THE NEXUS is a freehold development along BUKIT TIMAH ROAD in District 21 (Clementi Park / Upper Bukit Timah), part of the RCR segment of Singapore's private residential market. The project comprises 242 units and is TOP 2007.
This profile draws on 37 recorded transactions from URA 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 19 years from TOP, THE NEXUS 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 NEXUS 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 38 sales and 272 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE NEXUS dashboard.
- Average sale price: $2,411,292 across 38 transactions
- Estimated gross rental yield: 2.4%
- District 21 PSF ranking: Premium tier (top 14%)
- Freehold tenure · RCR · D21 · 242 units
About THE NEXUS
THE NEXUS is a freehold condominium, located at BUKIT TIMAH ROAD in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by ORWIN DEVELOPMENT LIMITED (WING TAI ASIA), comprising 242 residential units, completed in 2007.
As a freehold property, THE NEXUS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE NEXUS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,894 psf | $1,145,200 |
| 2 BR | 6 | $2,138 psf | $2,025,000 |
| 3 BR | 22 | $2,198 psf | $2,625,231 |
| 4 BR | 5 | $2,142 psf | $3,199,600 |
Sales Market Overview
THE NEXUS has recorded 38 sale transactions with an average transaction price of $2,411,292, ranging from $1,068,000 to $3,588,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,732 psf | $2,100,000 | — |
| 2022 | 9 | $1,963 psf | $2,097,333 | ↑ 13.3% |
| 2023 | 4 | $2,053 psf | $2,174,500 | ↑ 4.6% |
| 2024 | 10 | $2,200 psf | $2,454,700 | ↑ 7.2% |
| 2025 | 6 | $2,343 psf | $2,681,333 | ↑ 6.5% |
| 2026 | 6 | $2,371 psf | $2,853,347 | ↑ 1.2% |
THE NEXUS ranks in the top 14% of condos in District 21 by average PSF.
Compared to the RCR average of $2,049 psf, THE NEXUS trades 4.5% above the segment benchmark.
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Rental Market Overview
THE NEXUS has recorded 272 rental transactions with monthly rents averaging $4,773/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 56 | $3,132/mo | $2,250/mo | $4,000/mo |
| 2 BR | 84 | $4,407/mo | $2,800/mo | $5,500/mo |
| 3 BR | 103 | $5,497/mo | $3,600/mo | $7,500/mo |
| 4 BR | 29 | $6,434/mo | $4,500/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 47 | $3,582/mo |
| 2022 | 59 | $4,436/mo |
| 2023 | 46 | $5,304/mo |
| 2024 | 42 | $4,894/mo |
| 2025 | 62 | $5,458/mo |
| 2026 | 16 | $5,019/mo |
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Investment Analysis
Based on average rents and sale prices, THE NEXUS delivers an estimated gross rental yield of 2.4%. 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 THE NEXUS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE NEXUS
- King Albert Park MRT
- Sixth Avenue MRT
- Beauty World MRT
- Australian International School
- Henry Park Primary School
- Anglo-Chinese Junior College
Nearby MRT Stations
THE NEXUS is 430m from King Albert Park MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 430m |
| Sixth Avenue | DT7 | Downtown Line | 1.3 km |
| Beauty World | DT5 | Downtown Line | 1.4 km |
Nearby Schools
There are 10 schools within 2 km of THE NEXUS, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Australian International School | International | 580m |
| Henry Park Primary School | Primary | 1.0 km |
| Anglo-Chinese Junior College | Jc | 1.1 km |
| Hwa Chong International School | International | 1.1 km |
| Hwa Chong Institution | Secondary | 1.2 km |
| Hwa Chong Institution (JC) | Jc | 1.2 km |
| Ngee Ann Polytechnic | Tertiary | 1.2 km |
| Singapore University of Social Sciences | Tertiary | 1.3 km |
| Lycee Francais de Singapour | International | 1.8 km |
| Hollandse School | International | 2.0 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.
Genuine walk-to-MRT access. King Albert Park sits about 0.43km 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. 242 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. Australian International School sits about 0.58km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: THE NEXUS combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 37 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 NEXUS?
What is the rental yield for THE NEXUS?
Is THE NEXUS freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 38 transactions analysed
- Rental data: 272 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 NEXUS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 892 condo transactions recorded in District 21 over the last 12 months, 57% resale, 38% new sale, 5% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 21 reads 114.8 as of June 2026 — down 6.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
3 active Government Land Sales sites in District 21 could add roughly 870 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Plantation Close | — | ~245 | Confirmed | Awarded |
| Pine Grove (Parcel A) | — | ~350 | Reserve | Available |
| Pine Grove (Parcel B) | — | ~275 | Reserve | Available |
HDB Alternatives Nearby
Weighing THE NEXUS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (300m away), an upgrader gap of about $1,550,000
- Bukit Timah — 4-room average $846,049 (1.4 km away), an upgrader gap of about $1,600,000
- Clementi — 4-room average $838,557 (1.9 km away), an upgrader gap of about $1,600,000