Bartley Vue is a boutique 99-year leasehold condominium developed by Wee Hur Holdings, occupying a quiet stretch of Jalan Bunga Rampai in District 19. The project comprises two 16-storey towers containing just 115 units — a deliberately intimate scale that sets it apart from the sprawling mega-developments that have dominated the city-fringe pipeline. Designed by P&T Consultants, Bartley Vue secured its Temporary Occupation Permit (TOP) on 23 April 2026, making it one of the most recently completed private residential addresses in the Bartley micro-market. The development sold out entirely before completion, with an average transacted price of approximately S$1,850 per square foot — a figure that reflects robust buyer conviction in a location that sits at the intersection of mature estate convenience and transformative future upside.
Positioned firmly within the Rest of Central Region (RCR), Bartley Vue benefits from city-fringe pricing dynamics while remaining within easy commuting distance of the Central Business District, Paya Lebar regional hub, and Orchard Road. The nearest rail access — Bartley MRT station (CC12) on the Circle Line — is roughly a seven-minute walk from the development, giving residents a one-transfer route to both the CBD and Marina Bay. This combination of completed status, full sell-through, and transit-oriented positioning makes Bartley Vue a compelling case study for buyers and investors evaluating the District 19 sub-market in 2026.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
To understand Bartley Vue's value proposition, one must first understand the broader transformation reshaping its immediate surroundings. The Bidadari estate — a 93-hectare master-planned new town developed by HDB on the former Christian Cemetery grounds — sits roughly two kilometres from the development and represents one of the most significant residential regeneration projects in Singapore's recent history. Bidadari's BTO launches were chronically oversubscribed, often by 10 to 15 times, signalling exceptional pent-up demand for housing in this corridor. Crucially, the first cohort of Bidadari flat owners became eligible to sell their units under the Minimum Occupation Period (MOP) rules from around 2025 onwards, creating an estimated pool of 8,560 upgrader households who may seek private residential options in the vicinity. Bartley Vue's TOP timing is therefore not accidental — it arrives precisely when this upgrader wave is building.
At the macro level, District 19 has delivered some of the strongest long-term capital appreciation in the RCR. Over a 15-year horizon, the district has recorded price growth in the region of 225%, and the broader RCR segment has consistently outperformed the OCR on a per-square-foot basis while remaining more accessible than CCR luxury stock. The Urban Redevelopment Authority's (URA) Master Plan continues to designate the Bartley corridor as a mixed residential-commercial node, with connectivity enhancements and green corridor improvements — including Bidadari Park — expected to improve liveability and asset values incrementally through the late 2020s. Against this backdrop, Bartley Vue entered the market at a land cost of S$885 per square foot per plot ratio, a GLS tender result that underpinned disciplined project economics and enabled Wee Hur to price the development competitively relative to comparable RCR launches.
The Circle Line, which serves Bartley MRT directly, completed its full loop in 2026 with the addition of Keppel, Cantonment, and Prince Edward stations, further integrating the Bartley area into Singapore's transit network. Residents now enjoy seamless access to Bishan, Serangoon, Paya Lebar, and the Marina Bay Financial Centre without changing lines — a material quality-of-life upgrade that strengthens both owner-occupier appeal and rental demand from working professionals.
We track 123 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BARTLEY VUE dashboard.
- Average sale price: $1,789,402 across 123 transactions
- District 19 PSF ranking: Premium tier (top 9%)
- 99 yrs lease commencing from 2020 · RCR · D19
About BARTLEY VUE
BARTLEY VUE is a 99 yrs lease commencing from 2020 condominium, located at JALAN BUNGA RAMPAI in District 19 (Punggol, Hougang, Serangoon Gardens) (Rest of Central Region), completed in 2021.
