CONDODistrict 19

TANGERINE GROVE

Name: TANGERINE GROVE
Address: SG

Details

Project: TANGERINE GROVE
TOP year: 2007
Tenure: Freehold
Total units: 125
Land size: 10,237 sqm (110,190 sqft)
Plot ratio: 1.4
Developer: FCL Ventures Pte Ltd
Gross rental yield: ~2.8% · ~$2.22M (est.) · blended across all unit types
Storeys: 5
Market segment: OCR
District: 19

Nearby Schools

Nearest primaryPAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY)475 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for TANGERINE GROVE

Total units	125
Blocks	2
Size range	915–2,131 sqft

Bedrooms	Units	Share
2-bedroom	30	24%
3-bedroom	84	67%
4-bedroom	11	9%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~2.6%· low sample (2 sales)	~$2.26M	18

Relevant market insights

En-Bloc Likelihood

Moderate likelihood

Ranks in the upper third for redevelopment interest among private condos.

TANGERINE GROVE is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 51 past en-bloc deals in the district · ~125 units (consent difficulty)

Based on 4 comparable past collective-sale deals (BARTLEY TERRACE 2011, BARTLEY COURT 2012, PELIKAT COURT 2007).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 119 of 125 units at TANGERINE GROVE. 94% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 75% have been held over 10 years.

94%

Free to sell now

112 of 119 tracked · past SSD

100%

Sitting on a gain

105 of 105 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 213 total recorded transactions.

							Sellable from
Mar 2026	Resale	$2,130,000	1,184	$1,799	3BR	—	Q1 2030
Nov 2025	Resale	$2,370,000	1,388	$1,707	3BR	—	Q4 2029
May 2025	Resale	$2,308,888	1,367	$1,689	3BR	—	Q2 2028
May 2025	Resale	$2,200,000	1,237	$1,778	3BR	—	Q2 2028
Oct 2024	Resale	$1,460,000	925	$1,578	2BR	—	Q4 2027
Dec 2023	Resale	$1,390,000	925	$1,503	2BR	—	Q4 2026
Oct 2023	Resale	$1,415,000	914	$1,548	2BR	—	Q4 2026
Dec 2022	Resale	$1,280,000	914	$1,400	2BR	—	Nowsince Q4 2025
Aug 2022	Resale	$1,300,000	947	$1,373	2BR	—	Nowsince Q3 2025
Jun 2022	Resale	$2,050,000	1,603	$1,279	3BR	—	Nowsince Q2 2025

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

23 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Evania	161 m	2026-06-01	Resale	$1,645,000	1,076	$1,529
Evania	161 m	2026-05-01	Resale	$1,910,000	1,227	$1,557
Urban Residences	80 m	2026-04-01	Resale	$745,000	484	$1,539
Evania	161 m	2026-04-01	Resale	$1,470,000	936	$1,571
Suites @ Paya Lebar	42 m	2026-01-01	Resale	$666,588	376	$1,773
Suites @ Paya Lebar	42 m	2026-01-01	Resale	$678,888	398	$1,706
Suites @ Paya Lebar	42 m	2026-01-01	Resale	$1,028,000	678	$1,516
Cherry Gardens	208 m	2025-08-01	Resale	$1,880,000	2,163	$869
Cherry Gardens	208 m	2025-08-01	Resale	$1,750,000	2,238	$782
Rosalia Park	245 m	2025-08-01	Resale	$1,405,000	1,119	$1,256
Prestige Point	81 m	2025-06-01	Resale	$1,120,000	742	$1,509
Urban Residences	80 m	2025-05-01	Resale	$1,300,000	861	$1,510
Rosalia Park	245 m	2025-05-01	Resale	$1,470,000	1,151	$1,277
Affluence Court	276 m	2025-05-01	Resale	$1,650,000	1,248	$1,322
Urban Residences	80 m	2025-03-01	Resale	$750,000	505	$1,485
Prestige Point	81 m	2024-10-01	Resale	$1,120,000	785	$1,427
Prestige Point	81 m	2024-08-01	Resale	$1,180,000	742	$1,590
Rosalia Park	245 m	2024-08-01	Resale	$1,890,000	1,474	$1,282
Cherry Gardens	208 m	2024-06-01	Resale	$1,425,000	1,097	$1,299
Yikai Court	249 m	2023-05-01	Resale	$1,570,000	1,313	$1,196

