GOLDEN RISE ESTATE is a freehold development along KISMIS PLACE 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 5 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 GOLDEN RISE ESTATE 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 5 sales and 23 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GOLDEN RISE ESTATE dashboard.
- Average sale price: $5,017,600 across 5 transactions
- Estimated gross rental yield: 1.4%
- District 21 PSF ranking: Above average (top 37%)
- Freehold tenure · RCR · D21
About GOLDEN RISE ESTATE
GOLDEN RISE ESTATE is a freehold condominium, located at KISMIS PLACE in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region).
As a freehold property, GOLDEN RISE ESTATE does not face lease decay concerns.
Sales Market Overview
GOLDEN RISE ESTATE has recorded 5 sale transactions with an average transaction price of $5,017,600, ranging from $3,800,000 to $6,188,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $1,897 psf | $4,994,000 | — |
| 2023 | 2 | $1,703 psf | $5,000,000 | ↓ 10.2% |
| 2025 | 1 | $1,851 psf | $5,100,000 | ↑ 8.7% |
GOLDEN RISE ESTATE ranks in the top 37% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, GOLDEN RISE ESTATE trades 11.6% below the segment benchmark.
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Rental Market Overview
GOLDEN RISE ESTATE has recorded 23 rental transactions with monthly rents averaging $6,002/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 23 | $6,002/mo | $3,500/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $5,075/mo |
| 2022 | 5 | $5,330/mo |
| 2023 | 4 | $5,675/mo |
| 2024 | 4 | $6,475/mo |
| 2025 | 4 | $6,875/mo |
| 2026 | 2 | $7,500/mo |
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Investment Analysis
Based on average rents and sale prices, GOLDEN RISE ESTATE delivers an estimated gross rental yield of 1.4%. 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 GOLDEN RISE ESTATE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GOLDEN RISE ESTATE
- Beauty World MRT
- Ngee Ann Polytechnic
- Anglo-Chinese Junior College
- Nan Hua High School
Nearby MRT Stations
GOLDEN RISE ESTATE is 1.3 km from Beauty World MRT (Downtown Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 1.3 km |
Nearby Schools
There are 8 schools within 2 km of GOLDEN RISE ESTATE.
| School | Type | Distance |
|---|---|---|
| Ngee Ann Polytechnic | Tertiary | 1.2 km |
| Anglo-Chinese Junior College | Jc | 1.2 km |
| Nan Hua High School | Secondary | 1.4 km |
| Singapore University of Social Sciences | Tertiary | 1.4 km |
| Henry Park Primary School | Primary | 1.5 km |
| One World International School (Nanyang) | International | 1.6 km |
| Nan Hua Primary School | Primary | 1.7 km |
| Pei Tong Primary School | Primary | 2.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
School-belt proximity. Ngee Ann Polytechnic sits about 1.17km 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.
MRT is a commute, not a walk. The nearest station is 1.30km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Thin transaction history. With only 5 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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: GOLDEN RISE ESTATE 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. 5 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
What is the average price for GOLDEN RISE ESTATE?
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Is GOLDEN RISE ESTATE freehold or leasehold?
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What is the tenure of GOLDEN RISE ESTATE?
How does GOLDEN RISE ESTATE compare to other projects in the district?
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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: 5 transactions analysed
- Rental data: 23 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 GOLDEN RISE ESTATE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.