Bartley Ridge
Location: Bartley MRT On the Doorstep, NEX One Stop Out, Bidadari Halo Building
Bartley Ridge fronts Mount Vernon Road in the Bartley/Upper Paya Lebar pocket of District 13. The defining piece of infrastructure is Bartley MRT on the Circle Line, a short sheltered walk from the development. From Bartley, residents are one stop to Serangoon (CCL/NEL interchange) and NEX Mall — the largest suburban mall in the north-east — two stops to MacPherson (CCL/DTL interchange), and a single transfer to Dhoby Ghaut for the CBD. The Circle Line orbital nature is the underrated story here: residents reach Buona Vista, one-north, Bishan, and Paya Lebar without going through the central interchange crush.
By road, the PIE is two minutes away and the CTE four, putting Orchard within a fifteen-minute drive off-peak. The Bidadari estate — HDB's flagship master-planned town with Alkaff Lake, the Bidadari Heritage Walk, and the upcoming Woodleigh Mall integrated development — is one MRT stop away and is steadily lifting the perceived prestige of the entire Mount Vernon corridor. The Mount Vernon Camp redevelopment will eventually add new residential and lifestyle amenity to the immediate vicinity, though delivery timelines remain fluid.
For family buyers, the school catchment is genuinely strong: Maris Stella High (within 1 km), Cedar Primary, Paya Lebar Methodist Girls', and St. Andrew's Junior are all within the priority distance bands. Bartley Secondary and the Australian International School sit within a short drive. Use our price heatmap to see how Bartley Ridge's micro-pricing compares to the wider D13 corridor.
Overview & Key Facts
Bartley Ridge is an 868-unit condominium at Mount Vernon Road, developed by Mount V Development — a joint venture of Hong Leong Holdings, City Developments Limited (CDL), and TID Pte Ltd. Completed in 2016 across nine blocks of up to 18 storeys, the development is designed by ADDP Architects and sits virtually on top of Bartley MRT station on the Circle Line — just 210 m from gate to platform. With 85 years remaining on its 99-year lease (from 2012), Bartley Ridge has established itself as one of District 13’s most consistently performing condominiums, anchored by MRT proximity, a strong school catchment, and a location that benefits from the ongoing transformation of the Bidadari and Paya Lebar corridors.
The PSF trajectory tells an unambiguous growth story: $1,583 to $1,742 to $1,861 to $1,920 to $2,056 over successive periods, representing a steady 30% appreciation from its early resale prices. This upward trend reflects the confluence of Circle Line accessibility, the maturation of the Bidadari estate next door, and the neighbourhood’s improving amenity infrastructure. At $1,953 psf average, Bartley Ridge trades below the nearby new-launch competitors Woodleigh Residences ($2,223) and Park Colonial ($2,133), offering a value proposition for buyers who prefer a completed, proven asset over an under-construction promise.
The development’s investment profile is solid if unspectacular: a gross yield of 2.67% with median rent of $3,200 positions it as a stable income asset rather than a high-yield play. The 868-unit scale means high liquidity on both the rental and resale markets, while the CDL/Hong Leong build quality ensures that the development has aged well through its first decade.
Location & Connectivity
Bartley Ridge occupies a strategically evolving position in District 13, at the junction of Mount Vernon Road and Bartley Road. The headline location advantage is Bartley MRT on the Circle Line, just 210 m from the estate’s main gate. The Circle Line delivers Bishan interchange in three stops, Dhoby Ghaut in seven, and connects to virtually every other MRT line in Singapore through its circular routing. Tai Seng MRT (920 m) and Serangoon MRT interchange (1.28 km, where the Circle Line meets the North-East Line) provide additional station options within a short bus ride or cycling distance.
The immediate neighbourhood is undergoing a generational transformation. The Bidadari estate — HDB’s most anticipated new town, with 10,000+ units, a heritage park, community club, and a town centre with retail and hawker facilities — is being built directly adjacent to Bartley Ridge. As Bidadari matures over the next five years, the precinct will gain the retail, dining, and community infrastructure that currently requires a trip to NEX Serangoon (one MRT stop) or Nex Shopping Centre.
