MONT TIMAH is a 77-year balance leasehold development along BUKIT WAY in District 21 (Clementi Park / Upper Bukit Timah), part of the OCR segment of Singapore's private residential market. The project comprises 32 units and is TOP 2011.
This profile draws on 15 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 15 years from TOP, MONT TIMAH 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 MONT TIMAH 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 15 sales and 20 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MONT TIMAH dashboard.
- Average sale price: $3,910,059 across 15 transactions
- Estimated gross rental yield: 3.9%
- District 21 PSF ranking: Value tier (top 96%)
- 99 yrs lease commencing from 2004 · OCR · D21 · 32 units
About MONT TIMAH
MONT TIMAH is a 99 yrs lease commencing from 2004 condominium, located at BUKIT WAY in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Outside Central Region), developed by MAYLANDS INVESTMENT PTE LTD, comprising 32 residential units, completed in 2011.
With approximately 77 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
MONT TIMAH has recorded 15 sale transactions with an average transaction price of $3,910,059, ranging from $3,650,000 to $4,288,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $798 psf | $3,760,500 | — |
| 2022 | 2 | $881 psf | $3,937,500 | ↑ 10.4% |
| 2023 | 1 | $872 psf | $3,980,000 | ↓ 1.0% |
| 2024 | 3 | $859 psf | $3,872,667 | ↓ 1.5% |
| 2025 | 2 | $900 psf | $4,163,444 | ↑ 4.7% |
| 2026 | 1 | $940 psf | $4,288,000 | ↑ 4.4% |
MONT TIMAH ranks in the top 96% of condos in District 21 by average PSF.
Compared to the OCR average of $1,550 psf, MONT TIMAH trades 45.2% below the segment benchmark.
Loading chart data...
Rental Market Overview
MONT TIMAH has recorded 20 rental transactions with monthly rents averaging $12,555/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 20 | $12,555/mo | $9,300/mo | $18,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $10,317/mo |
| 2022 | 5 | $11,800/mo |
| 2023 | 5 | $14,660/mo |
| 2024 | 2 | $12,950/mo |
| 2025 | 2 | $15,500/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, MONT TIMAH delivers an estimated gross rental yield of 3.9%. 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 MONT TIMAH (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MONT TIMAH
- Beauty World MRT
- King Albert Park MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
MONT TIMAH is 600m from Beauty World MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 600m |
| King Albert Park | DT6 | Downtown Line | 1.4 km |
Nearby Schools
There are 3 schools within 2 km of MONT TIMAH.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 1.1 km |
| Ngee Ann Polytechnic | Tertiary | 1.5 km |
| Henry Park Primary School | Primary | 1.8 km |
Adequate lease horizon. Around 77 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Beauty World 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.
Boutique character. With 32 units, MONT TIMAH keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Anglo-Chinese Junior College sits about 1.10km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 15 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": "amber",
"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: MONT TIMAH 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. 15 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 MONT TIMAH?
What is the rental yield for MONT TIMAH?
Is MONT TIMAH freehold or leasehold?
How far is the nearest MRT from MONT TIMAH?
What is the tenure of MONT TIMAH?
How does MONT TIMAH compare to other projects in the district?
What stamp duty applies for a foreign buyer of MONT TIMAH?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 15 transactions analysed
- Rental data: 20 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 MONT TIMAH
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.