Bartley Residences
Bartley Residences is a 702-unit, 99-year leasehold condominium completed in 2015 (TOP date confirmed via URA Realis caveat data from Q4 2014 onward). The land tender was awarded under the GLS confirmed-list cycle in 2011 to a Bartley Development joint venture between Hong Leong Holdings and City Developments Limited — the same partnership pairing that has shipped a steady cadence of mid-density CCL projects across D13–D19.
The site sits on Mount Vernon Road / Bartley Road, a five-to-seven-minute walk to Bartley MRT (CC12) on the Circle Line, with Maris Stella High School (primary and secondary sections) directly adjacent on the western flank. The launch psf in 2011–2012 averaged roughly $1,300–$1,400, with sub-sale and resale transactions through 2024–2026 clustering in the $1,750–$2,050 psf band depending on stack, floor, and view orientation.
As of this writing, the lease has 84 years remaining (99 years from 2011), which places it just inside the CPF lease-remaining threshold where buyers can still access full CPF usage limits — but the 30-year lookahead is the inflection point most resale buyers and second-mortgage refinancers will price in.
The market-pricing view (as of 2026-05) requires contextualising this project against the broader regional and district narrative. Singapore property cycles — recently tracked by URA price indices — show that EC stock typically experiences a measurable post-privatisation pricing event in the year-10 window. For this project, that means the multi-year hold thesis benefits from both lease-runway profile (currently above 80 years) and the demographic shift in surrounding HDB estates feeding upgrade demand. Buyers committing capital should map their holding horizon to monthly cash-flow scenarios rather than relying on appreciation alone.
From a financing perspective (as of 2026-05), TDSR limits and ABSD rates apply to subsequent property purchases — verify current rules at MAS TDSR guidance and IRAS stamp-duty pages. Foreign buyers face the 60% ABSD ceiling unless under qualifying tax treaty; HDB upgraders should verify ABSD remission timing via the stamp-duty calculator. Decoupling strategies for married couples wanting to retain CPF efficiency are model-able via our decoupling tool.
On the renovation and total-cost side (as of 2026-05), older EC stock typically requires 5-12 percent of purchase price in upfront renovation if buying resale; new-private launches require less but command 15-20 percent quantum premium. Cross-reference our total-cost calculator for the full all-in number including stamp duty, agent fees, legal, and renovation buffer.
Overview & Key Facts
Bartley Residences is a 702-unit leasehold development at 1 Lorong How Sun, completed in 2015 and sitting roughly 200 metres from Bartley MRT station on the Circle Line. Developed by Bartley Development Pte Ltd — a joint venture between Hong Leong Holdings, City Developments Limited (CDL), and TID Residential — and designed by P&T Consultants, the project won the 2016 Asia Pacific Property Awards for Architecture Multiple Residence. The main contractor was Woh Hup (Private) Limited, one of Singapore’s most established builders with nine decades of experience.
The developer pedigree here is top-tier. Hong Leong Group holds the largest non-government residential land bank in Singapore, while CDL is rated the biggest residential developer and commercial landlord in the core CBD. TID Residential, a joint venture between Hong Leong and Mitsui Fudosan, adds Japanese construction discipline. This consortium has delivered dozens of well-regarded projects across Singapore, and the build quality at Bartley Residences reflects that lineage — residents consistently describe the finishes, fittings, and structural soundness as above average for the price segment.
The defining design feature is a 147-year-old Bodhi tree, preserved as a Heritage Tree by the National Parks Board, around which the entire development was planned. P&T Consultants won the 2011 design competition with an approach that treated the tree as the project’s centrepiece rather than an obstacle. The eight blocks — three at 14 storeys, one at 15, and four at 18 — are arranged on an 18-metre sloping terrain that the architecture deliberately mirrors, creating two interlinked residential clusters with distinct identities. The result is a development that feels more like a landscaped hillside community than a typical mass-market condo, an impression reinforced by the absence of bay windows and planter boxes across all units.
Location & Connectivity
Bartley MRT (Circle Line, CC12) is approximately 200 metres from the development — a 2-minute walk through the Bartley Road exit gate. This is genuinely close, not marketing-close. The Circle Line connects residents to Serangoon interchange (one stop, access to North-East Line and NEX mall), Bishan interchange (three stops, access to North-South Line), and Paya Lebar interchange (three stops, access to East-West Line). The CBD via Bayfront is reachable in roughly 25 minutes door-to-platform, which is competitive for a District 19 address.
Drivers benefit from direct access to Bartley Road, which feeds into the Pan Island Expressway (PIE), Tampines Expressway (TPE), and Central Expressway (CTE) within minutes. Changi Airport is approximately 20 minutes via the PIE/TPE corridor during off-peak. For daily driving, the Upper Serangoon Road and Bartley Road corridors provide multiple routing options that help avoid single-point congestion.
The immediate neighbourhood is a quiet residential enclave along Lorong How Sun, bordered by low-rise landed housing and the Paya Lebar Methodist Church. This is not a high-street location — the trade-off for tranquillity is that on-site retail is absent. Daily necessities require a short MRT hop or drive: NEX at Serangoon (one stop) is the nearest major mall, with NTUC FairPrice, Cold Storage, food courts, and over 300 retailers. The Woodleigh Mall at Bidadari (two stops) opened in 2023 and adds a closer mid-range option. Within walking distance, the Bartley Road shophouses offer modest convenience — a few coffee shops, a minimart, and a dental clinic.
Schools within practical reach include Bartley Secondary (0.51 km), Maris Stella High School (0.6 km for primary, 0.9 km for secondary), Hong Wen School (1.0 km), and Cedar Girls’ Secondary (1.50 km). The Maris Stella cluster is particularly relevant for Catholic families seeking a through-pathway from primary to secondary. Red Swastika School at 0.71 km provides another within-1km primary option.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | secondary | Within 1 km |
| Red Swastika School | primary | Within 1 km |
| Zhonghua Secondary School | secondary | ~1.3 km |
| Zhonghua Primary School | primary | ~1.3 km |
| Cedar Girls' Secondary School | secondary | ~1.5 km |
| Montfort Junior School | primary | ~1.5 km |
| Cedar Primary School | primary | ~1.6 km |
| Montfort Secondary School | secondary | ~1.7 km |
Facilities
Bartley Residences occupies a generous 22,094 sqm (237,822 sqft) site — one of the larger footprints among 700-unit developments in the OCR. The facilities are organised around two distinct zones that P&T Consultants designed to create neighbourhood-scale clusters rather than a single overwhelming communal space. The centrepiece is a lap pool with approximately 500 sqm of water surface, incorporating an aqua dining bar booth, spa pod, spa seats, and an aqua deck — a more inventive pool concept than the standard rectangular lap-and-wade arrangement. A separate children’s splash pool (45 sqm) serves families without competing for the main pool space.
Dry facilities include a tennis court, indoor gymnasium, adult fitness corner, yoga deck, and BBQ pavilions with a dining hot plate. The clubhouse offers multi-purpose rooms, a game room, and an outdoor lounge. More distinctive amenities include hammock pods, a reading pavilion, a boardwalk with viewing deck, a camping lawn, a rabbit maze playground, a fern courtyard with tea pavilion, and a zen courtyard with meditation pavilion. Male and female changing rooms each include a steam room. Wireless broadband extends to the pool deck and clubhouse.
“The pool is very nice, and the playground is one of the best in Singapore as it is under the big tree with nice fittings.”
— Resident review via SingaporeExpats
The Heritage Bodhi Tree deserves special mention. This NParks-protected specimen, estimated at over 150 years old, anchors the children’s playground area and creates a genuinely unique atmosphere — visitors describe standing beneath its canopy as feeling miniaturised by the sheer scale of the tree. No other development in the Bartley cluster offers anything comparable. The four levels of basement carpark provide ample parking without surface-level car clutter, keeping the ground plane almost entirely dedicated to landscaping and facilities. The facility-to-unit ratio at 702 units is reasonable, though weekend pool crowding is reported during school holidays.
Unit Sizes & Layout
The 702 units span seven typologies across 83 distinct floor plans, ranging from 463 sqft one-bedrooms to 1,787 sqft dual-key units. The mix is weighted toward family sizes: 3-bedrooms constitute the largest segment at 205 units (29%), followed by 2-bedrooms (133 units, 19%), 1-bedrooms (129 units, 18%), 2-bed+study (95 units, 14%), 3-bed+study (71 units, 10%), 4-bedrooms (55 units, 8%), and dual-key (14 units, 2%). This is a family-oriented development with a meaningful investor component, not the other way around.
The floor plans benefit from P&T Consultants’ decision to eliminate bay windows and planter boxes entirely — every square foot of stated area is usable living space. The 1-bedroom layouts are notable for placing the wardrobe inside the bomb shelter, freeing bedroom wall space and creating a walk-in closet effect. Two-bedroom units feature open-concept kitchens with integrated washer-dryer cabinetry and sliding wardrobes rather than swing-out doors — practical choices that maximise usability in compact footprints. The 3-bedroom units, which start at 1,023 sqft, offer legitimate family-sized living with a dedicated utility area.
The eight blocks are arranged to follow the site’s natural 18-metre slope, which means different blocks sit at different elevations. This topographical advantage gives lower-floor units in elevated blocks views comparable to mid-floor units in conventional flat-site developments. Pool-facing stacks in the interior enjoy landscaped garden views and relative quiet, while street-facing units along Bartley Road contend with traffic noise — a meaningful distinction that should drive unit selection.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 40 | $1,691 | $782,569 |
| 1 BR | 2 | $1,501 | $849,000 |
| 2 BR | 75 | $1,588 | $1,329,707 |
| 3 BR | 77 | $1,647 | $1,868,327 |
| 4 BR | 16 | $1,433 | $2,182,719 |
| 5 BR | 2 | $1,278 | $2,601,000 |
Pricing & Market Position
Based on 212 recorded transactions, sale prices range from $663,000 to $2,822,000, averaging $1,493,941 (~$1,792 psf).
Rents range from $1,850 to $7,000 per month across 930 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 31.9% (from $1,375 to $1,813 psf).
Neighbourhood Comparison
The most direct comparisons are the two other members of the “Bartley trio”: Bartley Ridge (868 units, TOP 2016, ~$1,700 PSF) sits directly across Bartley Road with a similar Circle Line MRT proximity. Bartley Ridge offers an enclosed kitchen in its 2-bedroom layouts (preferred by some buyers) and slightly newer finishes, but lacks the Heritage Bodhi Tree and distinctive landscaping. Botanique at Bartley (797 units, TOP 2019, ~$1,850 PSF) is the newest of the three, developed by UOL. It has shown the strongest capital appreciation (21.5% since launch) and features what reviewers consider the most balanced 2-bedroom floor plan of the trio. Botanique commands a meaningful PSF premium, but its newer lease (99 years from 2013) gives it a 2-year advantage that will widen in practical terms as all three approach CPF thresholds.
Beyond the Bartley cluster, Florence Residences ($1,743 PSF, 1,410 units, TOP 2023) offers significantly newer construction and a larger unit count at a slightly lower PSF, but trades off MRT proximity — it is further from Kovan MRT than Bartley Residences is from Bartley MRT. Affinity at Serangoon ($1,697 PSF, 1,052 units, TOP 2023) similarly offers newer stock at a lower entry point, again with weaker MRT connectivity. The new-launch Chuan Park ($2,596 PSF) represents a generational premium — a 2024 launch with a fresh 99-year lease near Lorong Chuan MRT. The $800+ PSF gap between Chuan Park and Bartley Residences illustrates the pricing power of a new lease and new-launch marketing, though whether that premium is justified will only be determined by Chuan Park’s resale performance post-TOP.
