- Persona: P1 school balloting families
- District: 21 — Upper Bukit Timah, Ulu Pandan, Clementi Park (OCR)
- Editorial green matches in this district: 3
- Showing top: 3 ranked by ShiokNest Score
Who this fits in District 21
Families targeting MOE Primary 1 registration in the 1km catchment of a popular primary school.
P1 school balloting families sits in the Family Priorities group of ShiokNest's 40-persona buyer vocabulary. It applies to condos, HDB resale and landed homes — matching listings surface wherever the editorial team finds a genuine fit. Each fit signal behind this persona is curated entirely by our editorial team — no automated rule assigns it.
District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) sits in the OCR market segment. The full editorial introduction, related calculators, and cross-segment fit signals for this persona are on the persona hub: /best-for/p1-school-balloting.
For a wider view of every Singapore condo that fits this persona (not just this district), see Top 10 Singapore Condos for P1 school balloting families.
District 21 market pulse
Over the past 12 months, buyers closed 830 non-landed private deals in District 21 (Upper Bukit Timah), at an average of S$2,115 psf. Liquidity at that level cuts negotiation risk — comparable sales are easy to find, and exiting later is straightforward if this persona's needs change.
Top 3 condos for P1 school balloting families in District 21
- TERRENE AT BUKIT TIMAH ·
Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
Completed in 2013, it is past its defects period with an established resale track record. - THE BEVERLY ·
Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
Boutique at 118 units: exclusivity comes with fewer comparable sales and higher per-unit upkeep. The 2013 TOP gives it several years of resale history to benchmark pricing against. - KI RESIDENCES AT BROOKVALE ·
Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
The 660-unit scale keeps comparable transactions flowing while facilities stay manageable.
How to evaluate your shortlist
Before falling for any one name on this list, run every candidate through the same numeric filter so the comparison stays honest.
The Affordability Calculator and Stamp Duty Calculator will convert list prices into a realistic monthly picture before any viewing.
Then read School zone novena bishan family, School zone bukit timah education and Family friendly districts singapore 2026 for the decision frameworks that the raw numbers do not capture.
The Commute time map adds the spatial view — overlay your daily anchors before shortlisting.
Prefer a guided path? The interactive advisor walks this persona's trade-offs step by step.
Live editorial picks for District 21
The list below refreshes whenever editorial pills change, so it can drift from the static top-3 bake above as new matches are seeded:
Latest recorded data point: Jul 2026 · 830 records analysed · Source: URA private-sale caveats, District 21
Methodology & Sources
This analysis covers Editorial green pills as of bake date and refreshes every month.
Transaction data sourced from URA.
- Ranking: ShiokNest Score, then Investment Score, then alphabetical.
- Source data: URA for transactions.
- Persona vocabulary: 40-persona canonical list at /best-for.
- Only green editorial fits are listed. Amber and red signals appear on the persona hub.
Median values used to minimise outlier impact. PSF = price per square foot.