Bartley Residences occupies one of the most enviable transit positions in Singapore's Outside Central Region: a mid-rise condominium in District 19 whose lobby sits barely 200 metres from Bartley MRT station (Circle Line, CC12). Developed by a blue-chip joint venture comprising Hong Leong Holdings, City Developments Limited (CDL), and TID Residential, the project launched in 2011 and achieved its Temporary Occupation Permit in 2015. Its 702 units are distributed across eight blocks ranging from 14 to 18 storeys, with four basement levels of carparking beneath a verdant podium. At just over a decade old, the development has shed its “new launch premium” and now trades as a mature resale asset, giving buyers the rare combination of established facilities, a known price baseline, and a directly above-ground MRT footprint that few OCR condominiums can match. Recent resale transactions between November 2025 and January 2026 recorded PSF figures of S$1,707 to S$1,924, with a trailing 12-month average of approximately S$1,787 psf — numbers that reflect both the development's locational premium and the enduring demand for Circle Line corridor homes. For buyers navigating a supply-constrained OCR market in 2026, Bartley Residences demands serious consideration.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 19 encompasses a broad swathe of north-eastern Singapore stretching from Hougang and Kovan in the north to the more urbanised pockets of Serangoon and MacPherson closer to the city fringe. Bartley itself occupies a quiet, low-density enclave squeezed between the Pan Island Expressway to the south and Upper Serangoon Road to the east. The area's appeal has been underpinned by the opening of the Circle Line in 2010, which transformed what was once a sleepy residential backwater into a genuine transit node. Bartley MRT (CC12) sits between Tai Seng (CC11) and Serangoon (CC13), meaning residents can interchange onto the North East Line at Serangoon in a single stop, reach the North-South Line at Bishan in three stops, and connect to the Downtown Line at MacPherson in two stops. This web of interchanges grants access to the CBD in under 30 minutes without changing lines more than once — a connectivity profile ordinarily reserved for CCR and RCR addresses.
The broader neighbourhood offers a balanced lifestyle ecosystem. Maris Stella High School, a popular Catholic boys' school, is a short walk away; Cedar Primary, Paya Lebar Methodist Girls' School, and Bartley Secondary serve families at different education stages. NEX at Serangoon, one of Singapore's largest suburban malls with over 380 shops and a rooftop park, is reachable in a single MRT stop, while the newly developed Bidadari estate — with its Heritage Walk, park connector, and upcoming Alkaff Lake — adds a green lung to the south-west. The combination of top-tier connectivity, respected school catchment, and maturing community infrastructure has kept District 19 among the most liquid OCR submarkets as tracked by the Urban Redevelopment Authority. Explore full District 19 analytics on ShiokNest to see how price trends and transaction volumes have evolved over the past five years.
We track 212 sales and 930 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BARTLEY RESIDENCES dashboard.
- Average sale price: $1,493,941 across 212 transactions
- Estimated gross rental yield: 2.9%
- District 19 PSF ranking: Above average (top 25%)
- 99 yrs lease commencing from 2011 · OCR · D19 · 702 units
About BARTLEY RESIDENCES
BARTLEY RESIDENCES is a 99 yrs lease commencing from 2011 condominium, located at LORONG HOW SUN in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by BARTLEY DEVELOPMENT PTE LTD, comprising 702 residential units, completed in 2015.
With approximately 84 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BARTLEY RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 40 | $1,691 psf | $782,569 |
| 1 BR | 2 | $1,501 psf | $849,000 |
| 2 BR | 75 | $1,588 psf | $1,329,707 |
| 3 BR | 77 | $1,647 psf | $1,868,327 |
| 4 BR | 16 | $1,433 psf | $2,182,719 |
| 5+ BR | 2 | $1,278 psf | $2,601,000 |
Sales Market Overview
BARTLEY RESIDENCES has recorded 212 sale transactions with an average transaction price of $1,493,941, ranging from $663,000 to $2,822,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 49 | $1,375 psf | $1,327,271 | — |
| 2022 | 48 | $1,502 psf | $1,415,366 | ↑ 9.3% |
| 2023 | 26 | $1,661 psf | $1,502,073 | ↑ 10.6% |
| 2024 | 35 | $1,778 psf | $1,638,119 | ↑ 7.0% |
| 2025 | 45 | $1,797 psf | $1,554,483 | ↑ 1.1% |
| 2026 | 9 | $1,813 psf | $1,933,543 | ↑ 0.9% |
BARTLEY RESIDENCES ranks in the top 25% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, BARTLEY RESIDENCES trades 4.1% above the segment benchmark.
