Rent vs D19 +16.2%
Rents above district median
Tangerine Grove's latest 12-month median rent is $4,300 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Tangerine Grove rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 3 Paya Lebar Crescent Tangerine Grove Singapore 534239
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Quick summary about Tangerine Grove
Tangerine Grove is a freehold condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 87 rentals and 14 sales.
- Latest 12M median rent is $4,300 per month from 22 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,250,000, with median sale PSF at $1,753 psf from 2 sales.
- Rent is up 28.2% over the last 3 months. Sale PSF is up 12.0% over the last 3 months.
Tangerine Grove Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 +5.0%
Sale PSF near district median
Tangerine Grove's latest 12-month median sale PSF is $1,753 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.29%
Rent support near district screen
Gross yield is roughly 2.29% versus a D19 screen of 2.57%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 30.2% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -35.3%
Activity is lighter
11 recent transactions versus 17 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Tangerine Grove against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,300
Is the asking rent fair?
$4,100 to $4,500 is the first fair-rent band to check. Above $4,500 should have a visible reason.
Latest 12M median sale PSF $1,753 psf
Is the purchase price fair?
$2,180,000 to $2,320,000 and $1,700 to $1,810 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,500
Are similar units renting for more?
3 bed and 900 to 1,000 sqft give the closest unit-size checks.
Rent stability 30.2% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -35.3%
Is activity rising?
Activity is lighter. 11 recent transactions versus 17 in the prior 6-month view.
Tangerine Grove Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 14 resale transactions
Total sold value $25.0M
Tangerine Grove Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 87 Jun 2021 to Jun 2026
Sale transactions 14 Jun 2021 to Mar 2026
Rent trend 28.2% Last 3 months
Sale PSF trend 12.0% Last 3 months
Tangerine Grove Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
SERANGOON MRT STATION (NE12) 0.78 km away
BARTLEY MRT STATION (CC12) 0.86 km away
BARTLEY MRT STATION 0.87 km away
Schools nearby
PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) 0.5 km away
PAYA LEBAR METHODIST GIRLS' SCHOOL (SECONDARY) 0.51 km away
DPS INTERNATIONAL SCHOOL, SINGAPORE 0.57 km away
SAINT GABRIEL'S SECONDARY SCHOOL 0.65 km away
Amenities
JALAN PELIKAT PARK CONNECTOR Park / green link · 0.72 km away
WOODLEIGH VILLAGE HAWKER CENTRE Food centre · 1.5 km away
Tangerine Grove Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,400 37 rentals in view
Latest median sale PSF $1,799 psf 5 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 3 $4,400 0 - -
Apr 2026 1 $5,000 0 - -
Mar 2026 1 $5,000 1 $1,799 psf $2,130,000
Feb 2026 2 $4,700 0 - -
Jan 2026 1 $3,700 0 - -
Dec 2025 2 $3,900 0 - -
Nov 2025 2 $4,800 1 $1,707 psf $2,370,000
Oct 2025 2 $4,550 0 - -
Sept 2025 4 $4,100 0 - -
Aug 2025 2 $4,375 0 - -
Jul 2025 2 $3,675 0 - -
Jun 2025 4 $4,000 0 - -
Projects Similar to Tangerine Grove
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 A Treasure Trove 6.5 km away 1,183 transactions
- Median rent
- $3,750
- Median sale PSF
- $1,418 psf
- Median rent
- $3,900
- Median sale PSF
- $1,599 psf
- Median rent
- $3,975
- Median sale PSF
- $1,401 psf
- Median rent
- $4,000
- Median sale PSF
- $1,673 psf
- Median rent
- $4,000
- Median sale PSF
- $1,318 psf
- Median rent
- $4,025
- Median sale PSF
- $1,756 psf
Tangerine Grove Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,600 $3,453 38
3 bed $4,500 $4,319 42
4 bed $6,000 $5,743 7
Tangerine Grove Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $3,600 $3,456 31
1,000 to 1,100 sqft $4,300 $4,300 1
1,100 to 1,200 sqft $4,150 $3,861 18
1,200 to 1,300 sqft $4,400 $4,322 16
1,300 to 1,400 sqft $4,900 $4,917 3
1,400 to 1,500 sqft $4,750 $4,750 2
1,600 to 1,700 sqft $4,400 $4,250 9
2,000 to 2,100 sqft $6,000 $6,000 4
Tangerine Grove Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,710,500 $1,464 psf 14
Tangerine Grove Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Tangerine Grove shows a latest 12-month median monthly rent of $4,300 across 22 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,300
Rentals in period 22
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Tangerine Grove show a median price of $2,250,000 and $1,753 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,250,000
Latest 12M median PSF $1,753 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Tangerine Grove has 14 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $25.0M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Tangerine Grove numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,300/mo Test gross and net yield against typical rent. Buy vs rent $2.3M Compare ownership cost against renting. Mortgage $2.3M Estimate monthly payment from the sale price. Stamp duty $1,753 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D19 to compare Tangerine Grove against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Tangerine Grove FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Tangerine Grove?
Tangerine Grove has a latest 12-month median monthly rent of $4,300 across 22 rentals in that period.
What is the typical sale price at Tangerine Grove?
The latest 12-month median sale price for Tangerine Grove is $2,250,000, based on 2 sales in that period.
What is the median sale PSF at Tangerine Grove?
The latest 12-month median sale price per square foot for Tangerine Grove is $1,753 psf. The average for the same period is $1,753 psf.
Is Tangerine Grove freehold or leasehold?
Tangerine Grove is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Tangerine Grove located?
Tangerine Grove is located at 3 Paya Lebar Crescent Tangerine Grove Singapore 534239 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Tangerine Grove transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.