RPS · Resale Project Scorecard
Tanglin Hill Meadows — Grade D
RPS score 4.53/10 · D10 · Bukit Timah, Holland, Tanglin · 20 units · scored across 7 weighted factors — methodology published.
FH · Capital Realty Pte Ltd · TOP 1997
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 1/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.43% — near-median performance within its 1997-era cohort (52th percentile).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
20 units — very small project; niche product with thin resale market.
0.67km from Napier Mrt Stn (TE12) — short walk to MRT, good transport convenience.
Rental yield of 2.17% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.64km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
See live Tanglin Hill Meadows listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Tanglin Hill Meadows scores 4.53 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2154th of 2,357 resale condos scored in Singapore and 245th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (7/10); its weakest is Rental Yield (1/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: future transformation, total returns.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at Tanglin Hill Meadows
URA REALIS records no resale transactions at Tanglin Hill Meadows in the 12 months to September 2026. The Historical Performance factor (6/10) is scored on 10-year price performance against same-vintage peers instead.
Tanglin Hill Meadows: frequently asked questions
Answers generated from the scorecard data — RPS rank 2154th of 2,357, scores updated September 2026.
- Is Tanglin Hill Meadows a good buy in 2026?
- Tanglin Hill Meadows scores 4.53/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2154th of 2,357 Singapore resale condos and 245th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: future transformation, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Tanglin Hill Meadows?
- URA REALIS records no resale transactions at Tanglin Hill Meadows in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (6/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Tanglin Hill Meadows from the nearest MRT station?
- Tanglin Hill Meadows is about 670m from Napier MRT (TE12), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Tanglin Hill Meadows compare with Heritage Apartments?
- Heritage Apartments is the project scored next to Tanglin Hill Meadows on the District 10 ranking: 4.53 (Grade D) against Tanglin Hill Meadows's 4.53 (Grade D). Tanglin Hill Meadows scores higher on Rental Yield (1 vs 0); Heritage Apartments scores higher on Future Transformation (2 vs 4).
- What is the tenure of Tanglin Hill Meadows, and how big is the project?
- Tanglin Hill Meadows is freehold, completed in 1997, has 20 units, developed by Capital Realty Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 20 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Tanglin Hill Meadows in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Heritage ApartmentsD4.53
- Boulevard VueD4.52
- Sylvan LodgeD4.58
- Holland MewsD4.51
- The Orange GroveD4.59
- Lien TowersD4.51
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
Free condo report
Email me this condo's report
Get the full report on Tanglin Hill Meadows — PSF trends, rival comparison, and our verdict — in your inbox.