District 21 offers 117 condos at a median $2,052 psf — a school-anchored, green-fringe district straddling the OCR/RCR boundary. With the Cross Island Line interchange at King Albert Park due by 2032 and active new launches from $2,199 psf, it rewards buyers who move before infrastructure premiums fully price in.
District 21 occupies a peculiar and enviable position on Singapore's property map. Administratively classified as Outside Central Region, its northern reaches along Upper Bukit Timah Road sit close enough to the Good Class Bungalow belt that seasoned buyers have long argued the OCR label flatters the price tag rather than constrains it. The district is physically anchored by Bukit Timah Hill — at 163 metres, Singapore's highest natural point — and the primary rainforest of Bukit Timah Nature Reserve.
Three distinct sub-areas make up the district's private residential market. Upper Bukit Timah, running from Beauty World through Jalan Jurong Kechil and De Souza Avenue, hosts the newest launches and the busiest MRT interchange. Ulu Pandan, anchored by large legacy estates like Pandan Valley, tilts older, larger and — for buyers who do their homework — meaningfully cheaper per square foot. Clementi Park, a quieter enclave off Commonwealth Avenue West, offers some of the district's largest freehold footprints and the lowest entry PSF in the sub-$1,900 range.
Two infrastructure catalysts are reshaping District 21's investment calculus. The first is already operational: Beauty World MRT (DT5 on the Downtown Line) anchors the Upper Bukit Timah sub-area and gives residents a one-seat ride to Bugis, City Hall, and Marina Bay. This connectivity has attracted a cluster of new launches directly above or adjacent to the station — The LINQ @ Beauty World (completed 2025, 120 units, freehold), 8@BT (158 units, 99-year leasehold), and The Reserve Residences (732 units, 99-year, Far East/Sino Group, expected TOP 2027–2028), the last of which is fully sold as of early 2026 at an average of $2,596 psf. The second catalyst is on the horizon: Cross Island Line Phase 2, targeted for completion by 2032, will turn King Albert Park station — already serving the Downtown Line — into a major interchange. Singapore's deepest planned station at 50 metres, the CRL2 King Albert Park interchange will connect the district to Clementi, Jurong Lake District and Changi.
On the education front, District 21 remains one of Singapore's most sought-after school catchment zones. Within 1 km of Beauty World MRT alone sit Methodist Girls' School (Primary and Secondary), Pei Hwa Presbyterian Primary, Nanyang Girls' High School, and Hwa Chong Institution. National Junior College and SUSS extend the tertiary catchment.
Loading chart data...
- 117 condos tracked in District 21 (OCR)
- Median PSF: $2,052 psf across 5,702 sales
- Median rent: $4,000/mo across 15,118 leases
- Estimated gross yield: 2.5%
- Segment: Outside Central Region
District Overview
District 21 covers Upper Bukit Timah, Ulu Pandan, Clementi Park, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 117 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| 1 KING ALBERT PARK | KING ALBERT PARK | — | 101 | 1997 |
| 8@BT | BUKIT TIMAH LINK | 99 yrs lease commencing from 2023 | 158 | 2024 |
| AIRVIEW PARK | YUK TONG AVENUE | Freehold | — | 2023 |
