Icon @ Tanjong Pagar Review — Tanjong Pagar · D02
PI Score: 63/100 — Good
Is Icon @ Tanjong Pagar a good buy?
PI Score rates Icon @ Tanjong Pagar 63/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Genuinely well-connected. Main watch-out: Not a school-belt play. Pricing is reasonable for the location at current market.
Last updated 2025-01-15 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Core Central Region
- Tenure: 99-yr leasehold
- Completed: 2007
- Units: 646
- Developer: Far East Organization
- Avg PSF: ~$1,900 psf
- Price from: S$0.9M
What works in its favour
- Genuinely well-connected: Location scores 8/10 — MRT and daily amenities are within practical reach, which is what keeps both tenant demand and the resale pool deep.
- Rental demand supports ~3.4% gross: Rental scores 8/10 — tenants are findable in this pocket, so an investor is not underwriting long vacancy between leases.
- Entry price leaves room: Value scores 7/10 at ~$1,900 psf (entry from $0.9M) — you are not paying for the whole story upfront, which is where a margin of safety comes from.
What to watch out for
- Not a school-belt play: Schools score 3/10 — families treating P1 proximity as the deciding criterion will find better odds elsewhere, which thins one important slice of the resale pool.
- Growth is incremental, not catalytic: Growth scores 5/10 — the thesis here is stability rather than transformation, so expect the area to track the market rather than lead it.
- Plan a patient exit: Exit scores 6/10 across 646 units — a thinner resale pool means fewer comparables and a longer runway to sell. Budget five to eight years minimum.
Who Icon @ Tanjong Pagar suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Tenants queue for Tanjong Pagar — vacancy not really a worry. Not a school-belt address — parents will shop elsewhere.
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