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Best Condos in District 21 (Upper Bukit Timah)

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

Last updated: 27 July 2026

Overview

District 21, encompassing Clementi and Upper Bukit Timah, serves as a residential hub for families seeking proximity to nature reserves and established schools. Recent market data shows a price range between $1,713.736 psf at Daintree Residence and $2,499.341 psf at Pinetree Hill. High transaction volumes are concentrated in projects such as Forett at Bukit Timah and The Reserve Residences, which recorded 679 and 649 transactions respectively.

Market Analysis

Analysis of the top 10 projects indicates that newer 99-year leasehold developments like Pinetree Hill ($2,499.341 psf) and Nava Grove ($2,479.236 psf) command a price premium of over 40% compared to Daintree Residence ($1,713.736 psf). Tenure significantly influences value, with the 999-year leasehold Ki Residences at Brookvale averaging $1,852.204 psf over 647 transactions. Freehold options remain active, as evidenced by Forett at Bukit Timah maintaining an average price of $1,999.076 psf. The price gap between 2018 leasehold projects like Verdale ($1,786.62 psf) and Mayfair Modern ($2,077.148 psf) shows a variance of approximately $290 psf within the same vintage.

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 prioritizing long-term tenure may evaluate Forett at Bukit Timah, which offers freehold status at under $2,000 psf, or Ki Residences at Brookvale for its 999-year lease at $1,852.204 psf. Those focused on the latest building standards and lease terms will find options in Pinetree Hill and Nava Grove, though these require a higher capital outlay exceeding $2,470 psf. For entry-level access into District 21, Daintree Residence and View at Kismis provide the lowest average price points at $1,713.736 psf and $1,732.699 psf respectively.

Frequently Asked Questions

What is the average psf for new launches in District 21?
Recent 99-year leasehold launches in District 21, such as Pinetree Hill and Nava Grove, are transacting at averages between $2,479 and $2,499 psf. This is significantly higher than older leasehold projects like Daintree Residence, which averages $1,713.736 psf.
Which District 21 condos offer freehold or 999-year tenures?
Forett at Bukit Timah is a freehold development with an average price of $1,999.076 psf based on 679 transactions. Ki Residences at Brookvale offers a 999-year lease commencing from 1885, with a current average transaction price of $1,852.204 psf.
How do prices compare between The Reserve Residences and Pinetree Hill?
The Reserve Residences has an average price of $2,475.025 psf with a 99-year lease starting in 2021. Pinetree Hill, with a lease starting in 2022, is priced slightly higher at an average of $2,499.341 psf.
What are the most transacted condos in Upper Bukit Timah?
Forett at Bukit Timah leads the district with 679 transactions, followed by The Reserve Residences with 649 transactions. Ki Residences at Brookvale also shows high liquidity with 647 recorded transactions.
Are there condo options in D21 priced below $1,800 psf?
Yes, Daintree Residence, Verdale, and View at Kismis all average below $1,800 psf. Specifically, Daintree Residence averages $1,713.736 psf, while View at Kismis and Verdale average $1,732.699 psf and $1,786.62 psf respectively.
What is the price difference between Mayfair Modern and other nearby projects?
Mayfair Modern averages $2,077.148 psf, which is approximately $344 psf higher than View at Kismis ($1,732.699 psf). Both projects are 99-year leasehold developments with leases commencing in 2018 and 2019 respectively.

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

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