The Raintree is a 315-unit 99-year leasehold condominium sitting along Petir Road in the Upper Bukit Timah pocket of District 21, completed in 2008 by FCL Place, a Frasers Centrepoint subsidiary. With its lease commencing in 2003, the development now has approximately 76 years remaining — a tenure profile that places it in the mid-stage leasehold bracket where pricing increasingly reflects lease-decay mathematics rather than launch-era benchmarks. Positioned within walking distance of Hillview MRT on the Downtown Line and flanking the Bukit Timah Nature Reserve corridor, The Raintree has matured into one of the more recognisable family-buyer addresses on the Hillview side of D21. Transaction history is published quarterly via the URA portal, which remains the cleanest public record for resale benchmarking.
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 covers Upper Bukit Timah, Clementi Park and the Hillview corridor, classified as Outside Central Region (OCR) under URA’s Master Plan zoning framework. The Hillview pocket specifically was repositioned by the December 2015 opening of Downtown Line Stage 2, which brought Hillview MRT within roughly 8-12 minutes’ walk of The Raintree and reconnected the area to Bugis, Promenade and Bayfront without bus transfers. D21 has historically traded at a premium to neighbouring District 23 (Bukit Batok/Bukit Panjang) due to the Bukit Timah Nature Reserve adjacency and a deeper catchment of established schools, even though both submarkets share OCR pricing logic. The Raintree’s 2008-vintage 99-year stock competes against newer launches such as The Reserve Residences, Midwood and The Botany at Dairy Farm, as well as older freehold neighbours in the Hindhede and Jalan Remaja pockets. For comparable benchmarks see our District 21 analytics page and the price heatmap.
We track 58 sales and 208 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE RAINTREE dashboard.
- Average sale price: $1,723,169 across 58 transactions
- Estimated gross rental yield: 3.1%
- District 21 PSF ranking: Value tier (top 75%)
- 99 yrs lease commencing from 2003 · OCR · D21 · 315 units
About THE RAINTREE
THE RAINTREE is a 99 yrs lease commencing from 2003 condominium, located at BUKIT DRIVE in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Outside Central Region), developed by FCL PLACE PTE LTD (FRASERS CENTREPOINT LTD), comprising 315 residential units, completed in 2008.
With approximately 76 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 RAINTREE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $1,383 psf | $1,290,000 |
| 3 BR | 37 | $1,362 psf | $1,744,078 |
| 4 BR | 15 | $1,267 psf | $1,844,859 |
Sales Market Overview
THE RAINTREE has recorded 58 sale transactions with an average transaction price of $1,723,169, ranging from $1,080,000 to $2,260,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 14 | $1,168 psf | $1,519,421 | — |
| 2022 | 8 | $1,222 psf | $1,637,250 | ↑ 4.6% |
| 2023 | 5 | $1,360 psf | $1,778,600 | ↑ 11.3% |
| 2024 | 16 | $1,419 psf | $1,777,250 | ↑ 4.4% |
| 2025 | 10 | $1,450 psf | $1,928,689 | ↑ 2.2% |
| 2026 | 5 | $1,508 psf | $1,791,600 | ↑ 4.0% |
THE RAINTREE ranks in the top 75% of condos in District 21 by average PSF.
Compared to the OCR average of $1,550 psf, THE RAINTREE trades 13.6% below the segment benchmark.
Loading chart data...
Rental Market Overview
THE RAINTREE has recorded 208 rental transactions with monthly rents averaging $4,443/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 26 | $3,622/mo | $2,625/mo | $4,800/mo |
| 3 BR | 163 | $4,439/mo | $3,000/mo | $6,200/mo |
| 4 BR | 19 | $5,603/mo | $3,600/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 47 | $3,527/mo |
| 2022 | 40 | $3,914/mo |
| 2023 | 38 | $5,114/mo |
| 2024 | 37 | $4,770/mo |
| 2025 | 36 | $5,046/mo |
| 2026 | 10 | $4,940/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, THE RAINTREE delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
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 RAINTREE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE RAINTREE
- Beauty World MRT
- Hume MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Bukit View Primary School
Nearby MRT Stations
THE RAINTREE is 890m from Beauty World MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 890m |
| Hume | DT4 | Downtown Line | 1.1 km |
Nearby Schools
There are 3 schools within 2 km of THE RAINTREE.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 1.4 km |
| Ngee Ann Polytechnic | Tertiary | 1.8 km |
| Bukit View Primary School | Primary | 2.0 km |
- Hillview MRT (DTL) within walking distance — direct rail access to Bugis, Promenade and Bayfront on the Downtown Line, a step-change in connectivity since the 2015 line opening that older Hillview blocks did not enjoy at launch.
