BARTLEY RISE is a freehold development along JALAN LABU AYER in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 2 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for BARTLEY RISE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 2 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BARTLEY RISE dashboard.
- Average sale price: $5,475,000 across 2 transactions
- District 19 PSF ranking: Premium tier (top 10%)
- Freehold tenure · OCR · D19
About BARTLEY RISE
BARTLEY RISE is a freehold condominium, located at JALAN LABU AYER in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region).
As a freehold property, BARTLEY RISE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BARTLEY RISE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $1,844 psf | $3,450,000 |
| 5+ BR | 1 | $2,081 psf | $7,500,000 |
Sales Market Overview
BARTLEY RISE has recorded 2 sale transactions with an average transaction price of $5,475,000, ranging from $3,450,000 to $7,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $2,081 psf | $7,500,000 | — |
| 2024 | 1 | $1,844 psf | $3,450,000 | ↓ 11.4% |
BARTLEY RISE ranks in the top 10% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, BARTLEY RISE trades 26.6% above the segment benchmark.
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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 RISE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BARTLEY RISE
- Serangoon MRT
- Serangoon MRT
- Bartley MRT
- Woodleigh MRT
- Lorong Chuan MRT
- Bartley Secondary School
- Red Swastika School
- Cedar Girls'
Nearby MRT Stations
BARTLEY RISE is 480m from Serangoon MRT (North-East Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Serangoon | NE12 | North-East Line | 480m |
| Serangoon | CC13 | Circle Line | 480m |
| Bartley | CC12 | Circle Line | 720m |
| Woodleigh | NE11 | North-East Line | 790m |
| Lorong Chuan | CC14 | Circle Line | 1.3 km |
Nearby Schools
There are 11 schools within 2 km of BARTLEY RISE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 500m |
| Red Swastika School | Primary | 1.1 km |
| Cedar Girls' Secondary School | Secondary | 1.1 km |
| Cedar Primary School | Primary | 1.2 km |
| Zhonghua Secondary School | Secondary | 1.4 km |
| Zhonghua Primary School | Primary | 1.4 km |
| Serangoon Secondary School | Secondary | 1.5 km |
| Assumption Pathway School | Secondary | 1.7 km |
| Stamford Primary School | Primary | 1.7 km |
| Montfort Junior School | Primary | 1.8 km |
| Montfort Secondary School | Secondary | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Serangoon sits about 0.48km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Bartley Secondary School sits about 0.50km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 2 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: BARTLEY RISE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BARTLEY RISE?
What is the rental yield for BARTLEY RISE?
Is BARTLEY RISE freehold or leasehold?
How far is the nearest MRT from BARTLEY RISE?
What is the tenure of BARTLEY RISE?
How does BARTLEY RISE compare to other projects in the district?
What stamp duty applies for a foreign buyer of BARTLEY RISE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions 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 RISE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.