Daintree Residence stands as one of District 21's most distinctive low-rise condominium developments, drawing its identity from the world's oldest tropical rainforest in Queensland, Australia. Completed in 2021 by Malaysian developer SP Setia, this 99-year leasehold project on Toh Tuck Road delivers 327 units across 12 five-storey residential blocks, a deliberate design choice that preserves unobstructed green views and keeps the development feeling intimate rather than imposing. The project sits roughly 700 metres from Beauty World MRT (Downtown Line, DT5), placing it within the established Upper Bukit Timah residential belt that continues to attract both owner-occupiers drawn to the leafy surroundings and investors eyeing the area's limited new supply pipeline. With resale transactions consistently printing above S$2,000 psf since mid-2024 — and a project peak of S$2,199 psf recorded in April 2024 — Daintree Residence has demonstrated resilient price appreciation despite the headwinds of higher stamp duties and elevated mortgage rates that characterised the 2023–2025 market cycle. This review examines the development across location, design, financials, and suitability for different buyer profiles.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 21 encompasses the Upper Bukit Timah and Clementi Park corridors, historically prized for their proximity to the Bukit Timah Nature Reserve and a cluster of prestigious schools. The area straddles what the Urban Redevelopment Authority classifies as the Rest of Central Region (RCR), which means buyers benefit from a city-fringe premium without paying the eye-watering psf figures associated with Core Central Region (CCR) addresses in Districts 9, 10, or 11. SP Setia acquired the 201,612 sq ft Government Land Sale site in April 2017 for S$265 million, equating to S$939 psf per plot ratio — a figure considered aggressive at the time but one that has been comprehensively vindicated by subsequent capital appreciation. The developer is a well-regarded Malaysian listed group with a track record of boutique-styled, landscape-forward projects across Singapore and the region.
The project launched at an average selling price of approximately S$1,710 psf during its first phase, with two-bedroom units priced between S$1.06 million and S$1.4 million, and three-bedders between S$1.71 million and S$2.13 million. Buyers who entered at launch have seen paper gains of roughly 20–28 per cent in psf terms by early 2026, when the prevailing resale range sits at S$1,767–S$2,321 psf. A total of 86 units are recorded as having transacted in resale or sub-sale markets, underpinning genuine secondary market liquidity for a project of this boutique scale. The Beauty World precinct has additionally gained renewed momentum from the URA Master Plan's designation of the area as a key rejuvenation node along the Downtown Line corridor, with mixed-use developments such as The LINQ @ Beauty World and The SEN further raising neighbourhood profile. For a comprehensive picture of District 21 price trends, see our District 21 market overview.
We track 86 sales and 144 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DAINTREE RESIDENCE dashboard.
- Average sale price: $1,674,554 across 86 transactions
- Estimated gross rental yield: 3.2%
- District 21 PSF ranking: Premium tier (top 25%)
- 99 yrs lease commencing from 2017 · RCR · D21 · 327 units
About DAINTREE RESIDENCE
DAINTREE RESIDENCE is a 99 yrs lease commencing from 2017 condominium, located at TOH TUCK ROAD in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), comprising 327 residential units, completed in 2021.
With approximately 90 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 DAINTREE RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 16 | $2,027 psf | $1,334,238 |
| 2 BR | 47 | $2,019 psf | $1,496,188 |
| 3 BR | 20 | $1,962 psf | $2,155,330 |
| 4 BR | 3 | $1,982 psf | $3,078,807 |
Sales Market Overview
DAINTREE RESIDENCE has recorded 86 sale transactions with an average transaction price of $1,674,554, ranging from $961,557 to $3,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,740 psf | $1,747,844 | — |
| 2022 | 2 | $1,881 psf | $1,427,500 | ↑ 8.1% |
| 2023 | 14 | $2,034 psf | $1,487,679 | ↑ 8.2% |
| 2024 | 23 | $2,076 psf | $1,700,696 | ↑ 2.0% |
| 2025 | 27 | $2,040 psf | $1,776,440 | ↓ 1.7% |
| 2026 | 9 | $2,031 psf | $1,558,111 | ↓ 0.4% |
DAINTREE RESIDENCE ranks in the top 25% of condos in District 21 by average PSF.
Compared to the RCR average of $2,049 psf, DAINTREE RESIDENCE trades 2.1% below the segment benchmark.
