Tan Tong Meng Tower | D11 | Freehold | 5 Beds 4 Baths + Helper's Room | High Floor | 3,240 SQFT | Single Floor Plate | Multi-gen Living | Potential for 6 Bedrooms Unit Details: Freehold 5 Beds 4 Baths + Helper’s Room 3,240 SQFT Single Floor Plate $350k Gut Renovation Done 6yrs back Well Maintained Condition Naturally Bright and Well Ventilated Unit Suitable for Multi-Generation Living Able to carve out 6th Bedroom Potential for Dual-Key setup Main Door Facing: North Balcony Facing: South MCST Fees: $800/month (inclusive of Sinking Funds) Transports: U/C Mount Pleasant MRT (TE10) | 0.65KM Novena MRT (NS20) | 0.8KM Toa Payoh MRT (NS19) | 0.85KM Shopping Malls: Balestier Hill Shopping Centre | 0.28KM Zhongshan Mall | 0.56KM Toa Payoh Mall | 0.83KM Square 2 | 0.84KM Velocity@Novena Square | 0.93KM United Square | 1.2KM Groceries: FairPrice Finest @ Zhongshan Mall | 0.56KM Cold Storage @ Velocity@Novena Square | 0.93KM Eateries: Mega Foodcourt @ 567 Balestier Rd | 0.34KM Koufu @ HDB Hub | 0.88KM Balestier Food Centre | 0.9KM Cookhouse by Koufu @ Velocity@Novena Square | 0.93KM Toa Payoh West Market & Food Court | 1.2KM Toa Payoh Vista Market | 1.38KM Primary Schools: CHIJ Primary (Toa Payoh) | 0.55KM St. Joseph's Institution Junior | 1.2KM Kheng Cheng School | 1.23KM Anglo-Chinese School (Primary) | 1.24KM Secondary Schools: CHIJ Secondary (Toa Payoh) | 0.55KM Anglo-Chinese School (Barker Road) | 1.11KM St. Joseph's Institution | 1.53KM Raffles Girls' School (Secondary) | 1.61KM Contact Mikaela at 9.0.9.0.7.4.8.8 for a viewing
D11 - Novena
Toa Payoh MRT
1 January 1977
Small (35 units)
35 units
1 Block
Tan Tong Meng Co Pte Ltd
Tan Tong Meng Tower is a freehold Condo Apartment located in Novena, District 11. Completed in 1977, it has a total of 1 blocks within the development and comprises a total of 35 units. It is within walking distance to MRT stations such as Toa Payoh MRT and Novena MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Tan Tong Meng Tower is also close to schools like EtonHouse International School Thomson, Tau Ben Puxin Therapy Institute Pte Ltd and Capstone Mobility Asia Pte Ltd. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Meats Marinades & More and FairPrice Finest - Finest Zhongshan Park for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Q & M Dental Centre (Balestier) Pte Ltd. SingPost Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Novena Rise Park, to enjoy some fresh air.
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Total Transactions
2
Average Price
S3.6M
Total Value
S7.2M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 424 URA transactions
Fair Value
S$6.48M
S$2,001 psf
Asking Price
S$4.75M
S$1,466 psf
vs Market
-26.7%
vs Last Done
+28.4%
Tenure
Freehold
No lease decay
Confidence
High
424 comps
Nearest MRT
Toa Payoh
837m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
424 comparable transactions
S$1,905
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,001
Recent Comparable Transactions
10 shown · 424 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2021 | THOMSON ROAD Floor 01-05 | 3,240sqft | S$3,700,000 | ▼S$1,142 -42.9% vs FV | Freehold |
Aug 2021 | THOMSON ROAD Floor 01-05 | 3,240sqft | S$3,700,000 | ▼S$1,142 -42.9% vs FV | Freehold |
Mar 2021 | THOMSON ROAD Floor 16-20 | 3,240sqft | S$3,450,000 | ▼S$1,065 -46.8% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,367sqft | S$2,650,000 | ▼S$1,939 -3.1% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,001sqft | S$1,660,000 | ▼S$1,658 -17.1% vs FV | Freehold |
Aug 2025 | JALAN RAJA UDANG Floor 16-20 | 678sqft | S$970,000 | ▼S$1,430 -28.5% vs FV | Freehold |
Aug 2025 | JALAN RAJA UDANG Floor 16-20 | 1,399sqft | S$2,850,000 | ▲S$2,037 +1.8% vs FV | Freehold |
Aug 2025 | JALAN RAJA UDANG Floor 26-30 | 1,528sqft | S$2,965,000 | ▼S$1,940 -3.0% vs FV | Freehold |
Jul 2025 | THOMSON ROAD Floor 16-20 | 1,335sqft | S$2,700,000 | ▲S$2,023 +1.1% vs FV | Freehold |
Jul 2025 | IRRAWADDY ROAD Floor 21-25 | 1,367sqft | S$2,730,000 | ▼S$1,997 -0.2% vs FV | Freehold |
Jul 2025 | THOMSON LANE Floor 36-40 | 2,713sqft | S$6,400,000 | ▲S$2,359 +17.9% vs FV | Freehold |
THOMSON ROAD
Aug 2021 · Floor 01-05
-42.9% vs FV
THOMSON ROAD
Aug 2021 · Floor 01-05
-42.9% vs FV
THOMSON ROAD
Mar 2021 · Floor 16-20
-46.8% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
-3.1% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
-17.1% vs FV
JALAN RAJA UDANG
Aug 2025 · Floor 16-20
-28.5% vs FV
JALAN RAJA UDANG
Aug 2025 · Floor 16-20
+1.8% vs FV
JALAN RAJA UDANG
Aug 2025 · Floor 26-30
-3.0% vs FV
THOMSON ROAD
Jul 2025 · Floor 16-20
+1.1% vs FV
IRRAWADDY ROAD
Jul 2025 · Floor 21-25
-0.2% vs FV
THOMSON LANE
Jul 2025 · Floor 36-40
+17.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.