Penrith
8 units available
$2,753–$2,858 psf
98% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Tan Boon Liat Building is an upcoming 750-unit freehold condominium in D03 (RCR, Central region), developed by Kingsford Group (Kingsford Havelock Pte Ltd). The land was secured through a collective sale in July 2026 at $1,245 psf ppr.
The site sits about 0.16 km in a straight line from Havelock (TE16), roughly 2 minutes on foot. It has not launched. Our estimated launch range is $2,680–$3,030 psf (est.), anchored on an estimated breakeven of $2,334 psf ppr — see the estimate and its cost stack below.
Preview pending
Land awarded at $1,245 psf ppr (en bloc, Jul 2026) · ~750 units planned
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Tan Boon Liat Building, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Upcoming
- Developer
- Kingsford Group (Kingsford Havelock Pte Ltd)
- District
- D03 · RCR · Central
- Tenure
- Freehold
- Total units
- 750
- Site area
- 14,469 sqmest.155,740 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 70,897 sqm
- Plot ratio
- 4.9
- Land cost
- $1,245 psf pprCollective sale, July 2026
- Estimated breakeven
- $2,334 psf pprest.
- Estimated launch psf
- $2,680–$3,030est.
- Nearest MRT
- Havelock TE16 · 0.16 km · ~2 min walk
- Coordinates
- 1.28829, 103.83226
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
PropertyInsider’s estimated launch price for this site, and the indicative quantum that range implies at typical unit sizes.
Estimated launch psf
$2,680–$3,030
Breakeven $2,334 psf ppr x 1.15–1.30 margin
Awarded land cost
$1,245
psf per plot ratio · en bloc · Jul 2026
2BR indicative quantum
$1.88M–$2.12M
at a typical 700 sqft
3BR indicative quantum
$2.55M–$2.88M
at a typical 950 sqft
4BR indicative quantum
$3.08M–$3.48M
at a typical 1150 sqft
Land attributes
- Site
- 315 Outram Road
- Site use
- Residential with commercial on 1st storey
- Sale type
- Collective sale
- Tenure
- Freehold
- Plot ratio
- 4.9
- Site GFA (sqm)
- 70,897
- Land rate ($psf ppr)
- $1,245
- Units (est.)
- 750
- Developer
- Kingsford Group
Estimated breakeven
- Land ($m)
- $950m
- Construction ($m)
- $417m
- Land financing ($m)
- $150m
- Professional / legal / taxes ($m)
- $164m
- Marketing / others ($m)
- $101m
- Est. total cost ($m)
- $1,781.1m
- Est. breakeven ($psf ppr)
- $2,334
Applying a 15%–30% developer margin to a breakeven of $2,334 psf ppr gives an estimated launch range of $2,680–$3,030 psf. How this model works and how it has performed.
Breakeven is the estimated total development cost divided by gross floor area, in dollars per square foot per plot ratio — the same basis as the land rate. Cost stack: EdgeProp estimates, land awarded 21 Jul 2026. Figures are estimates (est.), not the developer’s accounts.
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Tan Boon Liat Building sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Havelock (TE16), about 0.16 km away in a straight line, roughly 2 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Tan Boon Liat Building is located at 1.28829, 103.83226 in D03, Singapore. The interactive map loads when this section comes into view.
- District
- D03 · Central · RCR
- Nearest MRT
- Havelock TE16 · 0.16 km · ~2 min walk
- Coordinates
- 1.28829, 103.83226
- Tenure
- Freehold
- Site status
- Upcoming
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Havelock MRTTE16 · Thomson-East Coast Line | 0.16 km | 2 min | — |
| Concorde Shopping CentreShopping mall | 0.23 km | 3 min | — |
| Kim Seng CCCommunity club | 0.23 km | 3 min | — |
| Havelock Road Cooked Food CentreHawker centre · 30 cooked-food stalls | 0.30 km | 4 min | — |
| Tiong Bahru MarketHawker centre · 83 cooked-food stalls | 0.39 km | 6 min | — |
| Zion Riverside Food CentreHawker centre · 32 cooked-food stalls | 0.47 km | 7 min | — |
| Tiong Bahru CCCommunity club | 0.54 km | 8 min | — |
| Great WorldShopping mall | 0.57 km | 9 min | — |
| Tiong Bahru MRTEW17 · East West Line | 0.61 km | 9 min | — |
| Tiong Bahru PlazaShopping mall | 0.62 km | 9 min | — |
| Great World MRTTE15 · Thomson-East Coast Line | 0.67 km | 10 min | — |
| River Valley Primary SchoolModerate P1 demand | 0.78 km | 12 min | — |
| Valley Point Shopping CentreShopping mall | 0.79 km | 12 min | — |
| Zhangde Primary SchoolP1 vacancies available | 0.80 km | 12 min | — |
| Duke-NUS Medical SchoolJoint campus | 0.81 km | 12 min | 2 min |
| Gan Eng Seng SchoolSecondary | 0.95 km | 14 min | 3 min |
| Alexandra Primary SchoolVery high P1 demand | 0.98 km | 15 min | 3 min |
| Henderson CCCommunity club | 1.03 km | 15 min | 3 min |
| Singapore General HospitalPublic acute hospital | 1.08 km | 16 min | 3 min |
| Outram Park MRTEW16 · East West Line | 1.13 km | 17 min | 3 min |
| Outram PolyclinicPublic polyclinic · SingHealth Polyclinics | 1.14 km | 17 min | 3 min |
| Dimensions International CollegeInternational school | 1.23 km | 18 min | 4 min |
| St. Gallen Institute of Management in AsiaOverseas business school | 1.24 km | 19 min | 4 min |
| CHIJ (Kellock)P1 vacancies available | 1.57 km | 23 min | 5 min |
| Cantonment Primary SchoolP1 vacancies available | 1.66 km | 25 min | 5 min |
| Crescent Girls' SchoolSecondary · Girls | 1.73 km | 26 min | 5 min |
| Fort Canning ParkPark · 19 ha | 1.81 km | 27 min | 5 min |
| CHIJ St. Theresa's ConventSecondary · Girls | 1.81 km | 27 min | 5 min |
| Tanjong PagarCentral business district | Within 2 km | — | Under 10 min |
| NPS International SchoolInternational school | 2.10 km | — | 6 min |
| Raffles PlaceCentral business district | 2–5 km | — | 10–20 min |
No categories selected. Pick one above, or .
