We track 93 sales and 473 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PANDAN VALLEY dashboard.
- Average sale price: $3,123,869 across 93 transactions
- Estimated gross rental yield: 2.1%
- District 21 PSF ranking: Mid-range (top 71%)
- Freehold tenure · RCR · D21 · 605 units
About PANDAN VALLEY
PANDAN VALLEY is a freehold condominium, located at PANDAN VALLEY in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by DBS REALTY PTE LTD, comprising 605 residential units, completed in 1979.
As a freehold property, PANDAN VALLEY does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PANDAN VALLEY:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 14 | $1,587 psf | $2,059,563 |
| 4 BR | 20 | $1,563 psf | $2,541,194 |
| 5+ BR | 59 | $1,269 psf | $3,573,932 |
Sales Market Overview
PANDAN VALLEY has recorded 93 sale transactions with an average transaction price of $3,123,869, ranging from $1,700,000 to $5,880,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 25 | $1,225 psf | $2,892,328 | — |
| 2022 | 20 | $1,390 psf | $3,057,400 | ↑ 13.4% |
| 2023 | 9 | $1,349 psf | $3,454,333 | ↓ 3.0% |
| 2024 | 19 | $1,439 psf | $3,501,674 | ↑ 6.7% |
| 2025 | 12 | $1,562 psf | $2,781,250 | ↑ 8.6% |
| 2026 | 8 | $1,467 psf | $3,258,472 | ↓ 6.1% |
PANDAN VALLEY ranks in the top 71% of condos in District 21 by average PSF.
Compared to the RCR average of $2,049 psf, PANDAN VALLEY trades 32.6% below the segment benchmark.
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Rental Market Overview
PANDAN VALLEY has recorded 473 rental transactions with monthly rents averaging $5,526/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 24 | $3,782/mo | $1,563/mo | $4,800/mo |
| 2 BR | 156 | $4,539/mo | $2,400/mo | $6,900/mo |
| 3 BR | 186 | $5,821/mo | $3,000/mo | $9,900/mo |
| 4 BR | 107 | $6,844/mo | $3,500/mo | $16,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 88 | $4,341/mo |
| 2022 | 92 | $4,950/mo |
| 2023 | 82 | $5,932/mo |
| 2024 | 106 | $6,057/mo |
| 2025 | 81 | $6,094/mo |
| 2026 | 24 | $6,428/mo |
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Investment Analysis
Based on average rents and sale prices, PANDAN VALLEY delivers an estimated gross rental yield of 2.1%. 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 | $2,492 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 PANDAN VALLEY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PANDAN VALLEY
- Dover MRT
- Clementi MRT
- Pei Tong Primary School
- Singapore Polytechnic
- Singapore University of Social Sciences
Nearby MRT Stations
PANDAN VALLEY is 860m from Dover MRT (East-West Line), with 2 stations within 1.5 km.
Nearby Schools
There are 18 schools within 2 km of PANDAN VALLEY, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Pei Tong Primary School | Primary | 820m |
| Singapore Polytechnic | Tertiary | 970m |
| Singapore University of Social Sciences | Tertiary | 1.1 km |
| Anglo-Chinese School (Independent) | Secondary | 1.3 km |
| Henry Park Primary School | Primary | 1.3 km |
| Clementi Primary School | Primary | 1.3 km |
| Australian International School | International | 1.4 km |
| NUS High School of Mathematics and Science | Jc | 1.5 km |
| Ngee Ann Polytechnic | Tertiary | 1.5 km |
| United World College of South East Asia (Dover) | International | 1.6 km |
| Clementi Town Secondary School | Secondary | 1.6 km |
| Dover Court International School | International | 1.7 km |
FAQ
What is the average price for PANDAN VALLEY?
What is the rental yield for PANDAN VALLEY?
Is PANDAN VALLEY freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 93 transactions analysed
- Rental data: 473 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 PANDAN VALLEY
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