THE BLOSSOMVALE is a 72-year balance leasehold development along DUNEARN ROAD in District 21 (Clementi Park / Upper Bukit Timah), part of the RCR segment of Singapore's private residential market. The project comprises 220 units and is TOP 1999.
This profile draws on 36 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 THE BLOSSOMVALE 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 36 sales and 191 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE BLOSSOMVALE dashboard.
- Average sale price: $2,654,694 across 36 transactions
- Estimated gross rental yield: 2.2%
- District 21 PSF ranking: Premium tier (top 21%)
- 999 yrs lease commencing from 1884 · RCR · D21 · 220 units
About THE BLOSSOMVALE
THE BLOSSOMVALE is a 999 yrs lease commencing from 1884 condominium, located at DUNEARN ROAD in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by WINJOY INVESTMENT PTE LTD (WING TAI HOLDINGS), comprising 220 residential units, completed in 1999.
With approximately 72 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE BLOSSOMVALE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $2,010 psf | $1,725,500 |
| 3 BR | 11 | $1,988 psf | $2,514,182 |
| 4 BR | 19 | $2,047 psf | $3,029,474 |
Sales Market Overview
THE BLOSSOMVALE has recorded 36 sale transactions with an average transaction price of $2,654,694, ranging from $1,560,000 to $4,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,708 psf | $1,935,200 | — |
| 2022 | 9 | $1,868 psf | $2,496,444 | ↑ 9.3% |
| 2023 | 9 | $2,074 psf | $2,737,222 | ↑ 11.0% |
| 2024 | 5 | $2,175 psf | $2,842,000 | ↑ 4.9% |
| 2025 | 5 | $2,245 psf | $2,852,000 | ↑ 3.2% |
| 2026 | 3 | $2,236 psf | $3,440,000 | ↓ 0.4% |
THE BLOSSOMVALE ranks in the top 21% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, THE BLOSSOMVALE trades 1.2% below the segment benchmark.
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Rental Market Overview
THE BLOSSOMVALE has recorded 191 rental transactions with monthly rents averaging $4,800/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 59 | $3,461/mo | $2,500/mo | $4,300/mo |
| 3 BR | 121 | $5,350/mo | $3,100/mo | $8,500/mo |
| 4 BR | 11 | $5,936/mo | $4,000/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 40 | $3,566/mo |
| 2022 | 37 | $4,270/mo |
| 2023 | 40 | $5,604/mo |
| 2024 | 31 | $5,195/mo |
| 2025 | 35 | $5,430/mo |
| 2026 | 8 | $5,125/mo |
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Investment Analysis
Based on average rents and sale prices, THE BLOSSOMVALE delivers an estimated gross rental yield of 2.2%. 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 BLOSSOMVALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE BLOSSOMVALE
- King Albert Park MRT
- Beauty World MRT
- Anglo-Chinese Junior College
- Henry Park Primary School
- Ngee Ann Polytechnic
Nearby MRT Stations
THE BLOSSOMVALE is 130m from King Albert Park MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 130m |
| Beauty World | DT5 | Downtown Line | 880m |
Nearby Schools
There are 8 schools within 2 km of THE BLOSSOMVALE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 630m |
| Henry Park Primary School | Primary | 850m |
| Ngee Ann Polytechnic | Tertiary | 860m |
| Australian International School | International | 920m |
| Singapore University of Social Sciences | Tertiary | 1.2 km |
| Hwa Chong International School | International | 1.7 km |
| Hwa Chong Institution | Secondary | 1.7 km |
| Hwa Chong Institution (JC) | Jc | 1.7 km |
Adequate lease horizon. Around 72 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.
Genuine walk-to-MRT access. King Albert Park sits about 0.13km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 220 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Anglo-Chinese Junior College sits about 0.63km 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 tenor below 75 years. With roughly 72 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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": "green",
"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: THE BLOSSOMVALE 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. 36 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 THE BLOSSOMVALE?
What is the rental yield for THE BLOSSOMVALE?
Is THE BLOSSOMVALE freehold or leasehold?
How far is the nearest MRT from THE BLOSSOMVALE?
What is the tenure of THE BLOSSOMVALE?
How does THE BLOSSOMVALE compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE BLOSSOMVALE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 36 transactions analysed
- Rental data: 191 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 BLOSSOMVALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.