Bartley Ridge occupies one of the most quietly compelling addresses in District 13 — a stretch of Mount Vernon Road that sits squarely between the urban regeneration energy of Bidadari and the established convenience of the Bartley Circle Line interchange. Developed by the Hong Leong and City Developments (CDL) joint venture under the Mount V banner, the 868-unit project achieved its Temporary Occupation Permit in 2018, making it a fully matured leasehold asset with a remaining tenure of roughly 85 years. At a time when RCR land bids are regularly breaking $1,400 psf ppr, owning a unit here at resale prices of $1,808 to $2,235 psf represents a meaningful discount to new-launch neighbours while still riding the structural tailwinds of the Bidadari masterplan. This review examines whether those tailwinds are durable enough to justify a purchase in mid-2026, and which buyer profiles stand to benefit most.
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 13 — the Macpherson, Potong Pasir, and Bartley corridor — has historically traded at a discount to D9/10/11 simply because it lacked a marquee lifestyle anchor. That is changing fast. The 93-hectare Bidadari estate, originally a multi-faith cemetery, has been masterplanned by HDB and NParks into a mixed-use green township. The official opening of Bidadari Park and Alkaff Lake in September 2024, followed by the full estate completion declaration in January 2026, cements Bidadari as Singapore's most ambitious inner-city green-living experiment since Punggol Waterway. The 13-hectare park includes the 1.6 km Bidadari Greenway, Alkaff Lake (designed with PUB's Active, Beautiful, Clean Waters principles — terraced wetlands, swales, and a cantilevered viewing deck), and the Rain Tree Island, which functions as a biodiversity corridor for butterflies, bees, and migratory birds. The Memorial Garden, honouring Christian, Muslim, and Hindu heritage artefacts from the former cemetery, is scheduled to open in late 2025, adding a cultural dimension that few Singapore neighbourhoods can replicate.
Bartley Ridge sits approximately 500 m from this park boundary — close enough to enjoy daily access to green corridors without the premium pricing of units directly fronting Alkaff Lake. The Bartley MRT station (CC12 on the Circle Line) provides direct connections to Serangoon interchange (change for NEL and DTL) in two stops, Paya Lebar interchange (change for EWL) in three stops, and Bishan interchange (change for NSL) in four stops — making the CCL one of Singapore's most versatile connectors for D13 residents working across multiple business districts. Bartley station is a roughly 8-minute walk or a short bus ride from Bartley Ridge, a realistic daily commute that earns this development its "near-MRT" designation without the acoustic penalties of an immediately adjacent station.
We track 270 sales and 1093 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BARTLEY RIDGE dashboard.
- Average sale price: $1,425,535 across 270 transactions
- Estimated gross rental yield: 3.0%
- District 13 PSF ranking: Premium tier (top 22%)
- 99 yrs lease commencing from 2012 · RCR · D13 · 868 units
About BARTLEY RIDGE
BARTLEY RIDGE is a 99 yrs lease commencing from 2012 condominium, located at MOUNT VERNON ROAD in District 13 (Macpherson, Braddell) (Rest of Central Region), developed by MOUNT V DEVELOPMENT PTE LTD, comprising 868 residential units, completed in 2018.
With approximately 85 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 RIDGE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 72 | $1,690 psf | $791,367 |
| 1 BR | 3 | $1,454 psf | $828,000 |
| 2 BR | 82 | $1,726 psf | $1,352,272 |
| 3 BR | 100 | $1,737 psf | $1,831,496 |
| 4 BR | 13 | $1,523 psf | $2,415,077 |
Sales Market Overview
BARTLEY RIDGE has recorded 270 sale transactions with an average transaction price of $1,425,535, ranging from $670,000 to $2,880,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 72 | $1,476 psf | $1,229,817 | — |
| 2022 | 48 | $1,583 psf | $1,188,435 | ↑ 7.3% |
| 2023 | 46 | $1,742 psf | $1,593,452 | ↑ 10.1% |
| 2024 | 44 | $1,861 psf | $1,685,268 | ↑ 6.8% |
| 2025 | 46 | $1,920 psf | $1,478,031 | ↑ 3.2% |
| 2026 | 14 | $2,031 psf | $1,704,476 | ↑ 5.8% |
BARTLEY RIDGE ranks in the top 22% of condos in District 13 by average PSF.
