Highgate Park Investment Returns: Rental Yield Analysis

Highgate Park offers a compelling investment opportunity for Singapore property buyers seeking steady returns in the established District 21 (Clementi, Upper Bukit Timah) market. With current rental yields around 2.4% and strong capital appreciation potential, this freehold terrace development represents a balanced investment profile that appeals to both owner-occupiers and rental investors.

This article provides a comprehensive analysis of Highgate Park's investment potential, helping you understand whether this D21 property aligns with your financial goals. At Homejourney, we prioritize transparency and verified data to ensure you can make confident investment decisions.

Understanding Highgate Park's Rental Yield Profile

Current rental yield at Highgate Park stands at approximately 2.4%, based on the latest transaction and rental data.[2] While this sits below Singapore's average gross rental yield of 3.29% in 2025[1], the property compensates through strong capital appreciation and freehold tenure benefits that enhance long-term wealth building.

The rental range at Highgate Park currently spans S$2.7 to S$4.1 per square foot per month, with an average of S$3.2 psf monthly.[2] For a typical 1,784-sqft unit, this translates to approximately S$4,800 to S$7,300 monthly rental income, positioning the development competitively within the District 21 rental market.

It's important to distinguish between gross rental yield (which calculates annual rental income against property value without accounting for expenses) and net rental yield (which subtracts property management fees, maintenance, insurance, and taxes).[1] When evaluating Highgate Park as an investment, savvy investors should factor in these operating costs to determine realistic profit margins.

Price Trends and Capital Appreciation Potential

Highgate Park has demonstrated impressive price appreciation over recent years. Historical transaction data shows the development's highest recorded price of S$2,831 psf in November 2025, reflecting strong market demand.[5] Recent transactions in 2025 have consistently ranged from S$2,803 to S$2,831 psf, indicating stable pricing in the current market environment.

For context, Highgate Park's lowest recorded transaction was S$1,159 psf in March 2019, demonstrating approximately 140% price appreciation over six years. This capital growth significantly enhances the overall return profile, even when combined with modest rental yields. The freehold status of Highgate Park units further supports long-term value retention, as properties without leasehold decay maintain stronger appreciation potential.

To understand how Highgate Park's performance compares with other D21 developments and broader market trends, review our detailed price trends and market analysis for comprehensive historical context and future outlook.

Why Highgate Park Attracts Investors

Location Advantage: Positioned in District 21's most desirable pocket, Highgate Park benefits from Upper Bukit Timah's established residential prestige and proximity to major business hubs. The development sits within walking distance of Clementi MRT station, providing excellent connectivity for tenant commuters and enhancing rental demand.

Freehold Tenure: Unlike leasehold properties that depreciate as lease length decreases, Highgate Park's freehold status means units maintain consistent value indefinitely. This structural advantage appeals to long-term investors and reduces future resale complications.

Established Community: Completed in 1995, Highgate Park has matured into a stable, well-maintained development with 216 units. The established community attracts quality tenants seeking residential stability rather than speculative short-term rentals.

Tenant Demand: District 21 consistently attracts working professionals, young families, and upgraders seeking the balance between central location accessibility and residential tranquility. This demographic stability supports consistent rental demand and competitive rental rates.

Calculating Your Investment Returns

To evaluate whether Highgate Park aligns with your investment objectives, consider this practical calculation:

Example Unit Analysis: A 1,784-sqft unit at current average price of S$2,803 psf would cost approximately S$5.0 million. At the average rental of S$3.2 psf monthly, annual gross rental income would be approximately S$68,500, yielding a gross rental yield of 1.37%.

However, this calculation requires adjustment for realistic expenses. After deducting property management (typically 5-8% of rental income), maintenance reserves (2-3%), insurance, and property tax, net rental yield typically ranges from 0.8% to 1.2%. While modest, this steady income stream provides portfolio diversification alongside capital appreciation potential.

For investors with mortgage financing, the calculation shifts dramatically. A 70% loan-to-value mortgage at 3.5% interest would reduce your cash outlay to approximately S$1.5 million. With the same rental income, your cash-on-cash return improves substantially, making the investment more attractive. Use Homejourney's mortgage calculator to model different financing scenarios and understand your specific investment returns.

Tax Considerations for Highgate Park Investors

Singapore's tax framework significantly impacts investment returns. Singapore tax residents pay progressive income tax on rental income, with rates up to 24%, while non-residents face a flat 24% tax rate on all rental income.[1] This tax obligation reduces net returns and should be incorporated into your investment analysis.

Additionally, foreign investors should understand Singapore's Additional Buyer's Stamp Duty (ABSD) framework. While Highgate Park is freehold landed property rather than a condominium, investors should verify current ABSD implications with a property lawyer before purchase. Tax planning through professional advice can optimize your overall investment structure and returns.

Available Units and Purchase Options

Highgate Park currently offers units for sale at varying price points depending on size and condition. Recent transactions show units ranging from approximately S$1.88 million to S$2.59 million, providing options for different budget parameters.

The development's 216-unit portfolio provides reasonable availability, though specific unit inventory changes regularly. Browse all available units for sale at Highgate Park on Homejourney to view current listings, detailed unit specifications, and recent transaction prices. Our platform provides verified data and transparent pricing information to support confident purchasing decisions.

For comprehensive details on unit types, sizes, and layouts available at Highgate Park, review our complete buyer's guide to unit types and sizes.

Comparing Highgate Park Against Market Averages

While Highgate Park's 2.4% rental yield falls below Singapore's 3.29% average[1], this comparison requires context. District 21 properties generally yield 2.67% to 2.95%, making Highgate Park's 2.4% yield competitive within its immediate market segment.[1] The trade-off for lower yields includes freehold tenure, established location prestige, and strong capital appreciation history.

Investors prioritizing cash flow might consider higher-yielding districts (Districts 2, 25, and 14 average 4.07%, 3.95%, and 3.83% respectively[1]). However, those seeking balanced returns combining steady income with capital growth find Highgate Park's profile compelling. Singapore's property market compensates for modest rental yields through long-term stability and steady capital appreciation, with properties holding value well over time.[1]

Future Development Outlook and Market Position

District 21's continued development trajectory supports long-term value retention. Upper Bukit Timah's established infrastructure, proximity to major employment centers, and limited new supply create favorable conditions for sustained property appreciation. The area's residential prestige and family-friendly amenities attract quality tenants and owner-occupiers, supporting rental demand stability.

Homejourney tracks ongoing market developments and infrastructure projects that impact District 21 property values. View detailed transaction history and price trends for Highgate Park to understand long-term performance patterns and make data-driven investment decisions.

Getting Started: Your Investment Journey

Evaluating Highgate Park as an investment requires understanding your personal financial objectives, risk tolerance, and investment timeline. Consider these steps: