District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) delivers gross yields of 2.5–3.5% on a tenant base anchored by school families, NUS/SUSS staff, and expat professionals. Freehold land titles, incoming CRL2 King Albert Park interchange (2032), and entry prices below CCR make it a credible income play.
District 21 is one of Singapore's most enduring residential addresses. Three structurally resistant tenant pillars: school-zone clustering (Nanyang Primary, Methodist Girls', Pei Hwa Presbyterian, Hwa Chong); tertiary/research institutions (NUS borders SW, SUSS on Clementi Road — academic staff, visiting researchers, postgrads at S$3,000–$5,500/month); MNC corridor (Ulu Pandan to one-north, Mediapolis, Jurong Innovation District — mid-level expats S$4,000–$6,000 housing allowances).
Result: vacancy under 3 weeks norm for well-priced units; landlords compete on lease terms not rent cuts.
D21 resale average ~S$1,707 psf early 2026; freehold condo resale ~$1,854 psf — 30–40% below freehold D9–11. That valuation gap compresses yield denominator, supports gross returns 2.5–3.5%.
CRL2 construction began July 2025, targets 2032 completion. King Albert Park becomes DTL–CRL interchange — Singapore's deepest at 50m. Properties within 10-min walk of Beauty World and King Albert Park stations benefit most.
D21 predominantly freehold or 999-year leasehold — meaningful floor under capital values, advantage for longer-hold strategies.
Rental yield is the rawest measure of cash-flow-to-capital efficiency in any condo purchase. In Singapore, gross yields typically range from 2.5% in the CCR to 4.5% in the OCR, with mass-market one-bedders often at the top of that band. This article ranks condos by recent rental and sales data to surface the highest-yielding options in the selected district — but remember that yield alone does not tell the whole story: liquidity, tenure, and capital appreciation matter too.
Loading chart data...
District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) is in Singapore's Outside Central Region. We ranked all condos in this district by gross rental yield using the latest 24 months of sales data and 12 months of rental data to find the best income-generating properties.
Top Rental Yield Condos in District 21
| Condo | Avg PSF | Avg Price | Avg Rent | Gross Yield | Tenure |
|---|---|---|---|---|---|
| MAYFAIR PARK | $365 psf | $1,068,611 | $6,515/mo | 7.3% | 99 yrs lease commencing from 1952 |
| THE HILLFORD | $1,460 psf | $652,639 | $2,918/mo | 5.4% | 60 yrs lease commencing from 2013 |
| UNIQUE GARDEN | $617 psf | $2,145,000 | $8,100/mo | 4.5% | 99 yrs lease commencing from 1972 |
| SUITES AT BUKIT TIMAH | $1,710 psf | $824,222 | $2,839/mo | 4.1% | Freehold |
| NOTTINGHILL SUITES | $1,687 psf | $825,607 | $2,753/mo | 4.0% | Freehold |
| BINJAI CREST | $844 psf | $3,030,733 | $9,273/mo | 3.7% | 99 yrs lease commencing from 1996 |
| PINE GROVE | $1,057 psf | $1,767,590 | $5,207/mo | 3.5% | 99 yrs lease commencing from 1984 |
| THE LINQ @ BEAUTY WORLD | $2,746 psf | $1,897,385 | $5,476/mo | 3.5% | Freehold |
| THE RAINTREE | $1,447 psf | $1,840,996 | $5,095/mo | 3.3% | 99 yrs lease commencing from 2003 |
| SUITES DE LAUREL | $1,703 psf | $1,206,431 | $3,315/mo | 3.3% | 999 yrs lease commencing from 1885 |
| HIGH OAK CONDOMINIUM | $1,391 psf | $1,656,929 | $4,477/mo | 3.2% | 99 yrs lease commencing from 1996 |
| LE WOOD | $1,253 psf | $1,542,667 | $4,120/mo | 3.2% | 99 yrs lease commencing from 1999 |
| VERDALE | $1,982 psf | $1,530,676 | $4,057/mo | 3.2% | 99 yrs lease commencing from 2018 |
| SOUTHAVEN I | $1,295 psf | $1,851,133 | $4,692/mo | 3.0% | 99 yrs lease commencing from 1994 |
| ASTOR GREEN | $1,440 psf | $1,830,000 | $4,625/mo | 3.0% | 99 yrs lease commencing from 1991 |
Investment Considerations
- Gross vs net yield: Deduct maintenance fees (~$300–$800/mo), property tax, and agent commission (1 month) for a realistic net yield.