| ANGSANA PARK | HINDHEDE DRIVE | — | — | — |
| ASTOR GREEN | PINE GROVE | 99 yrs lease commencing from 1991 | 170 | 1995 |
| BEAUTY WORLD CENTRE | UPPER BUKIT TIMAH ROAD | 99 yrs lease commencing from 1979 | 80 | 1984 |
| BEAUTY WORLD PLAZA | UPPER BUKIT TIMAH ROAD | 999 yrs lease commencing from 1884 | 30 | — |
| BINJAI CREST | JALAN KAMPONG CHANTEK | 99 yrs lease commencing from 1996 | 125 | 2004 |
| BINJAI PARK | BINJAI PARK | 999 yrs lease commencing from 1875 | — | — |
| BUKIT REGENCY | UPPER BUKIT TIMAH VIEW | Freehold | 224 | 1995 |
| CARMINE COLLECTION | ENG KONG ROAD | Freehold | — | — |
| CASA ESPERANZA | BUKIT TIMAH ROAD | Freehold | 90 | 1992 |
| CAVENDISH PARK | PINE GROVE | 99 yrs lease commencing from 1991 | 254 | 1996 |
| CHARISMA VIEW | JALAN JURONG KECHIL | Freehold | 36 | 2003 |
| CHENG SOON GARDEN | CHENG SOON CRESCENT | Freehold | — | — |
| CHUN TIN COURT | YUK TONG AVENUE | — | 11 | — |
| CLEMENTI GREEN | CLEMENTI CRESCENT | Freehold | — | — |
| CLEMENTI PARK | SUNSET HEIGHTS | Freehold | 487 | 1985 |
| DAINTREE RESIDENCE | TOH TUCK ROAD | 99 yrs lease commencing from 2017 | 327 | 2021 |
| ENG KONG GREEN | ENG KONG CRESCENT | Freehold | 64 | 1999 |
| ENG KONG PARK | ENG KONG CRESCENT | Freehold | — | — |
| FLORIDIAN | BUKIT TIMAH ROAD | Freehold | 336 | 2011 |
| FORETT@BUKIT TIMAH | TOH TUCK ROAD | Freehold | 633 | 2021 |
| FREESIA WOODS | SUNSET WAY | Freehold | 129 | 2004 |
| GAO MING HUA YUAN | SHAMAH TERRACE | Freehold | 24 | 1990 |
| GARDENVISTA | DUNEARN ROAD | 99 yrs lease commencing from 1999 | 318 | 2006 |
| GOLDEN RISE ESTATE | KISMIS PLACE | Freehold | — | — |
| GRAND CHATEAU | JALAN RAJAWALI | Freehold | 69 | 1997 |
| GRAND REGENCY | JALAN RAJAWALI | Freehold | 34 | 2000 |
| GREENBANK PARK | GREENBANK PARK | Freehold | — | — |
| GREENRIDGE | GREENRIDGE CRESCENT | Freehold | 73 | 1987 |
| HAMPSTEAD | SUNSET VALE | — | — | — |
| HIGH OAK CONDOMINIUM | TOH TUCK ROAD | 99 yrs lease commencing from 1996 | 192 | 2000 |
| HIGHGATE | TOH TUCK ROAD | Freehold | 216 | 1995 |
| HIGHGATE PARK | HIGHGATE CRESCENT | Freehold | 108 | 1993 |
| HILLVIEW GREEN | HUME AVENUE | 999 yrs lease commencing from 1883 | 400 | 1998 |
| HOCK SENG PARK | JALAN JAMBU AYER | Freehold | — | 2023 |
| HONG KONG PARK | HUA GUAN AVENUE | 999 yrs lease commencing from 1879 | — | — |
| HOOVER PARK | CHUN TIN ROAD | Freehold | — | — |
| HUA GUAN GARDENS | HUA GUAN AVENUE | 999 yrs lease commencing from 1883 | — | — |
| HUME PARK I | HUME AVENUE | Freehold | 328 | 1996 |
| HUME PARK II | HUME AVENUE | Freehold | 324 | 1997 |
| JARDIN | DUNEARN ROAD | Freehold | 140 | 2012 |
| JK BUILDING | JALAN JURONG KECHIL | Freehold | 9 | — |
| JURONG PARK | JALAN SELANTING | Freehold | — | — |
| KAP RESIDENCES | KING ALBERT PARK | Freehold | 142 | 2018 |
| KI RESIDENCES AT BROOKVALE | BROOKVALE DRIVE | 999 yrs lease commencing from 1885 | 660 | 2021 |
| KILAT 19 | LORONG KILAT | Freehold | 12 | — |
| KILAT CENTRE | LORONG KILAT | Freehold | 8 | — |
| KILAT COURT | LORONG KILAT | Freehold | 18 | 1999 |
| KILBURN ESTATE | YARWOOD AVENUE | 999 yrs lease commencing from 1879 | — | — |
| KING ALBERT PARK | KING ALBERT PARK | — | 101 | 1997 |
| KISMIS COURT | TOH YI ROAD | 99 yrs lease commencing from 1981 | 11 | 1985 |
| KISMIS RESIDENCES | ENG KONG ROAD | Freehold | — | — |
| LE WOOD | HINDHEDE DRIVE | 99 yrs lease commencing from 1999 | 58 | 2000 |
| MANDARIN PARK | CHUN TIN ROAD | Freehold | — | — |
| MAPLE WOODS | BUKIT TIMAH ROAD | Freehold | 697 | 2000 |
| MAYFAIR GARDENS | RIFLE RANGE ROAD | 99 yrs lease commencing from 2018 | 215 | 2021 |
| MAYFAIR MODERN | RIFLE RANGE ROAD | 99 yrs lease commencing from 2018 | 171 | 2021 |
| MAYFAIR PARK | JALAN BANGKET | 99 yrs lease commencing from 1952 | — | — |
| MEADOWLODGE | CHUN TIN ROAD | 99 yrs lease commencing from 1997 | 64 | — |
| MONT TIMAH | BUKIT WAY | 99 yrs lease commencing from 2004 | 32 | 2011 |
| NAVA GROVE | PINE GROVE | 99 yrs lease commencing from 2024 | 552 | 2024 |
| NOTTINGHILL SUITES | TOH TUCK ROAD | Freehold | 124 | 2016 |
| PALM RESIDENCE | JALAN RAJAWALI | Freehold | 32 | 2005 |
| PANDAN VALLEY | PANDAN VALLEY | Freehold | 605 | 1979 |
| PARC PALAIS | HUME AVENUE | Freehold | 517 | 2000 |
| PATENT PLACE | JALAN RAJAWALI | — | 27 | — |
| PINE GROVE | PINE GROVE | 99 yrs lease commencing from 1984 | 660 | 1984 |
| PINETREE HILL | PINE GROVE | 99 yrs lease commencing from 2022 | 520 | 2023 |
| RADIANCE @ BUKIT TIMAH | YUK TONG AVENUE | Freehold | 17 | 2010 |
| REGINA HILL | JALAN SELANTING | Freehold | — | — |
| REGIS MANSIONS | JALAN RAJAWALI | Freehold | 40 | 1997 |
| RIDGEVALE GARDENS | UPPER BUKIT TIMAH VIEW | Freehold | — | — |
| ROSEDALE | CLEMENTI ROAD | — | — | — |
| ROYAL COURT | JALAN RAJAWALI | Freehold | 31 | 1998 |
| SAVOY PARK | ENG KONG DRIVE | Freehold | 55 | 1996 |
| SELANTING GREEN | JALAN SELANTING | Freehold | 60 | 1998 |
| SHAN YAO GARDEN | YUK TONG AVENUE | Freehold | — | — |
| SHERWOOD CONDOMINIUM | JALAN JURONG KECHIL | Freehold | 116 | 1998 |
| SHERWOOD TOWER | JALAN ANAK BUKIT | 99 yrs lease commencing from 1976 | 269 | 1980 |
| SIGNATURE PARK | TOH TUCK ROAD | Freehold | 928 | 1998 |
| SOUTHAVEN I | HINDHEDE WALK | 99 yrs lease commencing from 1994 | 497 | 1997 |
| SOUTHAVEN II | HINDHEDE WALK | 999 yrs lease commencing from 1877 | 497 | 1999 |
| SPRINGDALE CONDOMINIUM | HINDHEDE WALK | 999 yrs lease commencing from 1877 | 480 | 2000 |
| SUITES AT BUKIT TIMAH | JALAN JURONG KECHIL | Freehold | 71 | 2015 |
| SUITES DE LAUREL | JALAN ANAK BUKIT | 999 yrs lease commencing from 1885 | 72 | 2012 |
| SUMMERHILL | HUME AVENUE | Freehold | 406 | 2003 |
| SUMMERLEA GREEN | KISMIS ROAD | 99 yrs lease commencing from 1995 | 55 | 1998 |
| SUN COURT | LORONG KILAT | Freehold | 12 | — |
| SUNSET LODGE | SUNSET CLOSE | Freehold | 4 | 2002 |
| SYMPHONY HEIGHTS | HUME AVENUE | Freehold | 449 | 1998 |
| TECK HIANG GARDENS | TOH TUCK ROAD | — | — | — |
| TERRENE AT BUKIT TIMAH | JALAN JURONG KECHIL | 999 yrs lease commencing from 1885 | 172 | 2013 |
| THE BEVERLY | TOH TUCK ROAD | Freehold | 118 | 2013 |
| THE BLOSSOMVALE | DUNEARN ROAD | 999 yrs lease commencing from 1884 | 220 | 1999 |
| THE CASCADIA | Bukit Timah Road | Freehold | 536 | 2011 |
| THE CREEK @ BUKIT | TOH TUCK ROAD | Freehold | 260 | 2017 |
| THE HILLFORD | JALAN JURONG KECHIL | 60 yrs lease commencing from 2013 | 281 | 2017 |
| THE HILLSIDE | UPPER BUKIT TIMAH ROAD | Freehold | 340 | 2001 |
| THE LINQ @ BEAUTY WORLD | UPPER BUKIT TIMAH ROAD | Freehold | 120 | 2021 |
| THE MONDRIAN | HINDHEDE PLACE | 999 yrs lease commencing from 1884 | 17 | 2002 |
| THE NEXUS | BUKIT TIMAH ROAD | Freehold | 242 | 2007 |
| THE RAINTREE | BUKIT DRIVE | 99 yrs lease commencing from 2003 | 315 | 2008 |