Compared to the RCR average of $2,047 psf, BARTLEY RIDGE trades 16.6% below the segment benchmark.
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Rental Market Overview
BARTLEY RIDGE has recorded 1093 rental transactions with monthly rents averaging $3,539/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 410 | $2,695/mo | $1,062/mo | $3,500/mo |
| 2 BR | 385 | $3,588/mo | $2,300/mo | $5,500/mo |
| 3 BR | 253 | $4,451/mo | $2,800/mo | $7,000/mo |
| 4 BR | 45 | $5,683/mo | $3,200/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 214 | $2,696/mo |
| 2022 | 219 | $3,182/mo |
| 2023 | 192 | $4,094/mo |
| 2024 | 203 | $3,835/mo |
| 2025 | 213 | $3,884/mo |
| 2026 | 52 | $3,895/mo |
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Investment Analysis
Based on average rents and sale prices, BARTLEY RIDGE delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,229 psf | 394 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 289 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,145 psf | 244 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
| SENNETT ESTATE | Freehold | — | $1,928 psf | 131 |
Location Map
Map shows BARTLEY RIDGE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BARTLEY RIDGE
- Bartley MRT
- Tai Seng MRT
- Woodleigh MRT
- Serangoon MRT
- Serangoon MRT
- Bartley Secondary School
- Red Swastika School
- Zhonghua Secondary School
Nearby MRT Stations
BARTLEY RIDGE is 210m from Bartley MRT (Circle Line), with 5 stations within 1.5 km.
Nearby Schools
There are 10 schools within 2 km of BARTLEY RIDGE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 460m |
| Red Swastika School | Primary | 490m |
| Zhonghua Secondary School | Secondary | 1.5 km |
| Zhonghua Primary School | Primary | 1.5 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.6 km |
| Cedar Girls' Secondary School | Secondary | 1.7 km |
| Macpherson Primary School | Primary | 1.7 km |
| Cedar Primary School | Primary | 1.8 km |
| Montfort Junior School | Primary | 1.8 km |
| Montfort Secondary School | Secondary | 1.9 km |
The single greatest structural advantage of Bartley Ridge is its adjacency to Bidadari — a transformation story that is now fully derisked. Unlike pre-completion masterplan bets, buyers in 2026 can walk the 13-hectare park, audit the greenway, and assess the residential neighbourhood's actual quality of life before committing capital. This de-risking typically compresses the speculative premium available at purchase, but it also eliminates the most common downside scenario: a masterplan that never materialises at the promised quality. Bidadari has delivered, and the neighbourhood-level price uplift for surrounding properties is real and measurable.
Second, the developer pedigree is first-rate. Hong Leong and CDL are two of Singapore's most consistently reliable large-format developers, with track records extending across multiple market cycles. Build quality at Bartley Ridge draws consistently positive user reviews — rated 8.2 out of 10 on EdgeProp — with residents citing the three-pool aquatic amenity (50 m lap pool, 25 m lap pool, and dip pool), the putting green, and the half-basketball court as differentiating leisure facilities for a mid-range RCR development. Facilities are well-maintained seven years post-TOP, which is a meaningful signal that the management committee and sinking fund are in reasonable health.
Third, the pricing dynamic is favourable for yield-focused buyers. Gross rental yields of 3.5–4.5% are achievable across unit sizes — one-bedroom units transact at $2,900–$3,500 per month and three-bedroom units at $4,600 and above — supported by strong tenancy demand from professionals working at Paya Lebar Business Park, the OneNorth cluster (reachable via CCL to Buona Vista), and the Central Business District. The tenant pool is further augmented by Serangoon Gardens' proximity, which attracts a stable expatriate demographic historically underserved by the supply of quality RCR leasehold stock.
Finally, with 270 recorded secondary market transactions and a functioning resale ecosystem, Bartley Ridge is liquid relative to smaller boutique developments. Buyers can reference genuine transaction data (not just developer indicative prices) when underwriting an acquisition, and sellers have historically exited within 60–90 days at firm pricing — a meaningful advantage when personal circumstances require liquidity.