- Tenant demand: Higher yields often come from smaller units near MRT stations or business hubs — check vacancy rates.
- Capital appreciation: High-yield condos may have lower capital growth; balance yield with appreciation potential.
- Use the ROI Calculator to model your total return including leverage.
- Compare across districts with the District Comparison Tool.
D21 yield benchmarks (URA/EdgeProp/SRX Q1–Q2 2026):
| Project | Sub-locale | Tenure | Avg PSF | 2BR Rent | Gross Yield |
|---|---|---|---|---|---|
| The LINQ @ Beauty World | Upper BT | Freehold | $2,200–2,500 | $4,100–5,200 | ~3.0% |
| Pandan Valley | Ulu Pandan | Freehold (1979) | $1,200–1,450 | $3,800–5,500 | ~3.2–3.5% |
| Symphony Heights | Hume Ave | 99-year | $1,050–1,250 | $2,800–3,800 | ~2.4–2.8% |
| Floridian | Upper BT | Freehold | $1,600–1,850 | $4,000–5,500 | ~2.8–3.2% |
| Maplewoods | Clementi Park | Freehold | $2,000–2,200 | $4,200–5,800 | ~2.7–3.0% |
| The Cascadia | Bukit Timah | Freehold | $1,700–2,000 | $4,500–6,000 | ~2.8–3.2% |
Pandan Valley standout yield play (~3.2–3.5%): low PSF base from 1979 vintage and large-format units. 623-unit liquidity advantage. The LINQ ~3.0% is quality/connectivity pick — DTL Beauty World integrated, freehold, CRL2 interchange proximity. 2BR (700–900 sqft) sweet spot for tightest vacancy and highest yield per dollar.
- Target 2BR sweet spot (700–900 sqft).
- Prioritise freehold for longer holds.
- Assess CRL2 proximity before committing. Within 10-min walk of King Albert Park interchange (2032).
- Scrutinise maintenance fees on older estates. Pandan Valley S$600–900/month.
- Verify 1km school-zone perimeter annually.
- Stress-test at 10% vacancy and 5% rent correction.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
- Sales data: URA REALIS (past 24 months, min 2 transactions per condo)
- Rental data: URA REALIS (past 12 months, min 2 leases per condo)
- Gross yield = (avg monthly rent × 12) / avg transaction price × 100
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
What is a good gross rental yield in Singapore?
Why does yield matter more than capital gain?
Should I buy freehold or leasehold for rental yield?
Which D21 project offers the best yield in 2026?
Pandan Valley on pure gross-yield basis (low PSF $1,200–1,450). The LINQ @ Beauty World preferred for yield + capital appreciation balance.
How does D21 yield compare with rest of Singapore?
Broadly in line with D10/D11 (2.5–3.2%); below higher-yield suburban D19/D27 (3.0–4.0%).
When will King Albert Park become a CRL interchange?
CRL2 targeted 2032. King Albert Park becomes DTL–CRL interchange. Historical Singapore precedent: 5–15% rental premium within 500m walk, uplift 12–18 months before opening.
Are 99-yr leasehold worth buying for yield?
Symphony Heights offers lower entry, 2.4–2.8% yield workable for short-to-medium holds. For 15+ year hold, freehold strongly preferred.
What tenant profile dominates D21?
School families (2-year leases, target Nanyang/MGS/Hwa Chong); NUS/SUSS academic staff and postgrads (12–24 month leases $3K–$5.5K); expat professionals (corporate leases $4K–$6K).
What net yield should I expect after costs?
Subtract property tax, maintenance ($400–900/month), agent commission (1 month/2-year lease), vacancy (3–4 weeks/year). A 3.0% gross typically nets to ~1.8–2.3%.