BARTLEY VILLAS is a 66-year balance leasehold development along HOW SUN WALK in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 57 units and is TOP 1996.
This profile draws on 6 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 VILLAS 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 6 sales and 6 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BARTLEY VILLAS dashboard.
- Average sale price: $2,584,333 across 6 transactions
- Estimated gross rental yield: 3.5%
- District 19 PSF ranking: Mid-range (top 67%)
- 99 yrs lease commencing from 1993 · OCR · D19 · 57 units
About BARTLEY VILLAS
BARTLEY VILLAS is a 99 yrs lease commencing from 1993 condominium, located at HOW SUN WALK in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by BARTLEY CONSORTIUM PTE LTD, comprising 57 residential units, completed in 1996.
With approximately 66 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 VILLAS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 4 | $1,390 psf | $2,351,500 |
| 5+ BR | 2 | $934 psf | $3,050,000 |
Sales Market Overview
BARTLEY VILLAS has recorded 6 sale transactions with an average transaction price of $2,584,333, ranging from $1,928,000 to $3,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,062 psf | $1,928,000 | — |
| 2022 | 1 | $928 psf | $2,800,000 | ↓ 12.7% |
| 2023 | 2 | $1,321 psf | $2,240,000 | ↑ 42.4% |
| 2024 | 1 | $1,857 psf | $2,998,000 | ↑ 40.6% |
| 2025 | 1 | $940 psf | $3,300,000 | ↓ 49.4% |
BARTLEY VILLAS ranks in the top 67% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, BARTLEY VILLAS trades 20.1% below the segment benchmark.
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Rental Market Overview
BARTLEY VILLAS has recorded 6 rental transactions with monthly rents averaging $7,583/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 6 | $7,583/mo | $7,000/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 2 | $7,750/mo |
| 2024 | 3 | $7,667/mo |
| 2026 | 1 | $7,000/mo |
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Investment Analysis
Based on average rents and sale prices, BARTLEY VILLAS delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
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 VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BARTLEY VILLAS
- Bartley MRT
- Serangoon MRT
- Serangoon MRT
- Woodleigh MRT
- Tai Seng MRT
- Bartley Secondary School
- Red Swastika School
- Zhonghua Secondary School
Nearby MRT Stations
BARTLEY VILLAS is 320m from Bartley MRT (Circle Line), with 5 stations within 1.5 km.
Nearby Schools
There are 10 schools within 2 km of BARTLEY VILLAS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 320m |
| Red Swastika School | Primary | 880m |
| Zhonghua Secondary School | Secondary | 1.2 km |
| Cedar Girls' Secondary School | Secondary | 1.2 km |
| Zhonghua Primary School | Primary | 1.2 km |
| Cedar Primary School | Primary | 1.3 km |
| Montfort Junior School | Primary | 1.6 km |
| Montfort Secondary School | Secondary | 1.7 km |
| Serangoon Secondary School | Secondary | 1.7 km |
| Xinmin Secondary School | Secondary | 2.0 km |
Genuine walk-to-MRT access. Bartley sits about 0.32km 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.
Boutique character. With 57 units, BARTLEY VILLAS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Bartley Secondary School sits about 0.32km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 66 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 6 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: BARTLEY VILLAS benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 6 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions analysed
- Rental data: 6 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 VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.