By District

Best Condos in District 21 (Upper Bukit Timah)

Family-friendly condos in D21 near nature reserves and top schools.

Last updated: 16 March 2026

Overview

District 21, covering Upper Bukit Timah and Clementi, recorded a median transacted price of approximately $2,150 PSF for new launches in 2023. The district is characterized by its proximity to the Bukit Timah Nature Reserve and the ongoing Beauty World transformation project. Transaction data shows a consistent demand for family-sized units, with 3-bedroom configurations accounting for 42% of all resale transactions in the past 12 months.

Market Analysis

Between 2019 and 2023, the average PSF for 99-year leasehold condominiums in District 21 increased from $1,650 to $2,300, representing a 39% appreciation. Resale freehold properties near Toh Tuck Road maintained a median price of $1,850 PSF in Q4 2023, offering a lower entry point compared to new leasehold launches. Rental yields for two-bedroom units within 500 metres of Beauty World MRT currently average between 3.2% and 3.5%. The introduction of the Beauty World Integrated Transport Hub has contributed to a 15% price premium for developments within walking distance of the Downtown Line compared to those in the Upper Bukit Timah interior.

Most Popular Projects in This District

ProjectDistrictMedian PSFTransactionsTenure
FORETT@BUKIT TIMAHD21 Clementi, Upper Bukit Timah$1,999.076679Freehold
THE RESERVE RESIDENCESD21 Clementi, Upper Bukit Timah$2,475.02564999 yrs lease commencing from 2021
KI RESIDENCES AT BROOKVALED21 Clementi, Upper Bukit Timah$1,852.204647999 yrs lease commencing from 1885
FORETT AT BUKIT TIMAHD21 Clementi, Upper Bukit Timah$1,987.397644Freehold
PINETREE HILLD21 Clementi, Upper Bukit Timah$2,499.34151199 yrs lease commencing from 2022
NAVA GROVED21 Clementi, Upper Bukit Timah$2,479.23646899 yrs lease commencing from 2024
DAINTREE RESIDENCED21 Clementi, Upper Bukit Timah$1,713.73632099 yrs lease commencing from 2017
VERDALED21 Clementi, Upper Bukit Timah$1,786.6226499 yrs lease commencing from 2018
VIEW AT KISMISD21 Clementi, Upper Bukit Timah$1,732.69918399 yrs lease commencing from 2019
MAYFAIR MODERND21 Clementi, Upper Bukit Timah$2,077.14815399 yrs lease commencing from 2018

Buyer Advice

Buyers should evaluate the $500 to $700 PSF price gap between new launches and 10-year-old resale developments in the area. Investors seeking capital preservation typically focus on freehold supply in the Toh Tuck or Jalan Jurong Kechil sub-markets where new land parcels are limited. It is necessary to calculate the impact of the $2,400+ PSF entry price for the latest projects against the historical rental demand from nearby tertiary institutions and international schools.

Frequently Asked Questions

What is the average price of a 3-bedroom condo in District 21?
As of late 2023, a standard 1,000 sq ft 3-bedroom unit in District 21 ranges from $1.8 million for older resale developments to over $2.6 million for new launch projects. Prices vary significantly based on the remaining lease and proximity to the Downtown Line.
Are there freehold condos near Beauty World MRT?
Several freehold developments such as The Creek @ Bukit and Forett at Bukit Timah are located within 1km of Beauty World MRT. These freehold units often command a 20% price premium over 99-year leasehold properties in the same immediate vicinity.
What is the typical rental yield for District 21 properties?
Median rental yields in District 21 currently fluctuate between 3.0% and 3.6%. Units located near the King Albert Park and Beauty World MRT stations tend to achieve the higher end of this range due to demand from expatriate tenants.
How does District 21 price PSF compare to District 23?
District 21 generally commands a 15% to 20% higher PSF than District 23 (Bukit Batok and Hillview). This price difference is attributed to District 21's classification as part of the Rest of Central Region (RCR) and its closer proximity to the city centre.
Which schools drive property demand in Upper Bukit Timah?
Pei Hwa Presbyterian Primary School and Methodist Girls' School are primary drivers of residential demand in the area. Properties located within the 1km radius of these institutions often see higher transaction volumes and greater price resilience during market downturns.
Is District 21 classified as CCR or RCR?
District 21 is officially classified under the Rest of Central Region (RCR). However, its proximity to the Core Central Region (CCR) districts like District 10 results in price points that often exceed the average RCR benchmark.

This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.

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