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for TANGERINE GROVE

Beds

	01	02	03	04	05	06	07	08	09	10	11	12
05	#05-011,2923BR	#05-021,2273BR	#05-031,2383BR	#05-042,1214BR	#05-052,1214BR	#05-062,1214BR	#05-071,2383BR	#05-081,2383BR	#05-091,2383BR	#05-109472BR	#05-112,1214BR	#05-122,1214BR
04	#04-011,2813BR	#04-021,2063BR	#04-031,2163BR	#04-041,1953BR	#04-051,1953BR	#04-061,1843BR	#04-071,2163BR	#04-081,2163BR	#04-091,2163BR	#04-109262BR	#04-111,2163BR	#04-121,1843BR
03	#03-011,2813BR	#03-021,2063BR	#03-031,2163BR	#03-041,1953BR	#03-051,1953BR	#03-061,1843BR	#03-071,2163BR	#03-081,2163BR	#03-091,2163BR	#03-109262BR	#03-111,2163BR	#03-121,1843BR
02	#02-011,2813BR	#02-021,2063BR	#02-031,2163BR	#02-041,1953BR	#02-051,1953BR	#02-061,1843BR	#02-071,2163BR	#02-081,2163BR	#02-091,2163BR	#02-109262BR	#02-111,2163BR	#02-121,1843BR
01	#01-011,4423BR	#01-021,6043BR	#01-031,6153BR	#01-041,3673BR	#01-051,3673BR	#01-061,3673BR	#01-071,6153BR	#01-081,6153BR	#01-091,6153BR	#01-101,2812BR	#01-111,3893BR	#01-121,3673BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

12 realized resale exits at TANGERINE GROVE over the 5y window — 12 profitable, 0 at a loss, averaging 5.29%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	5	18y 0m	4.91%
4BR	6	19y 0m	5.52%
5BR+	1	16y 8m	5.87%
Total	12	18y 5m	5.29%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of TANGERINE GROVE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Risk

haio unit-level records

TANGERINE GROVEhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=119 traced current owners, 99.2% unit-exact.

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at TANGERINE GROVE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$2.2M, the median of recent sale transactions at TANGERINE GROVE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

76 within 1 km

Lowest

$826

psf

Average

$1,537

psf

Highest

$2,365

psf

This propertyNearby condo


42 m	Suites @ Paya Lebar	FH	2013	$1,639
68 m	Charles Ville	FH	1986	—
80 m	Urban Residences	FH	2014	$1,499
81 m	Prestige Point	FH	2016	$1,509
121 m	Minton Court	FH	1992	—
144 m	Eastern Way Mansions	FH	1983	—
161 m	Evania	FH	2010	$1,534
169 m	Calisay	FH	1985	—
208 m	Cherry Gardens	LH	2004	$826
245 m	Rosalia Park	FH	1995	$1,266
249 m	Yikai Court	FH	—	—
276 m	Affluence Court	FH	1990	$1,322
305 m	Jade Residences	FH	2017	$1,778
307 m	The Minton	LH	2013	$1,547
316 m	Cherryhill	FH	1994	$1,686
357 m	Fragrant Gardens	FH	1991	$1,298
361 m	Rainbow Garden	FH	1986	—
390 m	The Vue	FH	2013	$1,577
397 m	Hua Court	FH	1988	—
405 m	Central View	LH	2002	$1,318
408 m	Upper Serangoon Shopping Centre	FH	1982	$1,174
438 m	Bayou Residence	FH	2008	$1,454
445 m	Yeley Building	FH	1997	—
458 m	La Dolce Vita	FH	2012	$1,623
459 m	Casa Rosa	LH	2001	$1,207
462 m	Forest Woods	LH	2020	$2,029
494 m	Choon Kim House	FH	—	—
505 m	Aroozoo Centre	FH	1986	—
512 m	The Lilium	FH	2021	—
554 m	Nam Peng Centre	FH	1995	—
554 m	Spazio @ Kovan	FH	2016	$1,663
568 m	Kensington Square	FH	2016	$1,633
571 m	Sai Ho Building	FH	1986	—
572 m	Icb Shopping Centre	FH	—	—
594 m	Kovan Primera	FH	2005	—
594 m	The Gazania	FH	2023	$2,365
601 m	Charlton Corner	FH	—	—
606 m	Vibes @ Kovan	FH	2014	$1,460
608 m	Kovan 81	FH	—	—
617 m	Foh Pin Mansion	FH	1979	—
640 m	Kovan Centre	FH	1992	—
640 m	Space @ Kovan	FH	2015	$1,591
651 m	Casa Cambio	FH	2014	$1,725
675 m	D'Pavilion	FH	2010	$1,494
675 m	Charlton Lodge	FH	1984	—
680 m	Highland Centre	FH	—	—
706 m	Serangoon Apartments	FH	1978	—
716 m	Charlton Garden	FH	1984	—
716 m	Cambio Suites	FH	2016	$1,414
759 m	Casa Riviera	FH	—	—
760 m	Grand Regalia	FH	2004	$1,076
764 m	Crystal De Azure	FH	2006	—
774 m	Sanctuary @ 813	FH	2011	$1,485
786 m	Stadia	FH	2010	$1,535
788 m	57 @ Kovan	FH	—	—
801 m	Kovan Apartments	FH	—	—
803 m	Bartley Residences	LH	2015	$1,797
808 m	Le Gambir	FH	—	—
812 m	Kovana	FH	2007	$1,549
838 m	Wembly Residences	FH	2011	$1,432
841 m	Kovan Lodge	FH	1984	—
841 m	Kovan Jewel	FH	2024	$2,148
843 m	The Morning Glory	FH	2003	$1,471
855 m	Casa Espania	FH	1991	$1,456
862 m	Sunshine Grove	FH	—	—
866 m	Vina Lodge	FH	2002	$1,120
867 m	Park Residences Kovan	FH	2014	$1,863
868 m	Gambir Ridge	FH	2015	$1,614
868 m	Bartley Terrace	FH	1989	—
873 m	The Bently Residences@Kovan	FH	2016	$1,673
882 m	Kovan Esquire	FH	1998	$1,558
893 m	Kovan Crest	FH	1999	$1,363
921 m	Residences Botanique	FH	2012	$1,612
949 m	Botanique At Bartley	LH	2019	$1,982
971 m	Hillside Mansions	FH	1992	$1,454
985 m	The Promenade@Pelikat	FH	2015	$1,328

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Paya Lebar Methodist Girls' School (Primary)≤ 1 km460 m
Yangzheng Primary School1–2 km1.35 km
Xinghua Primary School1–2 km1.37 km
Zhonghua Primary School1–2 km1.64 km
Cedar Primary School1–2 km1.67 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

What's next

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CONDODistrict 19

TANGERINE GROVE

Details

Project: TANGERINE GROVE
TOP year: 2007
Tenure: Freehold
Total units: 125
Land size: 10,237 sqm (110,190 sqft)
Plot ratio: 1.4
Developer: FCL Ventures Pte Ltd
Gross rental yield: ~2.8% · ~$2.22M (est.) · blended across all unit types
Storeys: 5
Market segment: OCR
District: 19

Nearby Schools

Nearest primaryPAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY)475 m

Unit Catalogue for TANGERINE GROVE

Total units	125
Blocks	2
Size range	915–2,131 sqft

Bedrooms	Units	Share
2-bedroom	30	24%
3-bedroom	84	67%
4-bedroom	11	9%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~2.6%· low sample (2 sales)	~$2.26M	18

Relevant market insights

En-Bloc Likelihood

Moderate likelihood

Ranks in the upper third for redevelopment interest among private condos.

Driven by: 51 past en-bloc deals in the district · ~125 units (consent difficulty)

Based on 4 comparable past collective-sale deals (BARTLEY TERRACE 2011, BARTLEY COURT 2012, PELIKAT COURT 2007).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 119 of 125 units at TANGERINE GROVE. 94% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 75% have been held over 10 years.

94%

Free to sell now

112 of 119 tracked · past SSD

100%

Sitting on a gain

105 of 105 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 213 total recorded transactions.

							Sellable from
Mar 2026	Resale	$2,130,000	1,184	$1,799	3BR	—	Q1 2030
Nov 2025	Resale	$2,370,000	1,388	$1,707	3BR	—	Q4 2029
May 2025	Resale	$2,308,888	1,367	$1,689	3BR	—	Q2 2028
May 2025	Resale	$2,200,000	1,237	$1,778	3BR	—	Q2 2028
Oct 2024	Resale	$1,460,000	925	$1,578	2BR	—	Q4 2027
Dec 2023	Resale	$1,390,000	925	$1,503	2BR	—	Q4 2026
Oct 2023	Resale	$1,415,000	914	$1,548	2BR	—	Q4 2026
Dec 2022	Resale	$1,280,000	914	$1,400	2BR	—	Nowsince Q4 2025
Aug 2022	Resale	$1,300,000	947	$1,373	2BR	—	Nowsince Q3 2025
Jun 2022	Resale	$2,050,000	1,603	$1,279	3BR	—	Nowsince Q2 2025