| THE RESERVE RESIDENCES | JALAN ANAK BUKIT | 99 yrs lease commencing from 2021 | 892 | 2023 |
| THE SEN | JALAN JURONG KECHIL | 99 yrs lease commencing from 2025 | 73 | 2025 |
| THE STERLING | BUKIT TIMAH ROAD | Freehold | 232 | 2000 |
| TOH TUCK GARDEN | TOH TUCK PLACE | Freehold | — | — |
| TOH TUCK HILL | ENG KONG TERRACE | — | — | — |
| TOH TUCK LODGE | TOH TUCK ROAD | Freehold | 10 | — |
| TOH YI COURT | TOH YI DRIVE | Freehold | 5 | — |
| TRANQUILIA @ KISMIS | ENG KONG ROAD | Freehold | — | — |
| UNIQUE GARDEN | TOH YI DRIVE | 99 yrs lease commencing from 1972 | — | — |
| UOB CENTRE | UPPER BUKIT TIMAH ROAD | — | 7 | — |
| VERDALE | DE SOUZA AVENUE | 99 yrs lease commencing from 2018 | 258 | 2021 |
| VIEW AT KISMIS | LORONG KISMIS | 99 yrs lease commencing from 2019 | 186 | 2021 |
| VISTA GARDEN | TOH TUCK PLACE | Freehold | 48 | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 256 | $923,967 | $2,059 psf |
| 1-Bed | 870 | $1,441,449 | $2,281 psf |
| 2-Bed | 1,315 | $1,734,395 | $2,137 psf |
| 3-Bed | 1,823 | $2,266,915 | $1,975 psf |
| 4-Bed | 1,006 | $2,898,290 | $1,833 psf |
| 5-Bed | 432 | $5,093,754 | $1,478 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 70 | $2,027 psf |
| 2025-07 | 68 | $1,999 psf |
| 2025-08 | 78 | $2,035 psf |
| 2025-09 | 75 | $1,853 psf |
| 2025-10 | 77 | $2,164 psf |
| 2025-11 | 131 | $2,186 psf |
| 2025-12 | 69 | $2,236 psf |
| 2026-01 | 57 | $2,125 psf |
| 2026-02 | 71 | $2,157 psf |
| 2026-03 | 69 | $2,112 psf |
| 2026-04 | 68 | $2,147 psf |
| 2026-05 | 3 | $2,685 psf |
From 2021 to 2026, average PSF in District 21 has appreciated by 29.6% (~5.9% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1,160 | $1,653 psf | — |
| 2022 | 773 | $1,729 psf | ↑ 4.6% |
| 2023 | 1,298 | $2,200 psf | ↑ 27.2% |
| 2024 | 1,265 | $2,186 psf | ↓ 0.7% |
| 2025 | 938 | $2,086 psf | ↓ 4.6% |
| 2026 | 268 | $2,142 psf | ↑ 2.7% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | KISMIS RESIDENCES | $2,893 psf | $5,078,222 | 8 |
| 2 | THE LINQ @ BEAUTY WORLD | $2,738 psf | $1,915,579 | 19 |
| 3 | 8@BT | $2,732 psf | $2,292,143 | 108 |
| 4 | HUA GUAN GARDENS | $2,695 psf | $7,015,000 | 4 |
| 5 | THE RESERVE RESIDENCES | $2,494 psf | $2,327,116 | 722 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | THE RESERVE RESIDENCES | 722 | $2,494 psf |
| 2 | NAVA GROVE | 541 | $2,489 psf |
| 3 | PINETREE HILL | 519 | $2,486 psf |
| 4 | KI RESIDENCES AT BROOKVALE | 481 | $1,955 psf |
| 5 | FORETT@BUKIT TIMAH | 357 | $2,130 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2,106 | $7,006/mo | $850/mo | $68,000/mo |
| 1-Bed | 1,827 | $2,814/mo | $1,500/mo | $7,000/mo |
| 2-Bed | 4,612 | $3,642/mo | $1,300/mo | $22,000/mo |
| 3-Bed | 5,646 | $4,699/mo | $1,900/mo | $10,200/mo |
| 4-Bed | 914 | $6,267/mo | $2,800/mo | $16,600/mo |
| 5-Bed | 13 | $12,177/mo | $7,300/mo | $22,000/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $923,967 | $7,006/mo | 9.10% |
| 1-Bed | $1,441,449 | $2,814/mo | 2.34% |
| 2-Bed | $1,734,395 | $3,642/mo | 2.52% |
| 3-Bed | $2,266,915 | $4,699/mo | 2.49% |
| 4-Bed | $2,898,290 | $6,267/mo | 2.59% |
| 5-Bed | $5,093,754 | $12,177/mo | 2.87% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest's URA transaction data across 5,702 sales records places the district-wide median at $2,052 psf — but that single figure conceals a three-tier market.