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Rental Market Overview
DAINTREE RESIDENCE has recorded 144 rental transactions with monthly rents averaging $4,432/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 10 | $4,980/mo | $3,450/mo | $8,000/mo |
| 1 BR | 27 | $3,324/mo | $2,000/mo | $3,900/mo |
| 2 BR | 82 | $4,178/mo | $1,850/mo | $5,200/mo |
| 3 BR | 20 | $5,854/mo | $4,950/mo | $7,000/mo |
| 4 BR | 5 | $7,800/mo | $7,500/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 64 | $4,572/mo |
| 2024 | 21 | $4,081/mo |
| 2025 | 45 | $4,451/mo |
| 2026 | 14 | $4,257/mo |
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Investment Analysis
Based on average rents and sale prices, DAINTREE RESIDENCE delivers an estimated gross rental yield of 3.2%. 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 | $2,492 psf | 546 |
| 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 | 482 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows DAINTREE RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DAINTREE RESIDENCE
- Beauty World MRT
- King Albert Park MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
DAINTREE RESIDENCE is 640m from Beauty World MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 640m |
| King Albert Park | DT6 | Downtown Line | 1.5 km |
Nearby Schools
There are 5 schools within 2 km of DAINTREE RESIDENCE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 770m |
| Ngee Ann Polytechnic | Tertiary | 950m |
| Henry Park Primary School | Primary | 1.3 km |
| Singapore University of Social Sciences | Tertiary | 1.4 km |
| Australian International School | International | 2.0 km |
Daintree Residence earns strong marks across several dimensions that matter most to long-term owners. First, the low-rise design philosophy is genuinely differentiated. At a time when Singapore's new-launch pipeline skews heavily toward 40–55-storey towers, a development capped at five storeys offers rarity value: unobstructed tree-canopy views, reduced noise from lift lobbies and corridors, and a sense of space that is almost impossible to replicate in a high-rise configuration. The rooftop garden concept — with sky terraces accessible from upper-floor units — extends this biophilic language vertically without compromising the low-density feel at ground level.
Second, location quality is high. The development is within 1 km of Pei Hwa Presbyterian Primary School, and within convenient reach of Methodist Girls' School, Nanyang Girls' High School, and National Junior College via the Downtown Line. For families who place significant weight on the school proximity ballot in Singapore's primary school registration exercise, this is a material advantage. The Bukit Timah Nature Reserve, Singapore's only primary tropical rainforest, lies just minutes away, providing recreational access that has no monetary substitute elsewhere in the island's dense urban fabric.
Third, transport connectivity is solid. Beauty World MRT (DT5) on the Downtown Line puts residents six stops from Botanic Gardens interchange (Circle Line), nine stops from Bugis, and approximately 20–25 minutes of door-to-door travel time to the CBD without a transfer. For drivers, the Pan Island Expressway (PIE) and Bukit Timah Expressway (BKE) are accessible within minutes, connecting efficiently to both Jurong Lake District and the city core.
Fourth, the resale pricing trajectory validates the investment thesis. The project's peak transaction of S$2,199 psf (April 2024) and a subsequent November 2025 deal at S$2,121 psf for a mid-sized unit demonstrate that pricing has held its ground even as broader RCR markets faced headwinds from Additional Buyer's Stamp Duty (ABSD) increases in April 2023. Estimated gross rental yield of approximately 3.3 per cent is modest but in line with comparable low-density boutique projects in the same district. Buyers who wish to model their financing can use our mortgage calculator and stamp duty calculator to size their commitments accurately before proceeding.
No investment decision should be made without a clear-eyed assessment of the risks, and Daintree Residence carries several that prospective buyers must weigh carefully.
The most structurally significant risk is lease decay. With a 99-year tenure commencing in 2017, the development will have consumed roughly nine years of its lease by 2026. While this is not unusual by Singapore standards, buyers should model their holding period carefully: a unit held for 20–25 years will be approximately 30 years old on resale, at which point HDB financing restrictions and CPF usage limits begin to apply more aggressively for subsequent buyers, potentially compressing the addressable buyer pool and capping price growth. Use our lease decay calculator to stress-test the impact over different holding periods.
A second risk is the low absolute volume of transactions. With only 327 units in the entire development and a secondary market of 86 recorded transactions, individual deals can move the quoted price range significantly. This thinness means quoted psf peaks may not be replicable for all unit types, and sellers may face longer marketing periods for larger or less-popular configurations. The S$1,767–S$2,321 psf range as of early 2026 is wide precisely because of this thin-market dynamic.
Third, the Beauty World rejuvenation narrative, while positive for the medium term, brings near-term construction noise and disruption risk. New launches in the immediate vicinity — The LINQ @ Beauty World and The SEN — are adding fresh inventory at competitive price points. While these projects speak to the area's appeal, they also represent direct competition in the rental and resale market over the next three to five years.
Finally, for foreign buyers, ABSD at 60 per cent of purchase price remains a formidable barrier to entry as of 2026, effectively making Daintree Residence a Singapore citizen or permanent resident play unless the buyer has a very long investment horizon. Buyers should run a full cost analysis using our total cost of ownership calculator before committing.