With approximately 93 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 VUE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 14 | $2,030 psf | $1,332,643 |
| 2 BR | 63 | $1,978 psf | $1,553,303 |
| 3 BR | 30 | $1,966 psf | $2,104,333 |
| 4 BR | 16 | $1,849 psf | $2,528,209 |
Sales Market Overview
BARTLEY VUE has recorded 123 sale transactions with an average transaction price of $1,789,402, ranging from $1,243,000 to $2,797,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 29 | $1,907 psf | $1,420,732 | — |
| 2022 | 47 | $1,959 psf | $1,692,553 | ↑ 2.8% |
| 2023 | 21 | $1,912 psf | $2,232,921 | ↓ 2.4% |
| 2024 | 18 | $2,045 psf | $2,072,333 | ↑ 7.0% |
| 2025 | 7 | $2,126 psf | $1,919,286 | ↑ 4.0% |
| 2026 | 1 | $2,346 psf | $1,716,888 | ↑ 10.3% |
BARTLEY VUE ranks in the top 9% of condos in District 19 by average PSF.
Compared to the RCR average of $2,047 psf, BARTLEY VUE trades 4% below 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 VUE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BARTLEY VUE
- Bartley MRT
- Tai Seng MRT
- Woodleigh MRT
- Red Swastika School
- Bartley Secondary School
- Paya Lebar Methodist Girls'
Nearby MRT Stations
BARTLEY VUE is 470m from Bartley MRT (Circle Line), with 3 stations within 1.5 km.
Nearby Schools
There are 10 schools within 2 km of BARTLEY VUE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Red Swastika School | Primary | 570m |
| Bartley Secondary School | Secondary | 730m |
| Paya Lebar Methodist Girls' School | Secondary | 1.4 km |
| Zhonghua Secondary School | Secondary | 1.6 km |
| Macpherson Primary School | Primary | 1.6 km |
| Zhonghua Primary School | Primary | 1.6 km |
| Montfort Junior School | Primary | 1.8 km |
| Cedar Girls' Secondary School | Secondary | 1.9 km |
| Montfort Secondary School | Secondary | 1.9 km |
| Cedar Primary School | Primary | 2.0 km |
Bartley Vue's most compelling strength is its transit and school catchment. Bartley MRT (CC12) is a seven-minute walk, placing the development squarely within the "walk-to-MRT" category that commands a structural premium in Singapore's resale and rental markets. Within a one-kilometre radius, residents can access Maris Stella High School (an AEIS-linked institution with strong brand recognition among Catholic families), Cedar Girls' Secondary School, and Paya Lebar Methodist Girls' Secondary School — three schools that attract families willing to pay a premium for proximity. Stamford American International School is also nearby, broadening the expatriate tenant catchment. This school cluster is a durable demand driver that is unlikely to diminish over the development's remaining lease life.
The Bidadari upgrader pipeline is a second structural tailwind. With thousands of MOP-eligible HDB owners now able to monetise their flats and seek private housing, Bartley Vue sits in the sweet spot of size, location, and price point that appeals to this cohort. Two- and three-bedroom units in the S$1.4 million to S$2.2 million range are well-matched to the equity that Bidadari flat owners are likely to unlock upon resale, particularly given that Bidadari HDB flats themselves have transacted at elevated prices relative to the broader HDB resale market.
The fully sold status is a meaningful quality signal. Projects that sell out before TOP typically exhibit lower vacancy drag on rental yields and face less developer-held supply overhang in the secondary market. Bartley Vue's clean sell-through record suggests that buyers were not deterred by the boutique scale or the leasehold tenure — both of which are sometimes cited as headwinds in broker commentary. The average transacted PSF of approximately S$1,850 also positions the development competitively against newer RCR launches that have entered the market at higher price points, offering a relative-value argument for secondary market buyers.
Finally, Wee Hur Holdings' track record as a developer adds credibility. The company has delivered residential projects across multiple Singapore sub-markets and has a reputation for build quality that meets or exceeds BCA standards. The engagement of P&T Consultants — a firm with a deep portfolio of Singapore residential and commercial projects — further reinforces confidence in the architectural and structural execution of the development.