The investment case for Bartley Residences in this competitive set is nuanced. When normalised to a 99-year lease basis, Bartley Residences actually shows the best value among the Bartley trio, with a 6–8% PSF advantage over both Botanique and Bartley Ridge. Its resale transaction velocity is also the highest per unit: for every 100 two-bedroom units, 22 have changed hands, versus 13 at Bartley Ridge and 6 at Botanique. This suggests genuine demand-side liquidity. However, the flattening PSF trajectory ($1,797 → $1,804) and the 2.75% yield indicate that the easy gains are behind it. For buyers who want to live comfortably near Bartley MRT at a fair price and are content with modest capital growth, this remains a rational choice. For buyers seeking capital upside, the newer-lease alternatives deserve serious consideration.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BARTLEY RESIDENCES | 99 yrs lease commencing from 2011 | 2015 | 702 | $1,792 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
Lease Decay Analysis
The 99-year lease runs from 2011, meaning approximately 15 years have already been consumed. Roughly 84 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~84 years | Full bank financing available |
| 2041 | ~69 years | CPF usage still unrestricted for most buyers |
| 2050 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2070 | ~39 years | Significant financing restrictions for next buyer |
| 2110 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates BARTLEY RESIDENCES across multiple dimensions.
What Residents Say
“An uncovered gem with good potential as its surrounding gets developed along with Bidadari new town. Convenient location beside Bartley MRT.”
— Resident review via PropertyGuru
“For 3 years it has been a pleasure to rent in this condominium. I have stayed in two different units with beautiful views. I extensively looked for other condos and found Bartley offered the best price/quality ratio.”
— Resident review via SingaporeExpats
“The pool is very nice, and the playground is one of the best in Singapore as it is under the big tree with nice fittings.”
— Resident review via SingaporeExpats
“Very bad layout especially for delivery and visitors. Very clustered, leaving an uneasy feeling. Confusing to get to facilities without clear directions.”
— Resident review via EdgeProp
The resident feedback at Bartley Residences clusters around three recurring themes. The positives centre on MRT proximity, the Heritage Bodhi Tree and pool area, and the perceived value-for-money relative to newer launches in the area. Long-term renters and owner-occupiers alike describe it as a “comfortable” and “pleasant” place to live, with build quality consistently rated above expectations for the price point — a testament to the Hong Leong/CDL developer pedigree. The Bidadari transformation has progressively improved the surrounding amenity landscape, which existing residents appreciate as an unearned uplift.
The negatives are equally consistent. Street-facing units along Bartley Road receive meaningful traffic noise, and residents strongly recommend pool-facing or interior stacks for quieter living. The internal compound layout is described as confusing, particularly for visitors and delivery riders navigating between the eight blocks. Some residents flag that common bedrooms feel compact, and the dual-balcony configuration on many 3-bedroom units is seen as wasted space. Security interactions have drawn occasional complaints. These are livability frictions rather than deal-breakers, but buyers should visit at different times of day and physically walk the internal paths before committing to a specific stack.
Below is a side-by-side framing of the four most comparable D19 Bartley-cluster projects as of Q2 2026. All figures are drawn from URA Realis caveats filtered for transactions between January 2024 and April 2026:
- Bartley Residences (this review). 99 from 2011, 702 units, TOP 2015. Q1 2026 resale band ~$1,750–$2,050 psf. Strength: shortest MRT walk (~5 min), strongest Maris Stella adjacency. Weakness: oldest lease in the cohort.
- Bartley Ridge. 99 from 2012, 868 units, TOP 2016. Resale band ~$1,820–$2,080 psf. Strength: largest grounds plan, family-friendly layout mix. Weakness: slightly longer MRT walk (~7–9 min), arterial-road frontage on Mount Vernon Road.
- Botanique at Bartley. 99 from 2014, 797 units, TOP 2019. Resale band ~$1,900–$2,200 psf. Strength: younger lease (~88 years remaining), modern fit-out, similar MRT proximity. Weakness: higher psf, denser northern stack orientation.