For drivers, the CTE (Central Expressway), KPE (Kallang-Paya Lebar Expressway), and PIE (Pan Island Expressway) are all accessible within minutes, providing efficient routes to the CBD, Changi Airport, and both the east and west corridors. The school catchment is strong: Bartley Secondary School sits 460 m away, Red Swastika School 490 m, and Maris Stella High School (both primary and secondary) is within a 10-minute walk. The walkability score of 65/100 reflects a neighbourhood that is functional for daily errands but will improve markedly as Bidadari’s commercial components come online.
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 | ~1.5 km |
| Zhonghua Primary School | primary | ~1.5 km |
| Paya Lebar Methodist Girls' School | secondary | ~1.6 km |
| Cedar Girls' Secondary School | secondary | ~1.7 km |
| Macpherson Primary School | primary | ~1.7 km |
| Cedar Primary School | primary | ~1.8 km |
Facilities
At 868 units, Bartley Ridge delivers a facilities roster that balances scale with variety. Three swimming pools anchor the aquatic amenities: a 50 m lap pool for serious training, a 25 m recreational pool for leisure, and a children’s dip pool with splash features. A full-sized tennis court, half basketball court, and putting green cater to sports enthusiasts, while an outdoor fitness station and a well-equipped indoor gymnasium serve the daily workout crowd. Function rooms, BBQ pavilions, and a children’s playground complete the communal offerings.
The nine-block layout distributes amenities across the site, with pool-facing, landscape-facing, and road-facing orientations providing residents with a choice of views and noise levels. All units are north-south facing, which is a significant design win in Singapore — minimising direct afternoon sun exposure and reducing air-conditioning costs. The generous inter-block spacing ensures that even lower-floor units receive adequate natural light and ventilation.
“Three pools for 868 units is generous — the 50-metre lap pool is my morning ritual, and it’s rarely crowded before 8am. The tennis court gets booked quickly on weekends, though. What I appreciate most is the north-south orientation — our electricity bill is noticeably lower than our previous west-facing apartment. After nine years, the facilities are well-maintained — CDL’s MCST runs a tight ship.”
— Owner-occupier, three-bedroom-plus-yard, since 2017
For a development that completed in 2016, the facilities have aged commendably. The MCST (Management Corporation Strata Title) management has maintained the common areas, pools, and gym equipment to a high standard, which is not always the case for developments approaching their tenth anniversary. The main facilities gap is the absence of a co-working space or business centre — an amenity that newer competitors like Woodleigh Residences and Park Colonial include as standard.
Unit Sizes & Layout
Bartley Ridge offers 69 floor-plan configurations spanning one-bedroom (441 sq ft) to four-bedroom dual-key and penthouse layouts (up to 2,120 sq ft). The unit mix is unusually diverse: 189 one-bedrooms, 134 two-bedrooms, 128 two-bedroom-plus-study, 127 three-bedrooms, 128 three-bedroom-plus-yard, 48 three-bedroom-plus-study, 32 four-bedrooms, 48 four-bedroom dual-key, and 34 penthouses. This breadth means there is a configuration for virtually every buyer profile — from studio investors to multi-generational families.
The north-south orientation is consistent across all nine blocks, ensuring that no unit bears the brunt of Singapore’s harsh western sun. Finishes reflect the CDL/Hong Leong standard of the mid-2010s: solid but not extravagant, with branded kitchen appliances, quality bathroom fixtures, and engineered timber flooring in bedrooms. After nine years of occupation, the physical condition of most units holds up well, though buyers of resale units should budget for kitchen and bathroom refresh costs typical of approaching-decade-old properties.
View corridors vary significantly by block and stack. Pool-facing stacks offer the most pleasant outlook but may experience noise from the pool deck on weekends. Stacks facing Bartley Road have traffic noise on lower floors but benefit from more open views. Upper-floor units in the taller blocks enjoy panoramic views toward the Bidadari estate and the MacRitchie reservoir ridgeline in the distance.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 72 | $1,690 | $791,367 |
| 1 BR | 3 | $1,454 | $828,000 |
| 2 BR | 82 | $1,726 | $1,352,272 |
| 3 BR | 100 | $1,737 | $1,831,496 |
| 4 BR | 13 | $1,523 | $2,415,077 |
Pricing & Market Position
Based on 270 recorded transactions, sale prices range from $670,000 to $2,880,000, averaging $1,425,535 (~$1,971 psf).
