Tucked within the verdant corridors of Bukit Timah, The Reserve Residences represents one of Singapore’s most ambitious integrated developments of the 2020s. Developed by Far East Organization through its FE Landmark and FEC Residences vehicles, this 892-unit leasehold tower at Beauty World launched to strong buyer conviction — recording 722 transactions on a 99-year lease commencing 2021 and achieving Temporary Occupation Permit in 2023. The project sits at the heart of the URA-designated Beauty World Planning Area, a node the authorities have earmarked for mixed-use intensification along the Downtown Line corridor. For buyers seeking seamless urban connectivity wrapped in the green calm of District 21, The Reserve Residences arrives as a rare confluence of transport infrastructure, curated retail, and residential comfort — though its leasehold tenure and land-scarcity premium deserve careful scrutiny against long-term holding ambitions.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Beauty World MRT station (Downtown Line, DT5) sits directly integrated beneath the development’s commercial podium, eliminating the rain-soaked walk that plagues most “near MRT” claims in Singapore real estate. The Downtown Line connects riders to Botanic Gardens, Stevens, Newton, and Bugis in under twenty minutes, while the neighbouring Bukit Timah expressway network (BKE/PIE) ensures private-car households remain equally well-served. The mixed-use podium anchors a hawker centre, a bus interchange, and a curated retail precinct, effectively positioning The Reserve Residences not merely as a condo but as a town centre node for the entire Upper Bukit Timah catchment.
District 21 (Upper Bukit Timah / Clementi Park) occupies a distinctive niche in Singapore’s residential geography: it is bounded by the Bukit Timah Nature Reserve to the north, prestigious schooling clusters (Pei Hwa Presbyterian, Methodist Girls’ School, Nanyang Primary) to its south-east, and the maturing Clementi and one-north employment precincts to its west. The District 21 price and transaction overview illustrates how this geography underpins resilient demand even through rate-tightening cycles. Far East Organization, founded in 1960 and ranked among Asia’s largest private property groups, brings a track record spanning Watertown, The Hillier, and Hillsta — all integrated or transport-adjacent projects in similar suburban nodes — lending institutional credibility to the development and management promise of the podium. LTA’s Downtown Line ridership data confirms the corridor’s sustained patronage growth since full-line activation, reinforcing the transport thesis embedded in the project’s pricing.
We track 722 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE RESERVE RESIDENCES dashboard.
- Average sale price: $2,327,116 across 722 transactions
- District 21 PSF ranking: Premium tier (top 6%)
- 99 yrs lease commencing from 2021 · RCR · D21 · 892 units
About THE RESERVE RESIDENCES
THE RESERVE RESIDENCES is a 99 yrs lease commencing from 2021 condominium, located at JALAN ANAK BUKIT in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by FE Landmark Pte Ltd/FEC Residences Trustee Pte Ltd/FEC Retail Trustee Pte Ltd, comprising 892 residential units, completed in 2023.
With approximately 94 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 RESERVE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 97 | $2,569 psf | $1,194,753 |
| 1 BR | 212 | $2,506 psf | $1,595,071 |
| 2 BR | 137 | $2,504 psf | $2,028,974 |
| 3 BR | 163 | $2,435 psf | $2,939,576 |
| 4 BR | 101 | $2,451 psf | $3,881,370 |
| 5+ BR | 12 | $2,694 psf | $6,416,070 |
Sales Market Overview
THE RESERVE RESIDENCES has recorded 722 sale transactions with an average transaction price of $2,327,116, ranging from $1,083,895 to $8,098,520.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 669 | $2,487 psf | $2,158,262 | — |
| 2024 | 46 | $2,567 psf | $4,309,694 | ↑ 3.2% |
| 2025 | 6 | $2,596 psf | $5,219,650 | ↑ 1.1% |
| 2026 | 1 | $2,663 psf | $6,736,440 | ↑ 2.6% |
THE RESERVE RESIDENCES ranks in the top 6% of condos in District 21 by average PSF.
Compared to the RCR average of $2,049 psf, THE RESERVE RESIDENCES trades 21.7% above the segment benchmark.
