The Creek @ Bukit sits in the leafy Toh Tuck pocket of District 21, a 260-unit freehold development completed in 2017 by Chiu Teng @ Bukit Timah. The project occupies a coveted slice of Upper Bukit Timah within the Rest of Central Region (RCR), where freehold tenure remains a structural rarity rather than the norm. Positioned a short walk from Beauty World MRT on the Downtown Line, the development benefits from one of Singapore’s most established residential micro-markets — one where mature low-rise streetscapes, top-tier school catchments, and proximity to Bukit Timah Nature Reserve combine to produce remarkably sticky owner-occupier demand. Per URA caveat data, the project has seen steady resale velocity since handover, with PSF pricing reflecting the freehold premium typical of D21 boutique developments. Run scenarios on our mortgage calculator before committing.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 21 spans Upper Bukit Timah, Clementi Park, and Ulu Pandan — a tract historically anchored by landed enclaves, GCB belts, and a tight cluster of premium boutique condominiums. Toh Tuck Road itself sits at the western flank of Beauty World, an area transformed since the Downtown Line’s 2015 opening. The Creek @ Bukit launched into a post-cooling-measures market shaped by the 2013 TDSR framework, with Chiu Teng targeting end-user families drawn by the school catchment for Methodist Girls’ School and Pei Hwa Presbyterian Primary. Freehold supply in D21 is structurally constrained: URA Master Plan zoning preserves much of the surrounding fabric as low-density residential, meaning new launches are infrequent and skewed toward leasehold. The combination of nature reserve adjacency, DTL connectivity, and freehold tenure produces a defensive ownership profile rare in the broader RCR basket. See how it stacks up on the price heatmap.
We track 65 sales and 313 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE CREEK @ BUKIT dashboard.
- Average sale price: $1,722,287 across 65 transactions
- Estimated gross rental yield: 2.5%
- District 21 PSF ranking: Above average (top 40%)
- Freehold tenure · RCR · D21 · 260 units
About THE CREEK @ BUKIT
THE CREEK @ BUKIT 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 CHIU TENG @ BUKIT TIMAH PTE. LTD, comprising 260 residential units, completed in 2017.
As a freehold property, THE CREEK @ BUKIT does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE CREEK @ BUKIT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 8 | $1,848 psf | $845,500 |
| 1 BR | 2 | $1,889 psf | $1,240,000 |
| 2 BR | 26 | $1,851 psf | $1,519,256 |
| 3 BR | 15 | $1,693 psf | $1,915,073 |
| 4 BR | 14 | $1,492 psf | $2,462,706 |
Sales Market Overview
THE CREEK @ BUKIT has recorded 65 sale transactions with an average transaction price of $1,722,287, ranging from $760,000 to $2,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 14 | $1,690 psf | $1,589,286 | — |
| 2022 | 14 | $1,742 psf | $1,818,992 | ↑ 3.1% |
| 2023 | 17 | $1,793 psf | $1,505,111 | ↑ 2.9% |
| 2024 | 12 | $1,720 psf | $1,762,481 | ↓ 4.1% |
| 2025 | 7 | $1,739 psf | $2,128,013 | ↑ 1.2% |
| 2026 | 1 | $1,610 psf | $2,600,000 | ↓ 7.4% |
THE CREEK @ BUKIT ranks in the top 40% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, THE CREEK @ BUKIT trades 15.1% below the segment benchmark.
Loading chart data...