Rents range from $1,062 to $10,000 per month across 1093 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 37.7% (from $1,476 to $2,031 psf).
Neighbourhood Comparison
In the District 13 Circle Line corridor, Bartley Ridge ($1,953 psf, 99-year from 2012) competes with three newer developments. Woodleigh Residences ($2,223 psf, 99-year) is an integrated development at Woodleigh MRT with a mall and bus interchange, commanding a 14% premium for its mixed-use proposition and newer build. Park Colonial ($2,133 psf, 99-year) near Woodleigh MRT offers contemporary facilities and a fresh lease at a 9% premium. Poiz Residences ($1,862 psf, 99-year) at Potong Pasir MRT is the value alternative, while Tre Ver ($1,917 psf, 99-year) near Potong Pasir offers riverfront living at comparable pricing.
Bartley Ridge’s advantage is its proven track record: nine years of steady appreciation, a well-maintained estate, and the combination of 210 m MRT access with a diverse unit mix that newer competitors cannot yet demonstrate. The disadvantage is the lease: at 85 years remaining, it lags the 95–97 years of newer 99-year developments. For buyers who value certainty over novelty — a known quantity over an untested promise — Bartley Ridge is the benchmark against which District 13 newcomers should be measured.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,971 |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,145 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,867 |
| SENNETT ESTATE | Freehold | 2021 | — | $1,928 |
Lease Decay Analysis
The 99-year lease runs from 2012, meaning approximately 14 years have already been consumed. Roughly 85 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~85 years | Full bank financing available |
| 2042 | ~69 years | CPF usage still unrestricted for most buyers |
| 2051 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2071 | ~39 years | Significant financing restrictions for next buyer |
| 2111 | 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 ~75 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates BARTLEY RIDGE across multiple dimensions.
What Residents Say
“We’ve been here since TOP in 2017 and watched the neighbourhood transform. Bartley MRT is three minutes from our gate, and with the Circle Line I can reach Marina Bay in 25 minutes without any transfer. When Bidadari’s town centre opens, we’ll finally have a proper hawker centre and shops within walking distance. The development has held up beautifully — the pools, gym, and landscaping are still in excellent shape nine years on.”
— Owner-occupier, three-bedroom-plus-yard, since 2017
“I compared Bartley Ridge against Botanique at Bartley before buying. Same MRT station, similar pricing, but Bartley Ridge won on the school proximity (our daughter is at Maris Stella) and the unit diversity — we got a dual-key four-bedroom that we partially rent out. The extra income offsets the mortgage meaningfully. NEX Serangoon is one stop away for serious shopping, and it’s a genuinely pleasant neighbourhood.”
— Owner-occupier and partial landlord, four-bedroom dual-key, since 2019
“Bought a two-bedroom-plus-study as my first investment property. The PSF has gone from about $1,750 when I bought to over $2,000 now, so the capital gain is real. Rental has been steady — $3,200 a month with no vacancy longer than two weeks between tenants. The development’s biggest selling point for tenants is the MRT proximity and the Circle Line’s reach. My only worry going forward is the lease — 85 years sounds like a lot, but it’s already ten years into the 99.”
— Investor-owner, two-bedroom-plus-study, since 2020
Investment: Yield, Holding Period, and the 868-Unit Absorption Problem
For investor underwriting, three structural features dominate. First, the 868-unit scale creates a constant secondary-market overhang: at any given time, a non-trivial share of units is listed for sale or rent, which means individual sellers have less pricing power than they would in a 200-unit boutique block. Second, the 99-year lease from 2012 means every year of hold is a year of lease-decay drag, particularly visible past year 15 of ownership. Third, the surrounding pipeline — including Bidadari HDB supply maturing into the resale market and any future Mount Vernon Camp residential parcels — will compete for the same tenant pool.