Despite its strengths, buyers should approach Bartley Vue with a clear-eyed assessment of its material risks. The most structurally significant is leasehold tenure decay. A 99-year lease commencing in 2020 leaves approximately 94 years of remaining tenure as of 2026, which is comfortable for the near term but introduces financing constraints that steepen with time. Singapore's loan eligibility rules — specifically the Monetary Authority of Singapore's (MAS) loan-to-value (LTV) adjustments for shorter-tenure leasehold properties — begin to bite when remaining lease falls below 60 years, effectively compressing the buyer pool and capping achievable prices at that future juncture. Owners who intend to hold for 30 or more years should model the "financing cliff" scenario explicitly.
The small development scale of 115 units is a double-edged attribute. While it contributes to exclusivity, it also reduces transaction liquidity in the secondary market. In a slow market environment, a boutique project with fewer units generates fewer comparable transactions, which can widen bid-ask spreads and extend time-on-market for sellers. Facility provision is also proportionally limited relative to larger condominiums: residents should not expect the resort-style amenity suite common in 400+ unit developments. Higher per-unit maintenance fees are a practical corollary of this scale.
The noise environment on the Mount Vernon Road and Jalan Bunga Rampai frontages warrants investigation. Proximity to the elevated Bartley Road viaduct means that higher-floor units facing the road may be exposed to traffic noise, particularly from heavy vehicles during early morning hours. Prospective buyers should verify unit-specific orientation and request noise impact data from the developer or managing agent before committing.
Finally, PSF sensitivity at the S$1,800–S$2,600 range means that any broader RCR market correction — driven by interest rate headwinds, additional cooling measures, or a sustained increase in new supply — would affect Bartley Vue proportionally. The development does not have the CCR prestige buffer that tends to insulate top-tier addresses from cyclical corrections, and its relatively compact land area limits any future en-bloc redevelopment optionality.
Buyers should also note the supply pipeline in the broader Serangoon–Bartley corridor. Several GLS sites in the vicinity are at various stages of tender and planning, and the potential introduction of new private residential stock in the 2027–2029 window could temper short-to-medium-term rental asking prices and secondary market appreciation. Monitoring the URA's quarterly real estate statistics and reserve list activations in the D19 and adjacent districts is prudent for investors with a return target sensitive to local supply dynamics.
[
{
"persona": "Bidadari HDB upgrader",
"fit_color": "green",
"reason": "MOP-cleared Bidadari flat owners with S$400,000–S$600,000 in equity are a natural match for Bartley Vue's 2BR and 3BR price band (S$1.45M–S$2.2M). Familiar neighbourhood, school continuity, and walkable MRT access make the transition low-friction."
},
{
"persona": "Young professional couple — first private home",
"fit_color": "green",
"reason": "Compact 2BR layouts starting around S$1.45M are accessible for dual-income couples utilising CPF and a standard 75% LTV loan. The seven-minute MRT walk and proximity to Paya Lebar employment nodes align with lifestyle and commuting needs."
},
{
"persona": "School-driven family buyer",
"fit_color": "green",
"reason": "The Maris Stella, Cedar Girls, and Paya Lebar Methodist Girls cluster within one kilometre makes Bartley Vue one of the strongest school-proximity plays in D19. Families prioritising primary and secondary school registration phases will find the location a meaningful competitive advantage."
},
{
"persona": "Buy-to-let investor targeting professionals",
"fit_color": "yellow",
"reason": "Rental demand from the nearby Stamford American International School community and Paya Lebar office workers supports occupancy, but the boutique scale limits comparable rental data, and gross yields at current PSF levels are likely to sit in the 3.0%–3.5% range — respectable but not exceptional without leverage optimisation. Use the <a href=\"/calculator/cash-flow\">Cash Flow Calculator</a> to model net yield after mortgage and maintenance."
},
{
"persona": "Long-term capital appreciation investor (10+ year horizon)",
"fit_color": "yellow",
"reason": "The Bidadari upgrader wave and Circle Line connectivity support medium-term appreciation, and D19's 15-year track record of ~225% growth is encouraging. However, leasehold tenure decay and boutique exit liquidity require a disciplined hold-period strategy. Review the <a href=\"/calculator/lease-decay\">Lease Decay Calculator</a> to model value erosion over time."