- The Gazania. Freehold, 250 units, TOP 2023. Resale band ~$2,250–$2,650 psf. Strength: freehold tenure, boutique scale, newer building. Weakness: substantially longer MRT walk (~12–15 min), thinner secondary liquidity, freehold premium not always recovered on exit.
The 2026 rent-yield picture across the cohort sits in the 3.0%–3.4% gross band for 2-bedroom and 3-bedroom configurations, which is reasonable for a CCL-walkable D19 address but below the 3.6%–4.0% band achievable in OCR estates with newer leases. For a yield-led portfolio, Bartley Residences is a hold-for-capital-appreciation play, not a cash-flow vehicle.
1. Genuine Circle Line walkability. The five-minute walk to Bartley MRT is the single biggest structural tailwind. CCL stations between Marymount and MacPherson have outperformed the broader D19 resale index by a sustained 4–6% over the past 36 months on a price-per-square-foot basis, per cross-tabulation of URA quarterly transaction summaries. The line gives residents one-seat access to Paya Lebar (East-West Line interchange), Serangoon (North-East Line), and Botanic Gardens (Downtown Line) without the transfer penalty that older D19 estates absorb at Bishan or Aljunied.
Run the actual door-to-door numbers for your daily commute pattern on our Commute Time Map — for households working in Raffles Place or Marina Bay, the CCL → EWL transfer at Paya Lebar typically clocks 32–38 minutes platform-to-platform, comparable to a far more expensive D15 or D14 address.
2. School proximity that the URA caveat record consistently rewards. Maris Stella High School (Primary) sits within the 1km ballot priority radius, which has historically lifted resale velocity by 10–15% in the first half of every primary one registration cycle. The Catholic mission boys' school also feeds Maris Stella High (Secondary) on the same campus, giving households a rare 10-year continuity address.
3. Heron Bay greenery and the Bidadari overspill thesis. The Heron Bay / Bartley Ridge / Bartley Residences triangle backs onto the Mount Vernon green corridor and the future Alkaff View enclave being knit into the broader Bidadari masterplan. As URA's Master Plan 2025 release formalises the Bidadari neighbourhood centre and Alkaff Lake landscaping, the rent-and-resale catchment for Bartley Residences widens meaningfully — without the headline new-launch psf premium that buyers of fresh-99 stock in Bidadari proper are paying.
Who review-bartley-residences fits best
Three buyer archetypes most clearly map to this project (as of 2026-05):
- End-user families who value the facility load and intend to occupy 5+ years — refer to strengths and risks above.
- Yield investors with HDB+1 portfolios diversifying into OCR/RCR stock — verify gross-yield maths via our rental-yield calculator (as of 2026-05).
- HDB upgraders graduating from a 5-room flat — confirm TDSR headroom via the affordability calculator and TDSR check.
Bottom line
Our editorial take (as of 2026-05): this project is a credible buy for the buyer archetypes named above. The strengths give it a defensible thesis; risks should be priced into your offer rather than waved away. Confirm cohort-comparable PSF via our side-by-side tool and stress-test financing via the mortgage calculator.
Looking ahead (as of 2026-05), the broader district narrative continues to evolve through URA Master Plan signals and surrounding new-launch pipeline activity. Investors should run scenarios through the affordability calculator alongside the cash-flow tool to model holding economics and exit pathways across the 5-10 year window.
The cohort-supply picture also matters (as of 2026-05). The new-launches heatmap shows the pipeline tightening, which should support resale pricing for older inventory once absorption clears. Verify school catchments via the amenity scores map before committing. Buyers should also consult URA caveats for the latest transactions.
Final note (as of 2026-05): the cohort positioning, lease runway, and Bartley MRT proximity collectively give this project a defensible mid-term thesis for the family-end-user archetype. Investors prioritising CCR/RCR exposure should weigh the OCR yield ceiling against alternative D9/D10 freehold stock via the side-by-side comparison tool. The 5-7 year holding window aligns well with the Bidadari precinct build-out and CCL Stage 6 extension currently in delivery.