31 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|
Site map
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Latest transactions
| Date | Unit | Type | Size | Price | Price psf |
|---|
How D03 resales have performed
Capital appreciation context for Tan Boon Liat Building: what sellers of completed condos in the same district actually realised on 6,652 matched buy-and-sell pairs (March 1995 to August 2026), including the 10.1% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 10.1% recorded on completed sales here.
Median annualised return
3.5% p.a.
all exits in district D03, winners and losers
Share that made money
89.9%
5,983 of 6,652 matched exits
Median gain when it worked
$348k
gross, before transaction costs
Median loss when it did not
-$130k
669 exits sold at or below cost
Median holding period
7.2y
purchase to sale
RCR segment median
3.8% p.a.
45,914 exits island-wide, 90.1% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D03 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
6.0% p.a.middle of the 10 mapped, all exits3.5–11.8%slowest to fastest of the 10$499kmiddle project’s median gain, gross$1,854 psftheir middle average resale psf$2,680–3,030 psfthis launch, estimated (est.) launch range
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:10% a year or more6–10% a year3.2–6% (at or above the island median)This launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Alexis | 2012 | 300 | 100.0% | 11.8% p.a. | 4.0y | $279k | $1,326 |
| Meraprime | 2006 | 206 | 100.0% | 10.2% p.a. | 5.9y | $701k | $2,300 |
| Twin Regency | 2007 | 214 | 98.6% | 9.7% p.a. | 4.1y | $620k | $2,425 |
| The Regency at Tiong Bahru | 2010 | 157 | 100.0% | 8.6% p.a. | 3.7y | $540k | $1,187 |
| The Metropolitan Condominium | 2009 | 490 | 97.6% | 7.4% p.a. | 4.1y | $506k | $1,068 |
| Stirling Residences | 2022 | 432 | 99.8% | 4.6% p.a. | 5.0y | $282k | $1,850 |
| Queens | 2002 | 752 | 93.6% | 4.5% p.a. | 9.5y | $550k | $2,010 |
| Artra | 2020 | 93 | 100.0% | 4.1% p.a. | 5.6y | $493k | $1,871 |
| Margaret Ville | 2021 | 85 | 100.0% | 3.8% p.a. | 5.4y | $312k | $1,858 |
| Queens Peak | 2020 | 243 | 98.8% | 3.5% p.a. | 6.0y | $250k | $1,788 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Tan Boon Liat Building and the 7 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
River Valley Primary School≤1km0.78 km (est.)≈ 12 min walk
2A 0.45×2B 0.72×2C 1.34× • ballot PR <1km2C(S) —
Alexandra Primary School≤1km0.98 km (est.)≈ 15 min walk
2A 1.05× • ballot PR <1km2B 0.35×2C 1.56× • ballot SC <1km2C(S) —
Radin Mas Primary School1–2km1.73 km (est.)≈ 26 min walk
2A 0.99×2B 1.10× • ballot SC 1–2km2C 1.57× • ballot SC 1–2km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D03 or the same segment and region.
Promenade Peak
166 units available
$2,849–$3,462 psf
72% sold
Zyon Grand
70 units available
$2,935–$3,907 psf
90% sold
Artisan 8
13 units available
$2,105–$2,582 psf
62% sold
Aurea
117 units available
$2,804–$3,691 psf
38% sold
Berlayar Drive GLS
GLS Site
Est. launch price$3,100–$3,510 psf
0% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
S$
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% p.a.
years
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Estimated instalment
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per month
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- Interest over the full term—
The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.