- Bukit Timah Nature Reserve adjacency — one of the few condos that genuinely abuts protected nature parkland; the green buffer is unlikely to be redeveloped, preserving low-density character and outlook.
- 315-unit mid-scale supports exit liquidity — large enough to generate consistent resale transactions yet small enough to retain a residential feel; compare resale velocity against neighbours via our side-by-side comparison tool.
- Established family-buyer ecosystem — Bukit View Primary, Lianhua Primary and Bukit View Secondary sit within the 1-2km catchment, alongside the Bukit Timah school belt within a short drive.
- HillV2 and The Rail Mall amenity belt — everyday F&B, supermarket, clinic and enrichment-centre coverage without commuting to Bukit Timah Plaza or Beauty World.
- Frasers Centrepoint developer pedigree — FCL Place developments tend to carry consistent build-quality and managing-agent standards relative to single-asset boutique developers, which matters when projects cross the 15-year mark.
- Lease decay accelerates after the 80-year mark — with roughly 76 years left, The Raintree is approaching the window where CPF usage and bank loan-to-value progressively tighten on the remaining lease. Model the impact carefully with our lease decay calculator and review CPF rules on remaining-lease coverage.
- 2008-vintage building systems — lifts, M&E, waterproofing and facade finishes are now in the 15-17 year window where sinking fund top-ups and special levies become more probable; review the latest AGM minutes and sinking fund balance before committing.
- Resale ceiling anchored to newer 99-year launches — nearby projects such as The Reserve Residences and The Botany at Dairy Farm reset psf benchmarks for the corridor, and the IRAS ABSD regime pushes investor demand toward fresher-lease assets.
- OCR rental yields remain modest — expat tenant demand in Hillview is thinner than in CCR or RCR districts, so investors should stress-test cash flow against MAS’s TDSR framework rather than relying on aspirational rents.
- Hillview MRT walk involves a gradient — the Petir Road approach is genuinely undulating, which matters for elderly residents and during heavy rain even though the straight-line distance looks short on a map.
The Raintree suits owner-occupier families who prioritise rail access, nature proximity and a settled estate over CCR prestige or freehold tenure — the typical buyer is a Singaporean upgrader from a nearby HDB flat in Bukit Batok, Bukit Panjang or Choa Chu Kang, or a right-sizer rotating out of landed property in Upper Bukit Timah. With roughly 76 years of lease remaining, the development still works for a 15-25 year owner-occupier horizon, but buyers planning to hold past the 80-year mark should price in lease-decay drag on exit. Investors should approach with realistic yield expectations: this is a capital-preservation play backed by amenity moat and DTL connectivity rather than a high-yield rental asset, and the lease curve makes it less suitable for very long buy-and-hold strategies. Run your numbers through our mortgage calculator and affordability calculator before shortlisting, and stress-test holding costs with the cash flow calculator.
The Raintree is a credible mid-stage leasehold option for family buyers who understand they are paying for Downtown Line access, nature-reserve adjacency and an established Frasers-built estate — not for tenure longevity or new-launch fittings. The 315-unit scale and 2008 vintage place it firmly in the “mature, family-oriented, 99-year OCR” bucket alongside a small group of Hillview peers. Realistic upside hinges on continued DTL ridership growth and protected nature-reserve buffers rather than dramatic re-rating; downside risk is dominated by lease-decay mathematics as the development crosses into the second half of its tenure. Walk the estate, inspect a typical stack, scrutinise the sinking fund, and benchmark against newer 99-year launches before committing. Use our stamp duty calculator to model the full acquisition cost.
FAQ
What is the average price for THE RAINTREE?
What is the rental yield for THE RAINTREE?
Is THE RAINTREE freehold or leasehold?
What schools and amenities are nearby?
How far is The Raintree from Hillview MRT?
How many units does The Raintree have and who developed it?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 58 transactions analysed
- Rental data: 208 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 RAINTREE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
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.
Loading chart data...
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.
Loading chart data...
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 RAINTREE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (980m away), an upgrader gap of about $900,000
- Central Area — 4-room average $1,088,814 (1.4 km away), an upgrader gap of about $650,000
- Bukit Batok — 4-room average $626,224 (1.5 km away), an upgrader gap of about $1,100,000