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Rental Market Overview
BARTLEY RESIDENCES has recorded 930 rental transactions with monthly rents averaging $3,573/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 323 | $2,735/mo | $1,850/mo | $3,800/mo |
| 2 BR | 321 | $3,594/mo | $2,000/mo | $5,100/mo |
| 3 BR | 242 | $4,346/mo | $2,800/mo | $6,500/mo |
| 4 BR | 44 | $5,310/mo | $3,200/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 177 | $2,789/mo |
| 2022 | 206 | $3,339/mo |
| 2023 | 155 | $4,004/mo |
| 2024 | 192 | $3,961/mo |
| 2025 | 163 | $3,821/mo |
| 2026 | 37 | $3,706/mo |
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Investment Analysis
Based on average rents and sale prices, BARTLEY RESIDENCES delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows BARTLEY RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BARTLEY RESIDENCES
- Bartley MRT
- Tai Seng MRT
- Serangoon MRT
- Serangoon MRT
- Woodleigh MRT
- Bartley Secondary School
- Red Swastika School
- Zhonghua Secondary School
Nearby MRT Stations
BARTLEY RESIDENCES is 200m from Bartley MRT (Circle Line), with 5 stations within 1.5 km.
Nearby Schools
There are 10 schools within 2 km of BARTLEY RESIDENCES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 510m |
| Red Swastika School | Primary | 710m |
| Zhonghua Secondary School | Secondary | 1.3 km |
| Zhonghua Primary School | Primary | 1.3 km |
| Cedar Girls' Secondary School | Secondary | 1.5 km |
| Montfort Junior School | Primary | 1.5 km |
| Cedar Primary School | Primary | 1.6 km |
| Montfort Secondary School | Secondary | 1.7 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.8 km |
| Macpherson Primary School | Primary | 1.9 km |
Bartley Residences' single most powerful selling point is its direct MRT adjacency. The station entrance is integrated into the development's podium level, meaning residents can step off the Circle Line and reach their front door without a drop of rain touching them — a genuine rarity outside of Marina Bay and Orchard. This frictionless connectivity commands a structural PSF premium versus comparable OCR condominiums that sit 500 metres or more from the nearest station. Historical transaction data from the URA show that MRT-adjacent OCR projects consistently hold value better through property cycles than their walk-only counterparts, a resilience that benefits both owner-occupiers and landlords. View the ShiokNest price heatmap to see how this PSF premium maps across D19 and neighbouring districts.
The developer pedigree further insulates Bartley Residences from quality concerns. Hong Leong Holdings, CDL, and TID form one of Singapore's most experienced residential joint ventures, responsible for well-regarded projects across the island. Build quality at Bartley Residences has attracted consistently positive resident feedback: the 50-metre lap pool, tennis court, children's play pool, indoor gym, and landscaped sky terraces reflect a thoughtful amenity provision that has aged well. Maintenance standards have remained high under the Management Corporation Strata Title (MCST), a hallmark of CDL-backed developments.
From a rental income perspective, the project's proximity to Tai Seng and MacPherson business parks, Serangoon's commercial corridor, and the CBD via Circle Line supports a healthy tenant pool of working professionals and young families. Gross rental yield has been estimated at 3.8% to 4.0% on recent transactions, which is competitive for a mid-tenure leasehold asset of this size and quality in the OCR. One- and two-bedroom units — comprising a meaningful share of the 702-unit stack — attract expatriate tenants as well as young Singaporean couples who value the MRT convenience above the incremental cost versus HDB alternatives. Use the Cash Flow Calculator to model net rental returns after mortgage, maintenance, and tax, or the ROI Calculator to benchmark Bartley Residences against alternative investment options.