Upper Bukit Timah (Beauty World corridor): This is the district's price discovery frontier. New leasehold launches are transacting in the $2,199–$2,600 psf band. The Sen, a 347-unit leasehold launched at De Souza Avenue in 2026, opened at approximately $2,199 psf — positioning itself as entry-level relative to The Reserve Residences, which averaged $2,596 psf. Completed freehold product such as The LINQ @ Beauty World commands a freehold premium, with newer freehold non-landed stock in the district transacting at approximately $2,648 psf, per Square Foot Research.
Ulu Pandan: Older 99-year leasehold estates with more than ten years of age trade at a significant discount — Square Foot Research shows leasehold condos over 10 years old in the district at around $1,463–$1,531 psf. Pandan Valley typifies this sub-market: buyers get generous floor plates and mature estate landscaping at a per-square-foot cost well below the Beauty World corridor. Gross yield estimates based on median monthly rent of $4,000 suggest approximately 2.5%.
Clementi Park: Freehold and 999-year leasehold detached and strata properties here sit at the lowest per-square-foot entry in the district. EdgeProp data shows Clementi Park condominium transactions ranging from $1,364 to $2,610 psf, with an average of $1,894 psf and the highest recorded transaction reaching $2,610 psf in February 2026. The nearest station (King Albert Park, DT6) is a 10–15 minute walk from most Clementi Park addresses — but that gap narrows materially with the CRL2 interchange opening by 2032.
- Map your sub-area against your priority. If school catchment is the primary driver, concentrate your search on Upper Bukit Timah within the Beauty World MRT radius. If yield or capital gain from CRL2 is the thesis, price-compare Clementi Park freehold resales against the leasehold new-launch stack.
- Run a lease-decay scenario before buying older leaseholds. Ulu Pandan and Clementi Park leasehold units with 50–60 years remaining face accelerating CPF usage restrictions and bank financing constraints.
- Track CRL2 construction milestones for Clementi Park timing. The King Albert Park CRL2 interchange is at civil-contract award stage (as of 2025-Q3, per LTA). Historically, Singapore MRT interchanges reprice surrounding addresses 3–5 years before opening.
- Verify school phase 1 and 2 registration cut-off addresses annually. The Beauty World cluster is highly competitive for Pei Hwa Presbyterian Primary Phase 1 and MGS Primary — confirm your shortlisted unit address qualifies before signing the OTP.
- Request the maintenance record for older freehold condos. Pandan Valley and Clementi Park estate are aged developments. Ask the agent for the last three years of MCST minutes and sinking fund balance.
Frequently Asked Questions
What is the average PSF in District 21?
Is District 21 in CCR, RCR, or OCR?
What are the best condos in District 21?
What is the rental yield in District 21?
How many condos are in District 21?
When will the Cross Island Line serve District 21, and which station is relevant?
King Albert Park MRT station (DT6), already on the Downtown Line within District 21, will become a CRL interchange under Cross Island Line Phase 2, targeted for completion by 2032. At approximately 50 metres deep, it will be Singapore's deepest station and will connect the district to Clementi, Jurong Lake District, and eventually Changi. Note that CRL Phase 1 (targeting 2030) does not include a District 21 station.
What schools are within the District 21 priority registration radius?
Within or near the 1 km primary school priority radius of the Beauty World corridor: Pei Hwa Presbyterian Primary, Methodist Girls' School Primary, and Bukit Timah Primary. Within the 2 km band: Henry Park Primary and Raffles Girls' Primary School. At secondary and above: Nanyang Girls' High School, Hwa Chong Institution, Methodist Girls' School Secondary, and National Junior College.
Does proximity to Bukit Timah Nature Reserve add a measurable price premium?
Yes — empirically so. Properties with direct visual or physical proximity to Bukit Timah Nature Reserve (Singapore's largest primary forest, covering 1.63 km squared) command a nature premium that shows up in resale comparables. The Sen and 8@BT both market their BTNR adjacency as a key differentiator. Analyst estimates for green-frontage premiums in comparable Singapore markets typically range from 5–10% over comparable non-green addresses.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.