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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 |
|---|---|---|---|---|
| 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 |
| VERDALE | 99 yrs lease commencing from 2018 | 258 | $1,824 psf | 217 |
Location Map
Map shows THE RESERVE RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE RESERVE RESIDENCES
- Beauty World MRT
- King Albert Park MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
THE RESERVE RESIDENCES is 150m from Beauty World MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 150m |
| King Albert Park | DT6 | Downtown Line | 840m |
Nearby Schools
There are 5 schools within 2 km of THE RESERVE RESIDENCES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 420m |
| Ngee Ann Polytechnic | Tertiary | 860m |
| Henry Park Primary School | Primary | 1.1 km |
| Singapore University of Social Sciences | Tertiary | 1.3 km |
| Australian International School | International | 1.5 km |
The Reserve Residences accumulates a formidable set of structural advantages that few leasehold projects in the Outside Central Region can replicate simultaneously.
- Direct MRT integration: The covered, sheltered link to Beauty World DTL station is a genuine rarity. Studies of comparable integrated projects (Watertown at Punggol, Hillion at Bukit Panjang) demonstrate a durable connectivity premium in resale and rental markets, particularly among DINK households and young professionals who treat transport cost as a primary lifestyle variable.
- Generous facility footprint: With 892 units supporting a full suite of lap pool, sky terraces, co-working lounges, and a dedicated children’s zone, the facility-to-unit ratio is materially better than land-efficient shoebox towers of comparable vintage. Maintenance fees will trend accordingly — budget SGD 600–800/month for mid-tier stacks — but residents receive facilities that genuinely justify the outlay.
- Top-grade school proximity: The 1-km radius encompasses Methodist Girls’ School, Pei Hwa Presbyterian Primary, and Bukit Timah Primary. For families navigating Singapore’s hyper-competitive Primary 1 ballot, this alone commands a persistent demand floor that insulates prices against broad market softness.
- Integrated hawker centre and retail: The ground-level hawker centre and bus interchange are operated under long-term leases with the relevant public agencies, meaning residents gain amenities that cannot be replicated or displaced by a change in private operator strategy — a durability advantage over purely private-retail podia.
- Developer pedigree: Far East Organization’s vertically integrated model (develop, manage, and hold) means the commercial podium is likely to receive sustained curation attention rather than the neglect that afflicts developer-exit retail. Their retention of hospitality and commercial assets at prior integrated projects supports this thesis.
Use our ROI calculator to stress-test projected gross yields against current mortgage servicing costs, and cross-reference with the District 21 price heatmap to situate The Reserve Residences within the broader Bukit Timah pricing landscape.
No asset is without its structural headwinds, and a candid assessment of The Reserve Residences requires confronting several material risks that prospective buyers should price in before committing.
- Leasehold decay on a 99-year tenure: With the lease commencing 2021, buyers in 2026 are already five years in. Singapore’s leasehold resale market exhibits measurable PSF discounts as properties cross the 30- and 60-year decay thresholds. For a unit purchased at prevailing launch or secondary prices, the effective holding period before liquidity deteriorates materially is narrower than freehold or 999-year equivalents — a factor that significantly shapes exit strategy and mortgage amortisation planning.
- Quantum and affordability ceiling: Launch PSF ranged from approximately SGD 2,100 to SGD 2,500 for typical mid-floor stacks, placing a 3-bedroom unit well above SGD 2 million. At prevailing MAS TDSR and MSR thresholds, the household income requirement is demanding, restricting the potential buyer pool to upper-income segments and compressing the velocity of resale liquidity.
- Noise and commercial activity: Direct integration with a bus interchange and hawker centre, while operationally convenient, introduces ambient noise vectors — particularly for lower-floor and podium-facing stacks. Buyers should inspect unit orientations carefully and factor air-conditioning costs into running expense models.
- RCR classification and investment premium risk: District 21 sits within the Rest of Central Region. While this classification supports strong owner-occupier demand, purely investment-driven buyers should note that Additional Buyer’s Stamp Duty (ABSD) at current rates can erode projected gross yields significantly, particularly for foreigners or second-property citizens. Verify current ABSD rates via IRAS’s ABSD schedule.
- Supply pipeline pressure: The broader Bukit Timah – Clementi corridor has several upcoming GLS sites. While demand fundamentals are strong, a concurrent supply wave within a two-year window could temper rental and capital appreciation expectations in the near term.
- ✅ Upper-income families with school-age children: The 1-km school cluster (Methodist Girls’, Pei Hwa Presbyterian, Bukit Timah Primary) and direct MRT access create a compelling live-learn-commute triangle. Families can eliminate a car dependency, reducing total household cost despite the premium quantum.
- ✅ Dual-income professional couples (DINKs): Seamless Downtown Line connectivity to the CBD, one-north, and Bugis employment nodes, combined with the hawker centre and retail podium, suits time-poor professionals who value frictionless daily logistics over raw space.
