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Property 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
TANGERINE GROVE 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
▲ +12.4%
Vs District Median PSF
Above District 19 medianBased on latest 12 months
▲ +13.1%
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 imported transaction
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: September 2026•Last updated: 14 Sep 2026
TANGERINE GROVE 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: September 2026•Last updated: 14 Sep 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Oct 2025 to Sep 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: September 2026•Last updated: 14 Sep 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 | Condo | 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 | Condo | 01 to 05 | 1,389 sqft | $1,707 | $2.37M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 14 Sep 2026
TANGERINE GROVE Location & Nearby Amenities
Explore TANGERINE GROVE and nearby amenities. Distances shown are straight-line estimates from the property.
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
TANGERINE GROVE 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
Featured Listings
Properties currently available through Homy, with priority given to listings in TANGERINE GROVE.
SELL WITH HOMY
List your TANGERINE GROVE here.
This slot has been reserved for your property.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
TANGERINE GROVE 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$1,559Median across district projects with recorded sales
Difference vs District+12.4%Above district median
Transactions Within 1 km59Recorded in the latest 12 months
Position Within District 19
TANGERINE GROVE is more affordable than 28% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
145of 202 District 19 projects with recorded sales
District reference range$1,125 – $2,102 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) |
|---|---|---|---|---|---|
| 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 | — |
| ROSALIA PARK | 223 m | 199531 yrs old | — | 0 | — |
| AFFLUENCE COURT | 233 m | 199036 yrs old | — | 0 | — |
| YI KAI COURT | 266 m | 199333 yrs old | — | 0 | — |
| YIKAI COURT | 268 m | — | — | 0 | — |
| CHERRY GARDENS | 283 m | 200422 yrs old | — | 0 | — |
| THE MINTON | 334 m | 201412 yrs old | 1,145 | 37 | $1,578 |
| THE VUE | 359 m | — | 50 | 4 | $1,595 |
| CHERRY HILL | 359 m | — | — | 0 | — |
| FRAGRANT GARDENS | 364 m | 199333 yrs old | — | 1 | $1,493 |
| HUA COURT | 372 m | — | — | 0 | — |
| JADE TOWER | 383 m | 197947 yrs old | — | 0 | — |
| CENTRAL VIEW | 428 m | 200224 yrs old | — | 5 | $1,390 |
| UPPER SERANGOON SHOPPING CENTRE | 431 m | — | — | 2 | $1,174 |
| AROOZOO CENTRE | 450 m | — | — | 0 | — |
| ARDISIA GARDEN | 453 m | 199729 yrs old | — | 0 | — |
| JADE RESIDENCES | 461 m | 20179 yrs old | 171 | 5 | $1,850 |
| BAYOU RESIDENCE | 468 m | 200917 yrs old | 29 | 1 | $1,446 |
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) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $678K | $678K | $678K | $1,615 |
| 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 | 4 | $667.8K | $1,581 |
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) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $945K | $945K | $945K | $1,351 |
| 2026-07 | 1 | $1.14M | $1.14M | $1.14M | $1,850 |
| 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 | 4 | $1.05M | $786K | $1.44M | $1,666 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MINTON | Condo | 1,145 | 7 | $942.6K | $1,417 |
| JADE RESIDENCES | Apt | 171 | 3 | $1.21M | $1,865 |
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) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $1.56M | $1.56M | $1.56M | $1,593 |
| 2026-06 | 2 | $1.4M | $1.28M | $1.52M | $1,465 |
| 2026-05 | 1 | $1.35M | $1.35M | $1.35M | $1,378 |
| 2026-04 | 1 | $1.47M | $1.47M | $1.47M | $1,570 |
| 2026-02 | 1 | $1.39M | $1.39M | $1.39M | $1,419 |
| 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 | 6 | $1.51M | $1.41M | $1.57M | $1,596 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MINTON | Condo | 1,145 | 10 | $1.52M | $1,561 |
| CENTRAL VIEW | Condo | — | 3 | $1.34M | $1,368 |
| EVANIA | Apt | 35 | 1 | $1.47M | $1,570 |
| JADE RESIDENCES | Apt | 171 | 1 | $1.5M | $1,881 |
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 | 2 | $1.72M | $1.65M | $1.8M | $1,576 |
| 2026-04 | 1 | $1.7M | $1.7M | $1.7M | $1,559 |
| 2026-03 | 2 | $1.75M | $1.71M | $1.79M | $1,608 |
| 2026-02 | 1 | $1.43M | $1.43M | $1.43M | $1,411 |
| 2026-01 | 1 | $1.69M | $1.69M | $1.69M | $1,555 |
| 2025-10 | 1 | $1.75M | $1.75M | $1.75M | $1,578 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MINTON | Condo | 1,145 | 7 | $1.75M | $1,598 |
| EVANIA | Apt | 35 | 1 | $1.65M | $1,528 |
| JADE RESIDENCES | Apt | 171 | 1 | $1.43M | $1,411 |
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) |
|---|---|---|---|---|---|
| 2026-08 | 3 | $2.05M | $1.7M | $2.32M | $1,638 |
| 2026-07 | 1 | $2.17M | $2.17M | $2.17M | $1,492 |
| 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 |
| 2026-03 | 1 | $1.68M | $1.68M | $1.68M | $1,156 |
| 2026-02 | 1 | $1.79M | $1.79M | $1.79M | $1,446 |
| 2025-11 | 4 | $2.01M | $1.75M | $2.18M | $1,552 |
| 2025-10 | 1 | $2.55M | $2.55M | $2.55M | $1,704 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MINTON | Condo | 1,145 | 12 | $2.23M | $1,698 |
| CENTRAL VIEW | Condo | — | 2 | $1.72M | $1,398 |
| EVANIA | Apt | 35 | 2 | $2.02M | $1,548 |
| BAYOU RESIDENCE | Apt | 29 | 1 | $1.79M | $1,446 |
| UPPER SERANGOON SHOPPING CENTRE | Apt | — | 1 | $1.68M | $1,156 |
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) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $1.82M | $1.82M | $1.82M | $1,191 |
| 2025-11 | 1 | $2.45M | $2.45M | $2.45M | $1,279 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MINTON | Condo | 1,145 | 1 | $2.45M | $1,279 |
| UPPER SERANGOON SHOPPING CENTRE | Apt | — | 1 | $1.82M | $1,191 |
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 12.4% above the District 19 project median, indicating a premium relative to the wider district market.
Within 1 km, 20 nearby condominiums were identified; 8 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.TANGERINE GROVE 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, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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