BINJAI PARK is a 999 yrs lease commencing from 1875 development along BINJAI PARK in District 21 (Clementi Park / Upper Bukit Timah), part of the RCR 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 9 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 21 (Clementi Park / Upper Bukit Timah), the immediate context for BINJAI PARK 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 9 sales and 83 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BINJAI PARK dashboard.
- Average sale price: $13,806,222 across 9 transactions
- Estimated gross rental yield: 1.0%
- District 21 PSF ranking: Above average (top 43%)
- 999 yrs lease commencing from 1875 · RCR · D21
About BINJAI PARK
BINJAI PARK is a 999 yrs lease commencing from 1875 condominium, located at BINJAI PARK in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at BINJAI PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,617 psf | $1,791,200 |
| 5+ BR | 4 | $1,709 psf | $28,825,000 |
Sales Market Overview
BINJAI PARK has recorded 9 sale transactions with an average transaction price of $13,806,222, ranging from $1,580,000 to $36,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,423 psf | $18,790,000 | — |
| 2022 | 4 | $1,721 psf | $13,684,500 | ↑ 20.9% |
| 2023 | 2 | $1,705 psf | $14,944,000 | ↓ 0.9% |
| 2026 | 1 | $1,780 psf | $2,050,000 | ↑ 4.4% |
BINJAI PARK ranks in the top 43% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, BINJAI PARK trades 19% below the segment benchmark.
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Rental Market Overview
BINJAI PARK has recorded 83 rental transactions with monthly rents averaging $11,932/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 83 | $11,932/mo | $1,500/mo | $34,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 18 | $9,836/mo |
| 2022 | 17 | $8,406/mo |
| 2023 | 21 | $15,106/mo |
| 2024 | 9 | $11,006/mo |
| 2025 | 15 | $14,497/mo |
| 2026 | 3 | $12,233/mo |
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Investment Analysis
Based on average rents and sale prices, BINJAI PARK delivers an estimated gross rental yield of 1.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BINJAI PARK
- King Albert Park MRT
- Sixth Avenue MRT
- Beauty World MRT
- Australian International School
- Anglo-Chinese Junior College
- Hwa Chong International School
Nearby MRT Stations
BINJAI PARK is 600m from King Albert Park MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 600m |
| Sixth Avenue | DT7 | Downtown Line | 1.2 km |
| Beauty World | DT5 | Downtown Line | 1.4 km |
Nearby Schools
There are 9 schools within 2 km of BINJAI PARK.
| School | Type | Distance |
|---|---|---|
| Australian International School | International | 1.0 km |
| Anglo-Chinese Junior College | Jc | 1.3 km |
| Hwa Chong International School | International | 1.3 km |
| Henry Park Primary School | Primary | 1.4 km |
| Hwa Chong Institution | Secondary | 1.4 km |
| Hwa Chong Institution (JC) | Jc | 1.4 km |
| Ngee Ann Polytechnic | Tertiary | 1.5 km |
| Singapore University of Social Sciences | Tertiary | 1.7 km |
| Lycee Francais de Singapour | International | 1.9 km |
Walking-distance MRT. King Albert Park is about 0.60km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Australian International School sits about 1.03km 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.
Thin transaction history. With only 9 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": "green",
"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: BINJAI PARK 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. 9 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
What is the average price for BINJAI PARK?
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Is BINJAI PARK freehold or leasehold?
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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: 9 transactions analysed
- Rental data: 83 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 PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.