Rental Market Overview
THE CREEK @ BUKIT has recorded 313 rental transactions with monthly rents averaging $3,535/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 107 | $2,741/mo | $1,700/mo | $5,000/mo |
| 2 BR | 123 | $3,476/mo | $2,250/mo | $5,000/mo |
| 3 BR | 60 | $4,494/mo | $2,800/mo | $6,000/mo |
| 4 BR | 23 | $5,040/mo | $4,000/mo | $6,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 60 | $2,854/mo |
| 2022 | 62 | $3,389/mo |
| 2023 | 58 | $3,910/mo |
| 2024 | 61 | $3,780/mo |
| 2025 | 66 | $3,743/mo |
| 2026 | 6 | $3,425/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, THE CREEK @ BUKIT delivers an estimated gross rental yield of 2.5%. 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 CREEK @ BUKIT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE CREEK @ BUKIT
- Beauty World MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
THE CREEK @ BUKIT is 720m from Beauty World MRT (Downtown Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 720m |
Nearby Schools
There are 4 schools within 2 km of THE CREEK @ BUKIT, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 860m |
| Ngee Ann Polytechnic | Tertiary | 1.0 km |
| Henry Park Primary School | Primary | 1.4 km |
| Singapore University of Social Sciences | Tertiary | 1.5 km |
- Freehold tenure in a leasehold-dominated RCR submarket — eliminates the lease decay drag that erodes 99-year leasehold values past Year 30, particularly relevant for multi-generational holds.
- Beauty World MRT (DTL) within walking distance — one-seat ride to Bugis, Promenade, and Chinatown; the upcoming Cross Island Line interchange at King Albert Park further enhances regional connectivity.
- Top-tier school catchment — Methodist Girls’ School, Pei Hwa Presbyterian Primary, and Bukit Timah Primary are within the 1km/2km priority zones, supporting durable family demand. Use the compare tool to benchmark against nearby D21 freehold options.
- Bukit Timah Nature Reserve adjacency — rare access to mature primary rainforest and the Rail Corridor green spine, a lifestyle amenity that cannot be replicated by new launches.
- Boutique scale (260 units) — lower density than mega-developments typically translates into stronger maintenance discipline and clearer per-unit share of facilities.
- Boutique-scale liquidity — with only 260 units, monthly transaction volume is thin; sellers may face longer time-on-market versus larger D21 projects, and price discovery can be noisy. Cross-reference URA caveat data before anchoring on any single comparable.
- Freehold premium already priced in — the tenure advantage is well-understood by D21 buyers, so entry PSF reflects a meaningful spread over comparable leasehold stock; capital appreciation depends on broader RCR mean reversion rather than tenure repricing.
- ABSD and TDSR headwinds for investors — the IRAS stamp duty framework imposes a 20% ABSD on second-property Singaporean buyers and 60% on foreigners, materially compressing investment-led demand at this price point. The MAS TDSR rules further constrain leveraged purchasers.
The Creek @ Bukit is structurally a family-end-user play rather than an investor-grade asset. The ideal buyer is a Singaporean or PR household with primary-school-aged children targeting the Methodist Girls’ or Pei Hwa catchment, willing to pay the freehold premium for a 20-to-30-year hold horizon. Empty-nesters downsizing from nearby landed homes also fit, valuing the boutique scale, nature reserve adjacency, and lock-and-leave low-maintenance lifestyle. Investors chasing yield will likely find better gross returns in newer leasehold RCR projects with stronger rental demand from the tech and biomedical corridors. Foreign buyers face a punishing ABSD hurdle that makes the freehold premium less defensible on an after-tax basis. Decoupling strategies require careful modelling — run the numbers on our decoupling calculator and stress-test affordability via affordability.
The Creek @ Bukit is a defensive freehold hold in one of Singapore’s most resilient school-and-nature micro-markets. The 260-unit boutique scale, DTL access, and top-school catchment justify the tenure premium for owner-occupiers with a long horizon — but the same scale caps liquidity and makes entry pricing sensitive to a small number of recent caveats. Investors should look elsewhere unless the buyer profile is explicitly a family relocating into the catchment. Verify the latest caveats, model holding costs with our total cost calculator, and benchmark against district peers on the compare tool before committing.
FAQ
What is the average price for THE CREEK @ BUKIT?
What is the rental yield for THE CREEK @ BUKIT?
Is THE CREEK @ BUKIT freehold or leasehold?
Which MRT station serves The Creek @ Bukit?
What schools are nearby?
How many units are in the development?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 65 transactions analysed
- Rental data: 313 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 CREEK @ BUKIT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.