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

23 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Evania	161 m	2026-06-01	Resale	$1,645,000	1,076	$1,529
Evania	161 m	2026-05-01	Resale	$1,910,000	1,227	$1,557
Urban Residences	80 m	2026-04-01	Resale	$745,000	484	$1,539
Evania	161 m	2026-04-01	Resale	$1,470,000	936	$1,571
Suites @ Paya Lebar	42 m	2026-01-01	Resale	$666,588	376	$1,773
Suites @ Paya Lebar	42 m	2026-01-01	Resale	$678,888	398	$1,706
Suites @ Paya Lebar	42 m	2026-01-01	Resale	$1,028,000	678	$1,516
Cherry Gardens	208 m	2025-08-01	Resale	$1,880,000	2,163	$869
Cherry Gardens	208 m	2025-08-01	Resale	$1,750,000	2,238	$782
Rosalia Park	245 m	2025-08-01	Resale	$1,405,000	1,119	$1,256
Prestige Point	81 m	2025-06-01	Resale	$1,120,000	742	$1,509
Urban Residences	80 m	2025-05-01	Resale	$1,300,000	861	$1,510
Rosalia Park	245 m	2025-05-01	Resale	$1,470,000	1,151	$1,277
Affluence Court	276 m	2025-05-01	Resale	$1,650,000	1,248	$1,322
Urban Residences	80 m	2025-03-01	Resale	$750,000	505	$1,485
Prestige Point	81 m	2024-10-01	Resale	$1,120,000	785	$1,427
Prestige Point	81 m	2024-08-01	Resale	$1,180,000	742	$1,590
Rosalia Park	245 m	2024-08-01	Resale	$1,890,000	1,474	$1,282
Cherry Gardens	208 m	2024-06-01	Resale	$1,425,000	1,097	$1,299
Yikai Court	249 m	2023-05-01	Resale	$1,570,000	1,313	$1,196

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for TANGERINE GROVE

Beds

	01	02	03	04	05	06	07	08	09	10	11	12
05	#05-011,2923BR	#05-021,2273BR	#05-031,2383BR	#05-042,1214BR	#05-052,1214BR	#05-062,1214BR	#05-071,2383BR	#05-081,2383BR	#05-091,2383BR	#05-109472BR	#05-112,1214BR	#05-122,1214BR
04	#04-011,2813BR	#04-021,2063BR	#04-031,2163BR	#04-041,1953BR	#04-051,1953BR	#04-061,1843BR	#04-071,2163BR	#04-081,2163BR	#04-091,2163BR	#04-109262BR	#04-111,2163BR	#04-121,1843BR
03	#03-011,2813BR	#03-021,2063BR	#03-031,2163BR	#03-041,1953BR	#03-051,1953BR	#03-061,1843BR	#03-071,2163BR	#03-081,2163BR	#03-091,2163BR	#03-109262BR	#03-111,2163BR	#03-121,1843BR
02	#02-011,2813BR	#02-021,2063BR	#02-031,2163BR	#02-041,1953BR	#02-051,1953BR	#02-061,1843BR	#02-071,2163BR	#02-081,2163BR	#02-091,2163BR	#02-109262BR	#02-111,2163BR	#02-121,1843BR
01	#01-011,4423BR	#01-021,6043BR	#01-031,6153BR	#01-041,3673BR	#01-051,3673BR	#01-061,3673BR	#01-071,6153BR	#01-081,6153BR	#01-091,6153BR	#01-101,2812BR	#01-111,3893BR	#01-121,3673BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

12 realized resale exits at TANGERINE GROVE over the 5y window — 12 profitable, 0 at a loss, averaging 5.29%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	5	18y 0m	4.91%
4BR	6	19y 0m	5.52%
5BR+	1	16y 8m	5.87%
Total	12	18y 5m	5.29%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of TANGERINE GROVE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

haio+

the Exit-Risk band is a haio+ feature

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West Sun Exposure

When direct sun lands on a West-facing window at TANGERINE GROVE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$2.2M, the median of recent sale transactions at TANGERINE GROVE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

