BINJAI CREST is a 69-year balance leasehold development along JALAN KAMPONG CHANTEK in District 21 (Clementi Park / Upper Bukit Timah), part of the RCR segment of Singapore's private residential market. The project comprises 125 units and is TOP 2004.
This profile draws on 38 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.
At roughly 22 years from TOP, BINJAI CREST is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 21 (Clementi Park / Upper Bukit Timah), the immediate context for BINJAI CREST 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 38 sales and 101 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BINJAI CREST dashboard.
- Average sale price: $2,687,992 across 38 transactions
- Estimated gross rental yield: 3.7%
- District 21 PSF ranking: Value tier (top 97%)
- 99 yrs lease commencing from 1996 · RCR · D21 · 125 units
About BINJAI CREST
BINJAI CREST is a 99 yrs lease commencing from 1996 condominium, located at JALAN KAMPONG CHANTEK in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by ALLGREEN PROPERTIES LTD, comprising 125 residential units, completed in 2004.
With approximately 69 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
BINJAI CREST has recorded 38 sale transactions with an average transaction price of $2,687,992, ranging from $2,010,000 to $3,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $693 psf | $2,393,991 | — |
| 2022 | 10 | $745 psf | $2,620,300 | ↑ 7.4% |
| 2023 | 3 | $803 psf | $2,816,667 | ↑ 7.9% |
| 2024 | 3 | $834 psf | $2,818,333 | ↑ 3.8% |
| 2025 | 8 | $830 psf | $3,076,725 | ↓ 0.4% |
| 2026 | 1 | $979 psf | $3,300,000 | ↑ 18.0% |
BINJAI CREST ranks in the top 97% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, BINJAI CREST trades 62.7% below the segment benchmark.
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Rental Market Overview
BINJAI CREST has recorded 101 rental transactions with monthly rents averaging $8,193/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 101 | $8,193/mo | $5,000/mo | $12,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 30 | $6,570/mo |
| 2022 | 20 | $8,093/mo |
| 2023 | 17 | $9,715/mo |
| 2024 | 17 | $8,779/mo |
| 2025 | 16 | $9,119/mo |
| 2026 | 1 | $8,200/mo |
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Investment Analysis
Based on average rents and sale prices, BINJAI CREST delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,489 psf | 541 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows BINJAI CREST (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BINJAI CREST
- King Albert Park MRT
- Beauty World MRT
- Anglo-Chinese Junior College
- Australian International School
- Ngee Ann Polytechnic
Nearby MRT Stations
BINJAI CREST is 1.2 km from King Albert Park MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 1.2 km |
| Beauty World | DT5 | Downtown Line | 1.4 km |
Nearby Schools
There are 4 schools within 2 km of BINJAI CREST.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 1.6 km |
| Australian International School | International | 1.8 km |
| Ngee Ann Polytechnic | Tertiary | 1.9 km |
| Henry Park Primary School | Primary | 2.0 km |
School-belt proximity. Anglo-Chinese Junior College sits about 1.55km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 1.18km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease tenor below 75 years. With roughly 69 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.
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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: BINJAI CREST sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 38 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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: 38 transactions analysed
- Rental data: 101 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 BINJAI CREST
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.