| SOLARIS RESIDENCES | 257 m | 198343 yrs old | 17 | 0 | — |
| TRUSSVILLE | 257 m | 200422 yrs old | — | 1 | $1,111 |
| YI KAI COURT | 266 m | 199333 yrs old | — | 0 | — |
| CHERRY GARDENS | 283 m | 200422 yrs old | — | 2 | $826 |
| VILLA PONDER ROSA | 314 m | — | — | 0 | — |
| THE MINTON | 334 m | 201412 yrs old | 1,145 | 37 | $1,578 |
| THE VUE | 359 m | — | 50 | 3 | $1,575 |
| CHERRY HILL | 359 m | — | — | 0 | — |
| FRAGRANT GARDENS | 364 m | 199333 yrs old | — | 1 | $1,315 |
| HUA COURT | 372 m | — | — | 0 | — |
| TAI KENG VILLAS | 377 m | — | — | 1 | $1,004 |
| JADE TOWER | 383 m | 197947 yrs old | — | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $678K | $678K | $678K | $1,575 |
| 2026-04 | 1 | $625K | $625K | $625K | $1,489 |
| 2026-01 | 1 | $690K | $690K | $690K | $1,644 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE VUE | Apt | 50 | 3 | $664.3K | $1,569 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $930K | $930K | $930K | $1,329 |
| 2026-04 | 1 | $1.02M | $1.02M | $1.02M | $1,458 |
| 2026-01 | 1 | $988K | $988K | $988K | $1,412 |
| 2025-11 | 1 | $1.02M | $1.02M | $1.02M | $1,452 |
| 2025-10 | 2 | $849.5K | $786K | $913K | $1,460 |
| 2025-09 | 1 | $950K | $950K | $950K | $1,358 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MINTON | Condo | 1,145 | 7 | $943.3K | $1,418 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $1.52M | $1.52M | $1.52M | $1,623 |
| 2026-04 | 1 | $1.47M | $1.47M | $1.47M | $1,570 |
| 2026-01 | 1 | $1.6M | $1.6M | $1.6M | $1,628 |
| 2025-12 | 1 | $1.51M | $1.51M | $1.51M | $1,540 |
| 2025-11 | 1 | $1.5M | $1.5M | $1.5M | $1,532 |
| 2025-10 | 5 | $1.51M | $1.41M | $1.57M | $1,539 |
| 2025-09 | 1 | $1.48M | $1.48M | $1.48M | $1,511 |
| 2025-08 | 1 | $1.12M | $1.12M | $1.12M | $1,315 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MINTON | Condo | 1,145 | 10 | $1.52M | $1,553 |
| EVANIA | Apt | 35 | 1 | $1.47M | $1,570 |
| FRAGRANT GARDENS | Apt | — | 1 | $1.12M | $1,315 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.8M | $1.8M | $1.8M | $1,656 |
| 2026-06 | 1 | $1.65M | $1.65M | $1.65M | $1,528 |
| 2026-04 | 1 | $1.7M | $1.7M | $1.7M | $1,559 |
| 2026-03 | 2 | $1.75M | $1.71M | $1.79M | $1,608 |
| 2026-01 | 1 | $1.69M | $1.69M | $1.69M | $1,555 |
| 2025-10 | 1 | $1.75M | $1.75M | $1.75M | $1,578 |
| 2025-08 | 1 | $1.41M | $1.41M | $1.41M | $1,255 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MINTON | Condo | 1,145 | 6 | $1.74M | $1,594 |
| EVANIA | Apt | 35 | 1 | $1.65M | $1,528 |
| ROSALIA PARK | Condo | — | 1 | $1.41M | $1,255 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $2.26M | $2.26M | $2.26M | $1,693 |
| 2026-05 | 1 | $1.91M | $1.91M | $1.91M | $1,557 |
| 2026-04 | 5 | $2.24M | $2.08M | $2.45M | $1,739 |
| 2025-11 | 3 | $2.1M | $2M | $2.18M | $1,606 |
| 2025-10 | 1 | $2.55M | $2.55M | $2.55M | $1,704 |
| 2025-09 | 3 | $2.21M | $2.14M | $2.3M | $1,714 |
| 2025-08 | 1 | $2.14M | $2.14M | $2.14M | $1,758 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MINTON | Condo | 1,145 | 13 | $2.23M | $1,713 |
| EVANIA | Apt | 35 | 2 | $2.02M | $1,548 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-11 | 1 | $2.45M | $2.45M | $2.45M | $1,279 |
| 2025-10 | 1 | $4.38M | $4.38M | $4.38M | $2,620 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LLYN GARDENS | Terrace House | — | 1 | $4.38M | $2,620 |
| THE MINTON | Condo | 1,145 | 1 | $2.45M | $1,279 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-08 | 3 | $2.31M | $1.75M | $3.3M | $921 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CHERRY GARDENS | Apt | — | 2 | $1.82M | $826 |
| TRUSSVILLE | Terrace House | — | 1 | $3.3M | $1,111 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-11 | 2 | $4.49M | $3.1M | $5.89M | $1,101 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LLYN GARDENS | Terrace House | — | 1 | $5.89M | $1,197 |
| TAI KENG VILLAS | Terrace House | — | 1 | $3.1M | $1,004 |
Market Interpretation
TANGERINE GROVE recorded only 2 transactions during the latest 12 months. Price movements should therefore be interpreted cautiously because individual sales can materially affect the headline figures.
Its median PSF is approximately 12.7% above the District 19 project median, indicating a premium relative to the wider district market.
Within 1 km, 20 nearby condominiums were identified; 9 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
FCL Ventures Pte Ltd
Property type
Condominium
District
District 19 - Hougang / Punggol / Sengkang
Market segment
Outside Central Region
Tenure
Freehold
TOP
2008
Total units
125
Postal code
536019
About TANGERINE GROVE
TANGERINE GROVE is a condominium in Singapore District 19, completed in 2008 with freehold. It recorded 2 transactions during the latest 12-month period in the database, with a median transacted price of $2.25M and a median of $1,753 psf. The most frequently transacted size range is 1,001–1,200 sqft, representing 50.0% of transactions with recorded floor area. SERANGOON MRT STATION is approximately 840 m away by straight-line distance. 2 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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