76 within 1 km

Lowest

$826

psf

Average

$1,537

psf

Highest

$2,365

psf

This propertyNearby condo


42 m	Suites @ Paya Lebar	FH	2013	$1,639
68 m	Charles Ville	FH	1986	—
80 m	Urban Residences	FH	2014	$1,499
81 m	Prestige Point	FH	2016	$1,509
121 m	Minton Court	FH	1992	—
144 m	Eastern Way Mansions	FH	1983	—
161 m	Evania	FH	2010	$1,534
169 m	Calisay	FH	1985	—
208 m	Cherry Gardens	LH	2004	$826
245 m	Rosalia Park	FH	1995	$1,266
249 m	Yikai Court	FH	—	—
276 m	Affluence Court	FH	1990	$1,322
305 m	Jade Residences	FH	2017	$1,778
307 m	The Minton	LH	2013	$1,547
316 m	Cherryhill	FH	1994	$1,686
357 m	Fragrant Gardens	FH	1991	$1,298
361 m	Rainbow Garden	FH	1986	—
390 m	The Vue	FH	2013	$1,577
397 m	Hua Court	FH	1988	—
405 m	Central View	LH	2002	$1,318
408 m	Upper Serangoon Shopping Centre	FH	1982	$1,174
438 m	Bayou Residence	FH	2008	$1,454
445 m	Yeley Building	FH	1997	—
458 m	La Dolce Vita	FH	2012	$1,623
459 m	Casa Rosa	LH	2001	$1,207
462 m	Forest Woods	LH	2020	$2,029
494 m	Choon Kim House	FH	—	—
505 m	Aroozoo Centre	FH	1986	—
512 m	The Lilium	FH	2021	—
554 m	Nam Peng Centre	FH	1995	—
554 m	Spazio @ Kovan	FH	2016	$1,663
568 m	Kensington Square	FH	2016	$1,633
571 m	Sai Ho Building	FH	1986	—
572 m	Icb Shopping Centre	FH	—	—
594 m	Kovan Primera	FH	2005	—
594 m	The Gazania	FH	2023	$2,365
601 m	Charlton Corner	FH	—	—
606 m	Vibes @ Kovan	FH	2014	$1,460
608 m	Kovan 81	FH	—	—
617 m	Foh Pin Mansion	FH	1979	—
640 m	Kovan Centre	FH	1992	—
640 m	Space @ Kovan	FH	2015	$1,591
651 m	Casa Cambio	FH	2014	$1,725
675 m	D'Pavilion	FH	2010	$1,494
675 m	Charlton Lodge	FH	1984	—
680 m	Highland Centre	FH	—	—
706 m	Serangoon Apartments	FH	1978	—
716 m	Charlton Garden	FH	1984	—
716 m	Cambio Suites	FH	2016	$1,414
759 m	Casa Riviera	FH	—	—
760 m	Grand Regalia	FH	2004	$1,076
764 m	Crystal De Azure	FH	2006	—
774 m	Sanctuary @ 813	FH	2011	$1,485
786 m	Stadia	FH	2010	$1,535
788 m	57 @ Kovan	FH	—	—
801 m	Kovan Apartments	FH	—	—
803 m	Bartley Residences	LH	2015	$1,797
808 m	Le Gambir	FH	—	—
812 m	Kovana	FH	2007	$1,549
838 m	Wembly Residences	FH	2011	$1,432
841 m	Kovan Lodge	FH	1984	—
841 m	Kovan Jewel	FH	2024	$2,148
843 m	The Morning Glory	FH	2003	$1,471
855 m	Casa Espania	FH	1991	$1,456
862 m	Sunshine Grove	FH	—	—
866 m	Vina Lodge	FH	2002	$1,120
867 m	Park Residences Kovan	FH	2014	$1,863
868 m	Gambir Ridge	FH	2015	$1,614
868 m	Bartley Terrace	FH	1989	—
873 m	The Bently Residences@Kovan	FH	2016	$1,673
882 m	Kovan Esquire	FH	1998	$1,558
893 m	Kovan Crest	FH	1999	$1,363
921 m	Residences Botanique	FH	2012	$1,612
949 m	Botanique At Bartley	LH	2019	$1,982
971 m	Hillside Mansions	FH	1992	$1,454
985 m	The Promenade@Pelikat	FH	2015	$1,328

Primary Schools Within 1 km / 2 km

Paya Lebar Methodist Girls' School (Primary)≤ 1 km460 m
Yangzheng Primary School1–2 km1.35 km
Xinghua Primary School1–2 km1.37 km
Zhonghua Primary School1–2 km1.64 km
Cedar Primary School1–2 km1.67 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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