- ✅ Upgrader family (HDB to private, SC/PR): The low-rise layout, proximity to Pei Hwa Presbyterian Primary School within 1 km, and green surroundings make this an excellent fit for families making their first private property purchase. The 2–3 bedroom configurations are well-sized for a typical Singapore family, and the calm estate atmosphere contrasts favourably with high-rise alternatives. ABSD exposure is limited for SC couples decoupling or purchasing as their primary residence.
- ✅ Long-term investor (rental income focus, SC/PR): A gross yield of approximately 3.3 per cent is in line with D21 boutique project benchmarks. Rental demand is underpinned by proximity to Bukit Timah schools and the Downtown Line, which appeals to expatriate families and young professionals. Low unit count keeps the development from being dominated by a single landlord, supporting a healthy tenant mix. Use the ROI calculator to model net returns after financing costs.
- ✅ Nature-lifestyle owner-occupier: Buyers who place a premium on greenery, low density, and a quiet residential ambiance will find Daintree Residence a rare match in the Singapore new-to-resale market. Access to Bukit Timah Nature Reserve, rooftop gardens, and the forested streetscape of Toh Tuck Road is genuinely difficult to replicate elsewhere in the RCR.
- ⚠️ Short-to-medium term flipper (under 5 years): Capital appreciation since launch has been meaningful, but the bulk of the easy gains were captured by early buyers. New competing inventory in the Beauty World corridor and the thin secondary market limit near-term upside. Seller's Stamp Duty (SSD) applies to disposals within three years. Buyers with a sub-5-year horizon should model downside scenarios carefully using the affordability calculator.
- ❌ Foreign buyer (non-PR, subject to 60% ABSD): At current prices of approximately S$2,000–S$2,100 psf, a typical 743 sq ft two-bedroom unit costs around S$1.5–S$1.56 million. A 60 per cent ABSD charge adds approximately S$900,000–S$936,000 to the acquisition cost, making the effective entry price close to S$2.4–S$2.5 million for a relatively modest unit. Unless the buyer is purchasing for personal use with a very long holding horizon, the ABSD burden makes financial returns extremely difficult to achieve.
- ⚠️ Cash-flow investor (leveraged, mortgage-dependent): With total debt servicing ratio (TDSR) constraints and the prevailing mortgage rate environment, leveraged buyers need to stress-test monthly cash flow carefully. The 3.3 per cent gross yield does not comfortably cover financing costs at loan-to-value ratios above 55 per cent when borrowing rates exceed 3.5 per cent. Use our cash-flow calculator and TDSR calculator to model serviceability before committing.
Daintree Residence occupies an enviable niche in Singapore's resale condominium landscape: a boutique, low-rise project in a mature, school-rich precinct, backed by a credible developer, with a verifiable track record of capital appreciation since its 2017 land acquisition. For Singapore citizen and permanent resident buyers who prioritise quality of living — specifically greenery, low density, and family-friendly schooling options — over maximising rental yield, this development represents a compelling proposition at the current S$1,900–S$2,200 psf resale range.
The principal caveats are the thinness of the secondary market, the early-stage lease decay on a 99-year tenure, and near-term competition from newer launches along the Beauty World corridor. Buyers should enter with a minimum 7–10 year holding horizon to allow the URA precinct rejuvenation narrative to play out and to absorb transaction costs on both entry and exit. Those approaching the purchase with a leveraged investment mindset should model cash flow rigorously before committing — the yield does not make this a compelling positive-carry play in the current interest rate environment.
Overall assessment: Buy or hold for lifestyle-driven and long-term capital appreciation objectives; cautious hold for pure yield investors; avoid for short-term flips or foreign buyers facing ABSD.
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.
- Sales data: 86 transactions analysed
- Rental data: 144 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 DAINTREE RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 892 condo transactions recorded in District 21 over the last 12 months, 57% resale, 38% new sale, 5% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 21 reads 114.8 as of June 2026 — down 6.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
3 active Government Land Sales sites in District 21 could add roughly 870 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Plantation Close | — | ~245 | Confirmed | Awarded |
| Pine Grove (Parcel A) | — | ~350 | Reserve | Available |
| Pine Grove (Parcel B) | — | ~275 | Reserve | Available |
HDB Alternatives Nearby
Weighing DAINTREE RESIDENCE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (140m away), an upgrader gap of about $850,000
- Central Area — 4-room average $1,088,814 (620m away), an upgrader gap of about $600,000
- Bukit Batok — 4-room average $626,224 (1.2 km away), an upgrader gap of about $1,050,000