- ⚠️ HDB upgraders buying first private property: The quantum exceeds SGD 2 million for family-sized units, straining typical HDB upgrader CPF and cash equity profiles. Affordability modelling via the mortgage and stamp-duty calculators is essential before committing; the 99-year tenure also constrains long-term legacy planning.
- ⚠️ Singapore Citizens purchasing second property for investment: Gross yields in the 3.0%–3.5% band are plausible given strong rental demand from expat and professional tenants, but 20% ABSD on the second property materially extends the break-even timeline. The integrated amenities support rental occupancy but do not fully offset the stamp-duty drag.
- ❌ Foreign buyers: At 60% ABSD for foreigners (post-April 2023 rates), the financial case for acquisition becomes very difficult to justify on a yield or capital-appreciation basis. The development’s quality is not in dispute; the tax structure is prohibitive for most foreign investor profiles.
- ✅ Retirees seeking a lock-and-leave lifestyle residence: The hawker centre, medical facilities within the retail podium, and step-free MRT access make The Reserve Residences unusually well-suited to active retirees who no longer need proximity to employment hubs but prize daily convenience, social infrastructure, and walkable green corridors.
The Reserve Residences occupies a compelling but nuanced position in Singapore’s residential landscape. Its integration with Beauty World MRT, the civic quality of its hawker-and-interchange podium, and the prestige of its schooling catchment compose a demand thesis that is both genuine and durable. Far East Organization’s track record with mixed-use nodes adds execution credibility that pure residential developers cannot match. For owner-occupiers — particularly families and professional households — who plan a ten-to-fifteen year holding horizon, The Reserve Residences is among the more defensible leasehold propositions in District 21 at launch vintage pricing.
The caveats are structural rather than speculative: the 99-year lease is already running; the quantum demands careful financial engineering; and the ABSD burden renders the project unsuitable for most investment-first mandates. Prospective buyers should run a full cost-of-ownership model using the mortgage calculator and stamp duty calculator, benchmark against comparable transactions on the side-by-side comparison tool, and stress-test rental yield assumptions against the District 21 market data before committing. The Reserve Residences is a premium product in a premium location — but premium does not mean universally appropriate. Match it to your financial profile and horizon with rigour, and it rewards handsomely; stretch to acquire it beyond your means, and the leasehold clock becomes an adversary.
FAQ
What is the average price for THE RESERVE RESIDENCES?
What is the rental yield for THE RESERVE RESIDENCES?
Is THE RESERVE RESIDENCES freehold or leasehold?
What is the lease start date and how much lease remains?
The 99-year lease commenced in 2021, meaning approximately 94 years remain as of 2026. Buyers should note that leasehold decay begins to affect resale liquidity materially as properties approach the 60- to 70-year mark, and should factor this into their exit horizon and expected holding-period returns.
What ABSD rate applies to my purchase?
ABSD rates depend on your residency status and property count. As of 2024, Singapore Citizens purchasing a second residential property face 20% ABSD; Permanent Residents purchasing a first property face 5%; foreigners face 60%. These rates are subject to change by IRAS. Always verify the current schedule on the IRAS ABSD page and use the stamp duty calculator to compute your exact liability.
What is the estimated monthly maintenance fee?
Exact maintenance fees are published in the management corporation’s annual general meeting documents and vary by unit size and share value allocation. For a typical 3-bedroom unit at The Reserve Residences, buyers should budget approximately SGD 600–800 per month, reflecting the large facility footprint (pools, sky terraces, gym, co-working spaces) and the integrated podium management overhead. Verify the current rate in the sale and purchase agreement or with the developer.
Can I use CPF to fund the purchase?
Yes, subject to the Valuation Limit and Withdrawal Limit rules administered by the CPF Board. For leasehold properties, CPF usage is further governed by the remaining lease rule: the property’s remaining lease must cover the youngest buyer to age 95 for full CPF use; shorter remaining leases attract a pro-rated cap. Detailed CPF housing withdrawal rules are published on the CPF Board’s home ownership page. Always obtain a CPF Housing Withdrawal Limit letter before committing to purchase.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 722 transactions 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 RESERVE RESIDENCES
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 RESERVE RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (280m away), an upgrader gap of about $1,500,000
- Kallang/whampoa — 4-room average $882,887 (1.3 km away), an upgrader gap of about $1,450,000
- Central Area — 4-room average $1,088,814 (1.4 km away), an upgrader gap of about $1,250,000