THE BEVERLY is a freehold development along TOH TUCK ROAD in District 21 (Clementi Park / Upper Bukit Timah), part of the RCR segment of Singapore's private residential market. The project comprises 118 units and is TOP 2013.
This profile draws on 25 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 13 years from TOP, THE BEVERLY 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 THE BEVERLY 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 25 sales and 84 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE BEVERLY dashboard.
- Average sale price: $2,679,716 across 25 transactions
- Estimated gross rental yield: 2.3%
- District 21 PSF ranking: Value tier (top 82%)
- Freehold tenure · RCR · D21 · 118 units
About THE BEVERLY
THE BEVERLY is a freehold condominium, located at TOH TUCK ROAD in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by WAH HOE DEVELOPMENT PTE LTD, comprising 118 residential units, completed in 2013.
As a freehold property, THE BEVERLY does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE BEVERLY:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,528 psf | $1,727,000 |
| 4 BR | 7 | $1,677 psf | $2,842,698 |
| 5+ BR | 16 | $1,006 psf | $2,727,500 |
Sales Market Overview
THE BEVERLY has recorded 25 sale transactions with an average transaction price of $2,679,716, ranging from $1,666,000 to $3,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,112 psf | $2,458,273 | — |
| 2022 | 4 | $1,075 psf | $2,556,472 | ↓ 3.4% |
| 2023 | 2 | $1,010 psf | $2,894,000 | ↓ 6.1% |
| 2024 | 3 | $1,201 psf | $3,250,000 | ↑ 18.9% |
| 2025 | 4 | $1,788 psf | $3,100,000 | ↑ 49.0% |
| 2026 | 1 | $1,582 psf | $1,788,000 | ↓ 11.5% |
THE BEVERLY ranks in the top 82% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, THE BEVERLY trades 39.6% below the segment benchmark.
Loading chart data...
Rental Market Overview
THE BEVERLY has recorded 84 rental transactions with monthly rents averaging $5,031/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 31 | $3,779/mo | $2,800/mo | $5,000/mo |
| 3 BR | 30 | $5,212/mo | $3,850/mo | $7,500/mo |
| 4 BR | 23 | $6,484/mo | $4,800/mo | $7,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 23 | $4,342/mo |
| 2022 | 19 | $4,818/mo |
| 2023 | 14 | $5,764/mo |
| 2024 | 12 | $5,288/mo |
| 2025 | 13 | $5,577/mo |
| 2026 | 3 | $4,850/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, THE BEVERLY delivers an estimated gross rental yield of 2.3%. 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 THE BEVERLY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE BEVERLY
- Beauty World MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
THE BEVERLY is 1.0 km from Beauty World MRT (Downtown Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 1.0 km |
Nearby Schools
There are 6 schools within 2 km of THE BEVERLY.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 1.1 km |
| Ngee Ann Polytechnic | Tertiary | 1.2 km |
| Henry Park Primary School | Primary | 1.5 km |
| Singapore University of Social Sciences | Tertiary | 1.6 km |
| Nan Hua High School | Secondary | 1.8 km |
| Bukit View Primary School | Primary | 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.
School-belt proximity. Anglo-Chinese Junior College sits about 1.13km 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.
Moderate MRT walk. At 1.04km 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.
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: THE BEVERLY 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. 25 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 THE BEVERLY?
What is the rental yield for THE BEVERLY?
Is THE BEVERLY freehold or leasehold?
How far is the nearest MRT from THE BEVERLY?
What is the tenure of THE BEVERLY?
How does THE BEVERLY compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE BEVERLY?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 25 transactions analysed
- Rental data: 84 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 THE BEVERLY
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.