},
{
"persona": "Short-term speculative flipper",
"fit_color": "red",
"reason": "With the development fully sold and already at TOP, secondary market purchases carry Buyer's Stamp Duty and Seller's Stamp Duty obligations. The boutique unit count reduces secondary market velocity. Short-term capital gains on a fully-priced RCR asset at S$1,850 PSF average are difficult to engineer without a sustained market tailwind."
}
]
Bartley Vue is a well-executed boutique development that arrived at the right moment in the Bartley–Bidadari corridor's maturation cycle. Its fully sold status, transit-oriented location, and strong school catchment give it durable demand foundations that should support both owner-occupier satisfaction and secondary market liquidity over the medium term. The development is best suited to end-users and patient investors who understand the leasehold tenure dynamics and are not reliant on rapid exit velocity.
The headline risk — boutique scale and its downstream effect on resale liquidity and maintenance cost — is real but manageable for buyers who enter with a minimum five-to-seven-year hold horizon. The Bidadari upgrader pipeline provides a structural demand catalyst that few other D19 projects can claim with the same specificity. For buyers comparing Bartley Vue against newer, larger RCR launches priced above S$2,200 PSF, the relative-value case is credible, provided they are comfortable with the leasehold math and the modest facility provision.
In summary: Recommended with caveats for owner-occupiers and medium-term investors. Proceed only after stress-testing financing assumptions — use the Affordability Calculator and Total Cost Calculator to validate your entry price — and after reviewing the District 19 market data to benchmark current PSF levels against the broader sub-market.
FAQ
What is the average price for BARTLEY VUE?
What is the rental yield for BARTLEY VUE?
Is BARTLEY VUE freehold or leasehold?
Has Bartley Vue obtained its TOP?
Yes. Bartley Vue secured its Temporary Occupation Permit (TOP) on 23 April 2026. Legal completion is expected by 13 July 2029. All 115 units had been sold prior to TOP, making it a fully sold-out development at completion.
What is the current PSF range for Bartley Vue?
Based on available transaction data, units in Bartley Vue have transacted in the range of approximately S$2,183 to S$2,588 per square foot, with an overall project average of around S$1,850 PSF across all transacted units. Secondary market prices may vary depending on floor level, orientation, and unit type. Buyers should verify current asking prices against recent caveats lodged with the URA.
How far is Bartley Vue from Bartley MRT station?
Bartley Vue is approximately a seven-minute walk from Bartley MRT station (CC12) on the Circle Line. The Circle Line provides direct access to Serangoon (interchange with NEL), Bishan (interchange with NSL), and Paya Lebar (interchange with EWL), as well as Marina Bay Financial Centre, making the development highly connected for commuters working across multiple employment nodes.
What types of units are available and what are the typical sizes?
Bartley Vue offers two-bedroom, three-bedroom, four-bedroom-plus-study, and penthouse unit configurations across its two 16-storey towers. Unit sizes range from approximately 635 square feet for a two-bedroom layout to over 1,600 square feet for larger configurations. The boutique scale of 115 units total means that each unit type has a limited number of available stacks, which affects secondary market liquidity for specific configurations.
Which schools are within one kilometre of Bartley Vue?
Within the one-kilometre school registration radius — relevant for Phase 2C priority in Singapore's primary school registration exercise — Bartley Vue is close to Maris Stella High School (primary and secondary), Cedar Girls' Secondary School, and Paya Lebar Methodist Girls' Secondary School. Stamford American International School is also nearby, which supports expatriate tenant demand. Families should independently verify exact registration distances using the Ministry of Education's official school location data, as boundaries are subject to periodic review.
What are the stamp duty implications for purchasing Bartley Vue on the secondary market?
Singapore Citizens purchasing their first residential property are subject to Buyer's Stamp Duty (BSD) at progressive rates: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, and 4% on amounts above S$1,000,000, with higher marginal rates applying above S$1.5 million following the 2023 cooling measure adjustments. Singapore Permanent Residents and foreigners face Additional Buyer's Stamp Duty (ABSD) surcharges that significantly affect the investment calculus for non-citizen buyers. Use the Stamp Duty Calculator to compute your exact liability before proceeding.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 123 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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