Bartley Ridge Investment Returns: Rental Yield Analysis

Bartley Ridge offers a current rental yield of approximately 3.4%, making it a moderate-performing investment property in District 13. For investors evaluating this Mount Vernon Road development, understanding the relationship between purchase price, rental income, and capital appreciation is essential to making an informed decision about whether this property aligns with your investment goals.

This analysis examines Bartley Ridge's rental yield performance, recent transaction data, and investment potential to help you assess whether this 99-year leasehold condominium represents a sound investment opportunity. At Homejourney, we prioritize transparency and verification of property data to ensure you can make confident investment decisions.

Understanding Bartley Ridge's Current Rental Yield

Rental yield is calculated by dividing annual rental income by the property's purchase price, expressed as a percentage. At Bartley Ridge, the current gross rental yield stands at 3.4%—a figure that reflects the balance between strong rental demand and the development's relatively stable pricing in the current market.

For context, this yield is competitive within District 13 and represents a solid return for investors seeking steady income alongside potential capital appreciation. A 3.4% yield means that on a S$1 million investment, you could expect approximately S$34,000 in annual rental income, or roughly S$2,833 per month. However, net yield (after accounting for property tax, maintenance fees, and agent commissions) would be lower—typically 2-2.5% depending on your specific circumstances.

Recent Price Trends and Transaction Data

Understanding recent transaction activity is crucial for assessing investment potential. Based on the latest market data, Bartley Ridge has experienced varied pricing across different unit types and sizes.

Current Market Pricing (2025-2026):

Price range: S$1,590 to S$2,116 per square foot
Average transacted price: S$1,870 psf
Highest recent transaction: S$2,116 psf (May 2025, 969-sqft unit)
Absolute price range: S$860,000 to S$3 million depending on unit type and size

These price points demonstrate that Bartley Ridge maintains strong market positioning. The development has shown resilience, with transactions consistently occurring across multiple unit types. For investors, this liquidity is important—it suggests you'll have a ready market if you decide to sell or refinance in the future.

Rental Income Potential by Unit Type

Rental demand varies significantly by unit type at Bartley Ridge. Understanding what tenants are willing to pay helps you project realistic income and calculate your actual return on investment.

1-Bedroom Units (400-500 sqft): Monthly rent ranges from S$2,850 to S$3,100, translating to S$5.70-S$7.75 per square foot monthly. On a purchase price of approximately S$700,000-S$800,000, this yields roughly 4.3-5.3% gross rental yield.

2-Bedroom Units (800-900 sqft): These popular units command monthly rent of S$3,800-S$4,600, or S$4.22-S$5.75 psf monthly. Purchase prices typically range from S$1.2-S$1.5 million, resulting in a 3.6-4.4% gross yield.

3-Bedroom Units (900-1,100 sqft): The most sought-after configuration rents for S$4,200-S$5,100 monthly (S$4.18-S$5.67 psf), with purchase prices around S$1.5-S$1.8 million, delivering 3.3-4.1% gross yield.

These figures demonstrate that smaller units typically offer higher percentage yields, though absolute monthly income is lower. Investors must balance yield percentage against capital appreciation potential and tenant demand.

Why Bartley Ridge Attracts Rental Tenants

Strong rental yield depends on consistent tenant demand. Bartley Ridge benefits from several factors that keep it attractive to renters:

MRT Connectivity: Located near Macpherson MRT (Circle Line) and Potong Pasir MRT (Circle Line), offering excellent accessibility to the CBD and other parts of Singapore
Proximity to Employment Hubs: Close to Macpherson industrial area and tech companies, attracting young professionals and expatriates
Mature Estate Amenities: Access to The Commerze @ Irving, Macpherson Mall, and numerous F&B options
School Proximity: Near several primary and secondary schools, appealing to families
Established Neighbourhood: Toa Payoh is a mature, well-established residential area with strong infrastructure

These characteristics ensure consistent demand from tenants across different demographics—young professionals, families, and expatriates—reducing vacancy risk and supporting rental yield stability.

Calculating Your Net Investment Returns

Gross rental yield tells only part of the story. To assess true investment returns, you must account for all costs associated with property ownership.

Key Costs to Consider:

Property Tax: Approximately 4-6% of annual rental income for residential properties
Maintenance Fees: Typically S$200-S$300 monthly for a 2-3 bedroom unit at Bartley Ridge
Agent Commission: Usually 1-1.5% of annual rental income when using a letting agent
Vacancy Buffer: Plan for 5-10% vacancy rate to account for turnover periods
Repairs and Maintenance: Set aside S$100-S$200 monthly for unexpected repairs

For example, a S$1.5 million 3-bedroom unit generating S$4,500 monthly rental income (S$54,000 annually) would face approximately S$15,000-S$18,000 in annual costs, reducing net yield from 3.6% to approximately 2.4-2.7%. This net yield is still respectable but lower than the headline 3.4% figure suggests.

Capital Appreciation Outlook for District 13

While rental yield provides steady income, capital appreciation drives long-term wealth creation. District 13 (Macpherson/Potong Pasir) has demonstrated moderate appreciation over recent years.

Bartley Ridge's location benefits from several positive factors for appreciation:

Proximity to upcoming developments and infrastructure improvements
Established area with strong amenities reducing downside risk
Growing demand from upgraders and investors
Limited new supply in the immediate vicinity

Historical data shows that properties in this district have appreciated at approximately 2-3% annually over the past 5-10 years. Combined with a 2.5% net rental yield, total annual returns could reach 4.5-5.5%—comparable to fixed-income investments but with leverage potential through mortgage financing.

Investment Considerations and Risk Factors

Before committing to a Bartley Ridge purchase, consider these important factors:

Positive Factors: Established location, strong MRT connectivity, consistent rental demand, mature estate with good amenities, and relatively stable pricing history.

Risk Factors: The 99-year leasehold means the property will eventually decline in value as the lease shortens—this becomes significant beyond year 60. Interest rate increases could reduce buyer demand and capital appreciation. Rental yields of 3.4% are moderate compared to some other districts, meaning your income return is limited unless you leverage with a mortgage.

At Homejourney, we encourage investors to assess their risk tolerance, investment timeline, and financial capacity before purchasing. A property that's ideal for a 10-year hold may not suit someone planning a 30-year investment.

Financing Your Bartley Ridge Investment

Most investors use mortgage financing to purchase property, which amplifies returns through leverage. For a S$1.5 million Bartley Ridge unit with 25% down payment (S$375,000) and a S$1.125 million mortgage at 3.5% over 25 years, monthly mortgage payments would be approximately S$5,070.

If the unit rents for S$4,500 monthly, your net cash flow after mortgage payment would be negative (S$570 shortfall monthly), requiring you to cover this from other income. However, as the mortgage is paid down and rents potentially increase, cash flow improves. Additionally, capital appreciation and mortgage principal repayment create wealth over time.

To understand your specific financing options and calculate affordability, use Bank Rates to compare current mortgage rates and calculate monthly payments based on your down payment and loan tenure.