Bukit Timah in prime District 10 is one of Singapore’s most established luxury residential belts, with landed property, upscale condos, excellent good schools and strong rental demand keeping prices among the highest in the country.
This Bukit Timah Prime District Property Prices and Rental Guide by Homejourney gives you realistic 2025–2026 price and rental ranges, shows how different micro‑pockets perform, and offers practical frameworks to decide if buying or renting here fits your goals.
For a broader lifestyle and neighbourhood overview, pair this with our main district guide: Bukit Timah Prime District Guide: District 10 Living | Homejourney .
1. Bukit Timah & District 10: Quick Market Snapshot
From walking the leafy lanes off Sixth Avenue to viewing brand-new detached houses near King Albert Park, the consistent theme I see is tight supply and deep, family-driven demand.
Across prime districts, recent market studies place typical private home prices roughly in the S$2,200 to S$3,500 psf range, with Bukit Timah generally trading in the upper half of that band for newer freehold projects and quality landed homes.[3][5]
Within Bukit Timah itself, niche research on the area notes that proximity to greenery and good schools in Singapore – particularly along Greenwood Avenue, Shelford, Coronation and Sixth Avenue – pushes prices higher compared to less central neighbourhoods.[4]
Homejourney continuously cross-checks these ranges against URA caveats and ground feedback from agents active in District 10, so buyers and tenants can make decisions with greater confidence.
2. Bukit Timah Price Guide: Landed vs Condo
The key choice in Bukit Timah is usually between a landed property (terrace, semi‑D, detached, Good Class Bungalow) and a private condo or apartment.
2.1 Landed Property Price Ranges in Bukit Timah
Looking at recent marketing prices for Bukit Timah and Upper Bukit Timah in early 2026, asking prices for freehold and 999‑year landed homes often fall in these broad bands:[1][2]
- Terrace / Corner terrace: about S$2,000 – S$2,800 psf on land for many plots in Eng Kong, Namly and Lorong Kismis clusters.[1][2]
- Semi‑detached: commonly S$1,900 – S$3,000+ psf in areas like Sian Tuan, Greenbank Park, Upper Bukit Timah View and around Beauty World.[1][2]
- Detached / Bungalows (non‑GCB): around S$1,900 – S$3,200+ psf, with newer or architect-designed homes near King Albert Park, Namly and Coronation on the higher end.[1][2]
- Good Class Bungalows in classic Bukit Timah GCB areas can transact below the headline psf of a small semi‑D, but total quantum easily exceeds S$20m depending on land size and elevation.[1]
These are indicative asking ranges, not transacted prices; actual deals depend heavily on plot shape, road noise, elevation and whether you are within popular school zones such as Nanyang Primary or Raffles Girls’ Primary.
2.2 Condo & Apartment Price Ranges
For condos, Bukit Timah spans classic older projects with large layouts and new launches at premium psf.
- Older 99‑year condos along Upper Bukit Timah Road can still be seen around or slightly above S$1,000 – S$1,600 psf, depending on age and proximity to MRT.[1]
- Freehold boutique and mid-sized condos along Dunearn, Shelford, Watten and Sixth Avenue often trade around S$2,200 – S$2,800+ psf, aligning with prime district benchmarks.[3][4]
- Newer or yet‑to‑TOP freehold projects (e.g. in Shelford / Watten vicinity) commonly ask in the S$2,300 – S$3,000+ psf range.[2][5]
According to wider 2026 market outlook reports, overall private price growth is expected at a moderate 3–4% per year, which supports the view that Bukit Timah is more about capital preservation and long-term stability than short-term speculation.[7]
Use Homejourney’s Projects Directory to compare recent project-level psf trends in Bukit Timah against other prime or city-fringe districts.
3. Rental Guide: Yields, Tenant Profiles & Benchmarks
On the ground, Bukit Timah’s rental market is driven by three main groups: expatriate families wanting to be near good schools, locals upgrading while waiting for construction/renovation, and professionals who prefer a greener, low‑rise environment over CBD living.
3.1 Typical Rental Ranges (2025–2026)
While rents vary widely by condition and location, a realistic working guide many landlords and tenants use is:
- Family-sized condos (3–4 bedrooms, 1,000–1,500 sq ft): around S$6,000 – S$10,000/month in established projects near Sixth Avenue, King Albert Park and Beauty World.
- Large luxury condos & penthouses in prime spots: S$10,000 – S$20,000+/month, especially for newer developments.
- Landed terraces / smaller semi‑Ds: often S$10,000 – S$18,000/month, depending on renovation and whether there is a pool.
- Larger detached houses / GCBs: frequently S$20,000 – S$40,000+/month, with extensive gardens and facilities.
These ranges are estimates based on recent marketing activity and broader market commentary on prime rents; for safety, always verify specific asking and achieved rents using URA’s rental transaction data and Homejourney’s Property Search filters.
3.2 Rental Yields in Bukit Timah
Because Bukit Timah is a high‑price, low‑yield prime district, gross yields for condos usually sit around 2.2–3.0%, with landed yields often lower, in the 1.5–2.2% range.
Compared with mass‑market suburbs where yields can be higher, investors here generally prioritise:
- Capital preservation and long-term appreciation in a supply-constrained prime area.
- Tenant stability (families on multi‑year leases near international and local good schools).
- Lower vacancy during school terms, especially around popular education clusters.
Use Homejourney’s Bank Rates page to stress‑test your mortgage against conservative yield assumptions and possible interest rate increases.
