ROYAL COURT is a freehold development along JALAN RAJAWALI in District 21 (Clementi Park / Upper Bukit Timah), part of the RCR segment of Singapore's private residential market. The project comprises 31 units and is TOP 1998.
This profile draws on 2 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 ROYAL COURT 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 2 sales and 24 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ROYAL COURT dashboard.
- Average sale price: $2,225,000 across 2 transactions
- Estimated gross rental yield: 1.8%
- District 21 PSF ranking: Value tier (top 79%)
- Freehold tenure · RCR · D21 · 31 units
About ROYAL COURT
ROYAL COURT is a freehold condominium, located at JALAN RAJAWALI in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by KORONAC PTE LTD (HABITAT PROPERTIES GROUP), comprising 31 residential units, completed in 1998.
As a freehold property, ROYAL COURT does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ROYAL COURT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,299 psf | $1,370,000 |
| 5+ BR | 1 | $1,307 psf | $3,080,000 |
Sales Market Overview
ROYAL COURT has recorded 2 sale transactions with an average transaction price of $2,225,000, ranging from $1,370,000 to $3,080,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,299 psf | $1,370,000 | — |
| 2023 | 1 | $1,307 psf | $3,080,000 | ↑ 0.6% |
ROYAL COURT ranks in the top 79% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, ROYAL COURT trades 36.3% below the segment benchmark.
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Rental Market Overview
ROYAL COURT has recorded 24 rental transactions with monthly rents averaging $3,389/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 16 | $3,327/mo | $2,175/mo | $4,000/mo |
| 3 BR | 8 | $3,513/mo | $2,300/mo | $4,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $2,355/mo |
| 2022 | 2 | $2,900/mo |
| 2023 | 6 | $3,750/mo |
| 2024 | 3 | $3,850/mo |
| 2025 | 8 | $3,713/mo |
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Investment Analysis
Based on average rents and sale prices, ROYAL COURT delivers an estimated gross rental yield of 1.8%. 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 ROYAL COURT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ROYAL COURT
- Beauty World MRT
- Hume MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Bukit View Primary School
Nearby MRT Stations
ROYAL COURT is 850m from Beauty World MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 850m |
| Hume | DT4 | Downtown Line | 1.2 km |
Nearby Schools
There are 5 schools within 2 km of ROYAL COURT.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 1.2 km |
| Ngee Ann Polytechnic | Tertiary | 1.4 km |
| Bukit View Primary School | Primary | 1.7 km |
| Henry Park Primary School | Primary | 1.8 km |
| Singapore University of Social Sciences | Tertiary | 1.9 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.
Boutique character. With 31 units, ROYAL COURT 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 1.18km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.85km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 2 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: ROYAL COURT 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. 2 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
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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: 2 transactions analysed
- Rental data: 24 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 ROYAL COURT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.