The most significant headwind for Bartley Ridge is lease decay. Purchased in 2026 with approximately 85 years remaining on a 99-year leasehold title commencing 2012, buyers must model a depreciation curve that becomes meaningfully steeper below 70 years — a threshold this development crosses around 2042. For buyers with a 15–20 year investment horizon, this is not an immediate concern, but for those expecting to hold through retirement or pass the asset to children, the leasehold clock is a structural constraint that freehold alternatives in the same district (rare, but available) do not share. CPF usage rules and bank financing eligibility also tighten progressively as the remaining lease narrows. Buyers relying on CPF funds to service their mortgage should model eligibility thresholds carefully using the lease-decay calculator and consult the affordability calculator to understand the effective financing ceiling at various lease-remaining milestones.
Second, the CCL's operational record has shown intermittent disruption — including extended early-closure and late-opening windows on weekends through mid-2026 for engineering works. While LTA's ongoing enhancement programme should improve long-term reliability, current residents report that weekend connectivity requires planning around bus alternatives. Buyers who depend on predictable late-night commute windows should factor this in.
Third, while Bidadari's green credentials are strong, the mixed HDB-private boundary effect creates a dual-market dynamic. The overwhelming majority of Bidadari's residential population lives in BTO flats, not private condominiums. This maintains affordability of surrounding services (hawker centres, neighbourhood retail) but also caps the premium retail and F&B upgrading that typically follows private-led gentrification. Bartley Ridge residents seeking the restaurant and lifestyle density of Robertson Quay or Tiong Bahru will need to commute there — it will not materialise in the immediate catchment.
[
{
"persona": "HDB upgrader seeking green-living RCR value",
"fit_color": "green",
"reason": "Bartley Ridge offers Bidadari adjacency and a full condo facilities suite at resale PSFs significantly below new-launch RCR benchmarks. The CCL provides practical connectivity for upgraders who work in Paya Lebar, Serangoon, or the CBD without requiring a car. Use the <a href=\"/calculator/stamp-duty\">stamp-duty calculator</a> to model ABSD and BSD on the full quantum before committing."
},
{
"persona": "Buy-to-let investor targeting professional tenants",
"fit_color": "green",
"reason": "Gross yields of 3.5–4.5% are credible given the CCL's multi-interchange connectivity, the Bidadari lifestyle draw, and proximity to Paya Lebar Business Park. Run the <a href=\"/calculator/cash-flow\">cash-flow calculator</a> to model net yield after maintenance fees, property tax, and agent commission before comparing against competing yield plays."
},
{
"persona": "Own-stay buyer prioritising leisure and wellness amenities",
"fit_color": "green",
"reason": "The three-pool facility, putting green, and direct greenway access to Bidadari Park create a self-contained wellness ecosystem rarely found at this price point in the RCR. Families with school-going children benefit from proximity to CHIJ Our Lady of the Nativity and Cedar Primary, both within the D13 school catchment."
},
{
"persona": "Short-horizon investor (< 7 years) seeking capital appreciation",
"fit_color": "amber",
"reason": "Price appreciation potential is present but moderated. The Bidadari masterplan uplift is already substantially priced in following the 2024 park opening and 2026 estate completion. Meaningful near-term catalysts are limited. Compare D13 price trends with other RCR corridors using the <a href=\"/compare\">condo comparison tool</a> before assuming market-beating gains over a short hold period."
},
{
"persona": "Ultra-long-term owner or legacy holder (> 25 years)",
"fit_color": "red",
"reason": "With tenure commencing 2012, the remaining lease in 2050 will be approximately 61 years — well below the 70-year threshold at which CPF usage restrictions and bank financing constraints begin to materially impair resale liquidity. Legacy buyers should model exit scenarios using the <a href=\"/calculator/lease-decay\">lease-decay calculator</a> and consider whether a freehold or newer 99-year leasehold alternative better serves a multi-generational holding strategy."