Capital appreciation has been steady rather than spectacular, which many long-term investors view as a virtue in a volatile macro environment. The project transacted at launch prices in the S$1,100–S$1,200 psf range; a decade later, resale PSFs have settled near S$1,787 on average, representing cumulative appreciation of roughly 50% before transaction costs. In annualised terms this sits broadly in line with OCR leasehold benchmarks, validating the development's long-run investment thesis without requiring heroic assumptions about future price growth.
The most significant structural risk facing buyers of Bartley Residences today is lease decay. The 99-year tenure commenced on 29 June 2011, meaning the remaining lease as of mid-2026 stands at approximately 84 years. While this is not yet in the danger zone that triggers steep bank LTV (Loan-to-Value) haircuts — typically applied when remaining lease falls below 40 years, or when a buyer's age plus remaining lease falls below 95 — the clock is ticking. Buyers in their 30s purchasing today with a 30-year mortgage will exit the loan in their 60s with around 54 years of lease left, a tenure profile that can materially dampen exit liquidity and restrict the pool of eligible buyers at resale. Use the Lease Decay Calculator to quantify how depreciation affects your expected exit value under different holding periods.
A second concern is supply competition within the immediate Bartley corridor. Bartley Vue (launched 2022) and the Botanique at Bartley pipeline have collectively added several hundred units to the same micromarket, while the Bidadari HDB Build-To-Order flats have attracted young families who might otherwise have stretched to a private condo. This elevated supply creates near-term headwinds for rental rate growth and may compress the PSF premium over the next 24–36 months as competing launches absorb tenant demand. Prospective landlords should stress-test their cash flow against a 5–10% rental rate softening before committing.
Finally, the development's OCR positioning means it remains vulnerable to broader macroeconomic shocks in a way that CCR trophy assets are not. Elevated global interest rates, potential ABSD changes, or a deterioration in Singapore's employment market could all compress both PSF and rental income simultaneously. Buyers relying on leveraged returns should run scenarios using the TDSR Calculator and Refinancing Calculator to confirm their serviceability under a 100bps rate rise.
[
{
"persona": "MRT-dependent working professional",
"fit_color": "green",
"reason": "Direct covered access to Bartley MRT (CC12) with one-stop interchange to NEL at Serangoon and two stops to DTL at MacPherson makes car-free commuting genuinely effortless. Ideal for professionals working across multiple business districts."
},
{
"persona": "Young family in the Maris Stella or Cedar Primary catchment",
"fit_color": "green",
"reason": "Maris Stella High School and Cedar Primary are within walking distance. The mid-rise blocks, family-oriented facilities (children's play pool, tennis court), and proximity to Bidadari Park provide a nurturing environment for school-going children."
},
{
"persona": "Buy-to-let investor seeking stable OCR yield",
"fit_color": "green",
"reason": "Gross rental yield of approximately 3.8–4.0% is competitive for a leasehold OCR asset of this age and quality. Strong tenant pool from Tai Seng and MacPherson business parks underpins occupancy. Use the <a href=\"/calculator/cash-flow\" class=\"pipeline-link\">Cash Flow Calculator</a> for net yield modelling."
},
{
"persona": "HDB upgrader taking a first private-market step",
"fit_color": "green",
"reason": "Entry-level units start from around S$850,000, making Bartley Residences accessible after CPF OA drawdown and an HDB sale. The established development de-risks construction and snagging concerns that new launches carry. See the <a href=\"/calculator/affordability\" class=\"pipeline-link\">Affordability Calculator</a> and <a href=\"/calculator/stamp-duty\" class=\"pipeline-link\">Stamp Duty Calculator</a> to map total acquisition cost."