4. Micro‑Locations: How Different Bukit Timah Belts Perform
Having walked and transacted in these areas, the character – and price dynamics – of each micro‑belt are quite distinct.
4.1 Sixth Avenue, Namly & Coronation
This heartland of District 10 landed living is popular with multi‑generation families who value quiet streets and proximity to elite schools.
- Who it suits: Long-term owner‑occupiers, buyers targeting 1km priority for schools like Nanyang Primary and Raffles Girls’ Primary (verify with MOE’s latest school distance maps).
- Price tone: High quantum, especially for freehold detached and well‑renovated semi‑Ds; often above the Bukit Timah average psf.[2][4]
- Insider tip: Many side roads here are single‑lane; visiting at school dismissal time gives you a realistic feel of traffic and parking stress.
4.2 Dunearn, Shelford & Watten Corridor
This belt is condo-heavy with a mix of older spacious units and new freehold projects, plus selected cluster housing.
- Who it suits: Families wanting condo facilities, still within the Bukit Timah school belt and close to Botanic Gardens / Tan Kah Kee MRT.
- Price tone: Condo psf that tracks prime benchmarks, with premium for new launches and proximity to MRT.[2][3]
- Insider tip: Shortlist stacks carefully – some lower floors face traffic noise from Dunearn Road; corner stacks may have better greenery views but different sun orientation.
4.3 Upper Bukit Timah, Beauty World & Eng Kong
This area, served by Beauty World and King Albert Park MRT, has evolved into a lively mixed-use cluster with eateries along Cheong Chin Nam and Chun Tin, and more mid‑market condos.[1]
- Who it suits: Investors seeking slightly better yields and younger families who want Bukit Timah schools and nature, without heritage‑district prices.
- Price tone: Landed psf can be a touch lower than core District 10; older condos nearer Bukit Panjang side may offer entry points below S$1,600 psf.[1][4]
- Insider tip: Evening visits show you the real noise level from alfresco dining streets and expressway corridors – crucial for tenants sensitive to sound.
For a more transport- and amenities-focused view of Bukit Timah’s micro‑pockets, see our Chinese guide: 武吉知马高尚住宅区指南：交通和设施便利度深度解析 | Homejourney .
5. Schools, Amenities & Liveability: Why Families Pay a Premium
Bukit Timah’s enduring appeal is anchored in a dense cluster of good schools Singapore is known for, plus easy access to greenery and daily amenities.
5.1 Education & School Belt
Within short drives of many Bukit Timah homes are highly sought-after primary and secondary schools, top JCs, and international schools.
Many parents choose to rent or buy specifically to be within Ministry of Education (MOE) distance priority bands; Homejourney strongly recommends verifying the latest official MOE school allocation rules and 1km/2km maps before committing to a property.
For a deep dive on schools in this district, refer to: 武吉知马高尚住宅区学校与教育资源全指南 | Homejourney .
5.2 Daily Amenities, Parks & Connectivity
Key amenities that residents frequently highlight include:
- Green spaces: Bukit Timah Nature Reserve, Rifle Range Nature Park and the Rail Corridor are usually within a 5–15 minute drive, offering shaded trails and weekend hikes.
- Daily conveniences: Smaller malls like Bukit Timah Plaza, Coronation Shopping Plaza and Beauty World Centre, plus supermarkets and specialty grocers sprinkled along Bukit Timah Road and Greenwood Avenue.
- MRT access: The Downtown Line (e.g. King Albert Park DT6, Sixth Avenue DT7, Tan Kah Kee DT8, Beauty World DT5) links the area directly to CBD and Bugis, improving both own‑stay convenience and rental attractiveness.
Many of these locations are 5–10 minutes’ walk from station exits; always use on‑site recce or LTA’s official journey planner to confirm actual walking times and sheltered routes.
6. Practical Buying & Investing Framework for Bukit Timah
Given the high price quantum, decisions in Bukit Timah should be made with a clear framework rather than emotion alone.
6.1 Step-by-Step Evaluation Checklist
- Clarify your primary objective
Decide if your key goal is own-stay near schools, long-term capital preservation, or rental yield. For pure yield, city-fringe districts may be more suitable; for legacy wealth and schooling, Bukit Timah stands out. - Fix a realistic total budget
Include Buyer’s Stamp Duty, Additional Buyer’s Stamp Duty (if applicable) and renovation. Use Homejourney’s Bank Rates to model monthly repayments under different interest scenarios. - Choose between landed and condo
Landed offers land value and privacy but lower yields and higher maintenance. Condos provide facilities and easier rental, with more transparent psf benchmarks via URA data. - Drill into micro‑location
View the property at least twice – once during peak traffic/school hours and once at night. Check road noise, school traffic, and future URA plans (via URA Master Plan). - Validate recent transacted prices
Cross-check agent or seller claims with URA transaction records and recent caveats. Homejourney’s Projects Directory aggregates such data to simplify comparison. - Stress‑test exit strategy
For investors, evaluate who your likely tenant is (family, couple, single professional) and whether the layout and location match that profile. Use conservative rent assumptions when computing yield.
6.2 Safety, Transparency & Due Diligence
Homejourney emphasises a safe, trusted environment, especially in high‑value prime districts:
- Always verify ownership and encumbrances using legal conveyancing and Singapore Land Authority records.
- Check URA and BCA information for past alterations or extensions in older landed homes.
- Factor in long-term maintenance, including air-conditioning, roofing and drainage; our Aircon Services partners can help you maintain indoor air quality safely after you move in.
- Use licensed property professionals and consult qualified financial advisers before leveraging heavily, particularly given the high quantum in District 10.