}
]
Bartley Ridge earns a cautious buy recommendation for buyers with a 10–18 year horizon who prioritise liveability, green amenity access, and rental income stability over speculative capital gain. The Bidadari transformation story is now proven rather than promised — a material distinction that eliminates the masterplan risk that plagued earlier buyers. At 2026 resale PSFs of $1,808–$2,235, the development remains attractively priced relative to new-launch RCR benchmarks, and the CCL's multi-interchange connectivity ensures tenant demand remains structurally supported. Lease decay is a real constraint that buyers must model honestly, particularly for units purchased with significant CPF outlay or held beyond 2040. Run the total-cost calculator and the ROI calculator to stress-test your holding period assumptions, and use the mortgage calculator to confirm monthly serviceability before proceeding to option. For buyers who have already shortlisted Bartley Ridge, the comparison tool allows a side-by-side PSF, yield, and lease-remaining analysis against Bartley Vue and other D13 peers — a discipline that sharpens conviction before committing to a major financial decision.
FAQ
What is the average price for BARTLEY RIDGE?
What is the rental yield for BARTLEY RIDGE?
Is BARTLEY RIDGE freehold or leasehold?
How far is Bartley Ridge from Bartley MRT station?
Bartley MRT (CC12, Circle Line) is approximately a 7–10 minute walk from Bartley Ridge along Mount Vernon Road. The route is mostly sheltered under HDB linkways through portions of the path, though some exposed sections remain. Bus services on Mount Vernon Road also provide a one-stop connection to the station for residents who prefer not to walk in wet weather. From Bartley, the CCL connects to Serangoon interchange (NEL + DTL) in two stops, Paya Lebar interchange (EWL) in three stops, and Bishan interchange (NSL) in four stops.
How close is Bartley Ridge to Bidadari Park and Alkaff Lake?
Bartley Ridge is approximately 500–700 metres from the boundary of Bidadari Park, which formally completed in January 2026. The 13-hectare park features Alkaff Lake — designed with PUB's Active, Beautiful, Clean Waters principles — a 1.6 km Bidadari Greenway, the Rain Tree Island biodiversity corridor, and a Heritage Walk that preserves artefacts from the site's multi-faith cemetery history. At a brisk walking pace the park entrance is reachable in under 10 minutes, making Bartley Ridge one of the closest private condominium developments to this green amenity. The Bidadari Park Connector extends further to connect with the broader Rail Corridor and island-wide park network.
How does lease decay affect a Bartley Ridge purchase in 2026?
The 99-year leasehold title commenced in 2012, leaving approximately 85 years as of 2026. Lease decay becomes a practical constraint in two ways. First, CPF usage for property purchases becomes restricted when the property's remaining lease does not cover the youngest buyer to age 95 — a threshold that begins to bind for younger buyers as the lease falls below 70 years (circa 2042 for Bartley Ridge). Second, bank financing eligibility and loan-to-value ratios tighten progressively below 60 years remaining. Buyers intending to hold beyond 2040 should model these constraints carefully using the lease-decay calculator and discuss CPF eligibility with their HDB/CPF board adviser before proceeding.
What schools are within the Bartley Ridge catchment?
Bartley Ridge's Mount Vernon Road address falls within the primary school registration catchment for CHIJ Our Lady of the Nativity (girls, 1 km priority), Cedar Primary School, and Maris Stella High School (boys, Phase 2B consideration). Secondary school options within a comfortable distance include Bartley Secondary School and Cedar Girls' Secondary School. Parents should verify catchment distances directly with MOE's School Finder tool each year, as boundaries are periodically adjusted. International school options include the Canadian International School (Lakeside campus, reachable via CCL to Jurong East).
How does Bartley Ridge compare to Bartley Vue, its nearest new-launch neighbour?
Bartley Vue is a much smaller development (115 units, expected completion 2026) by a different developer, positioned as a boutique alternative with direct sheltered access to Bartley MRT. Its new-launch pricing commands a premium over Bartley Ridge resale prices, but it offers a newer leasehold tenure commencing from a later date and a tighter, more amenity-dense floor-plate. Bartley Ridge, by contrast, offers a larger development community (868 units), three swimming pools, and an established resale market with genuine transaction data — advantages for buyers who value facilities breadth and pricing transparency. Use the comparison tool to run a side-by-side analysis of both projects on PSF, yield, and lease-remaining metrics before making a final decision.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 270 transactions analysed
- Rental data: 1093 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 RIDGE
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