},
{
"persona": "Long-term hold investor (15+ year horizon)",
"fit_color": "amber",
"reason": "Lease decay becomes a material factor beyond a 15-year hold: by 2041 approximately 69 years will remain, and by 2051 only 59. Exit liquidity for leases below 70 years narrows as eligible buyers and bank financing options shrink. Model your exit with the <a href=\"/calculator/lease-decay\" class=\"pipeline-link\">Lease Decay Calculator</a> before committing."
},
{
"persona": "Capital-gains speculator seeking en-bloc upside",
"fit_color": "red",
"reason": "At 702 units across eight blocks, the development is large, which makes achieving the 80% consent threshold for a collective sale logistically complex and unlikely in the medium term. En-bloc potential is not a credible return driver for Bartley Residences in the current cycle."
}
]
Bartley Residences is a mature, well-regarded leasehold condominium that delivers what it promises: unbeatable MRT adjacency, blue-chip developer build quality, and a self-contained lifestyle proposition in one of Singapore's most connected OCR districts. For the right buyer — a transit-reliant professional, a family drawn by the school catchment, or an income-focused landlord comfortable with leasehold dynamics — it offers a compelling combination of liveability and defensible capital value. The trailing 12-month resale average of S$1,787 psf prices in the MRT premium fairly, and the 3.8–4.0% gross rental yield is respectable in the current rate environment.
Where caution is warranted is for investors who plan to hold deep into the development's second half-life, or those banking on en-bloc proceeds to juice returns. The lease decay trajectory is real and will eventually constrain exit optionality; buyers must size their holding period accordingly and price in a potential narrowing of the buyer pool at resale. Used thoughtfully as a medium-term hold (7–12 years) or a long-term home, Bartley Residences earns a confident recommendation. Entered speculatively with a 20-year horizon and leverage above 60% LTV, the risk-reward calculus deteriorates. Compare Bartley Residences with other District 19 condominiums on ShiokNest to sharpen your decision.
FAQ
What is the average price for BARTLEY RESIDENCES?
What is the rental yield for BARTLEY RESIDENCES?
Is BARTLEY RESIDENCES freehold or leasehold?
Is Bartley Residences directly connected to the MRT station?
Yes. Bartley MRT station (CC12, Circle Line) is integrated into the development's podium, providing covered, sheltered access from the station concourse to the lobby. This is one of the most direct MRT-to-home connections available in any OCR condominium in Singapore, and it is a key driver of the development's resale premium versus comparable leasehold projects in the district.
Which schools are within walking distance of Bartley Residences?
Maris Stella High School (Phases 2B and 2C priority) is the most prominent and is reachable on foot in under ten minutes. Bartley Secondary School is similarly close. Cedar Primary School and Paya Lebar Methodist Girls' School (Primary) are accessible via a short drive or a single MRT stop to MacPherson. DPS International School caters to the expatriate community. The concentration of well-regarded schools within the 1 km and 2 km registration radii is a durable demand driver for family tenants and upgrader buyers alike.
Who developed Bartley Residences, and what is the build quality like?
Bartley Residences was developed by Bartley Development Pte Ltd, a joint venture among Hong Leong Holdings, City Developments Limited (CDL), and TID Residential. All three entities rank among Singapore's most experienced and financially sound residential developers, and their track record across the island is a reliable guide to build quality and post-sales management standards. Resident reviews consistently highlight the well-maintained grounds, responsive MCST, and quality finishes as strengths even a decade after completion.
What are the nearest shopping and lifestyle amenities?
NEX Mall at Serangoon — one of Singapore's largest suburban retail destinations with over 380 shops, a food court, rooftop park, and cinema — is a single MRT stop away at Serangoon interchange. Closer to home, the Upper Serangoon Shopping Centre and a cluster of hawker centres and kopitiams along Upper Serangoon Road provide daily necessities. The developing Bidadari neighbourhood, with its Heritage Walk, Bidadari Park, and Alkaff Lake promenade, adds a green recreational option roughly a 13-minute walk or one MRT stop south at MacPherson.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 212 transactions analysed
- Rental data: 930 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BARTLEY RESIDENCES
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