That said, the positives are real. Gross yields in the 3.0–3.5 percent band are achievable for well-priced lower-floor units with prudent renovation, which compares favourably with prime District 9/10 condo yields in the 2.0–2.5 percent range. The Circle Line connection makes the project attractive to one-north, Buona Vista, and Paya Lebar working professionals, broadening the tenant pool beyond CBD commuters. Model your scenario through the yield calculator and the cash-flow calculator.
For ABSD-exposed buyers, decoupling math is worth running — the decoupling calculator shows whether a part-sale to a spouse improves the after-tax return versus a straight hold. Foreign and PR buyers should reference IRAS ABSD rates before underwriting.
Risks: Lease Decay, Absorption Depth, and Supply Headwinds
The honest risk picture has three pillars. Lease decay is the biggest long-horizon risk: at 99 years from 2012, you are buying into a depreciating asset by design, and the slope steepens after year 15. If your holding plan exceeds 15 years, model the Bala-curve impact carefully — the lease-decay calculator will quantify the drag. Owner-occupiers can largely shrug this off if they intend to live in the unit; investors cannot.
The second risk is 868-unit absorption depth. Large projects always have units on the resale and rental market, which means quick exits at premium pricing are difficult. If you need to sell or rent within a tight window, you may have to accept a 3–5 percent discount to clear inventory against same-project comps. The pricing pressure is structural, not cyclical.
The third risk is supply. Bidadari's HDB blocks are reaching their five-year MOP windows and will increasingly compete for value-conscious tenants. The Tre Ver, Botanique at Bartley, and Forest Woods (D19, but on the same NEL corridor) create a deep comp set that limits pricing power. Future GLS sales in the Mount Vernon Camp area would directly cannibalise the immediate sub-market. Track URA's Government Land Sales programme for forward signals on supply.
Minor secondary risks include en-bloc potential being effectively zero for the next 20–25 years (the project is too new and too large to attract collective-sale interest in any reasonable timeframe), and the standard freehold-vs-leasehold financing differential that may show up in MAS TDSR stress-test outcomes for older buyers with shorter remaining loan tenures.
Verdict: A CCL-Connected Family Estate With Bidadari Halo and Lease-Decay Math to Watch
Bartley Ridge is one of the cleaner expressions of what District 13's Bartley and Mount Vernon corridor can offer: an 868-unit Circle Line-fed estate with full condo facilities, a credible developer pedigree (Mount V Development, a HongKong Land and Frasers vehicle), and a maturing Bidadari catchment one MRT stop away. TOP-ed in 2018 on a 99-year lease from 2012, the project sits in the Rest of Central Region with roughly 85 years of remaining tenure as of 2026 — long enough for owner-occupiers but short enough that buy-and-hold investors should price in a meaningful lease-decay drag past year 15.
Our read: this is a defensible family-occupier buy where the Circle Line, NEX Mall, and primary-school catchments anchor real lifestyle value, and a credible-but-not-spectacular investor buy where 868-unit absorption depth, the Tre Ver and Botanique at Bartley overhang, and incoming Bidadari supply temper rental upside. Stress-test the numbers with the mortgage calculator and the gross-yield calculator before you sign anything.
Developer: Mount V Development — The HongKong Land × Frasers JV
Bartley Ridge was developed by Mount V Development, a joint venture between HongKong Land (Jardine Matheson group) and Frasers Property. This is a higher-than-average developer pedigree for a mass-market RCR project: HongKong Land brings prime-Central regional capital and a reputation forged in Hong Kong's premium office and residential markets, while Frasers Property contributes deep Singapore execution experience across Riverfront Residences, Seaside Residences, and the Northpoint integrated development.
The land was acquired in the 2012 Government Land Sales programme and built out to 868 units across multiple tower blocks, achieving TOP in 2018. Build quality reports from owner forums and our own walkthrough impressions point to competent — though not luxury-tier — finishes typical of the developer's mid-2010s mass-market product. Common-area maintenance has held up reasonably well into year seven of the lease, with the MCST appearing to manage the large facility footprint without notable delinquency on sinking-fund top-ups.
For prospective buyers, the developer's track record matters less here than it would for a fresh launch: the building is built, defects liability has long lapsed, and what you are buying is the as-is estate. Use the BCA CONQUAS database if you want to look up the original construction quality score before viewing.
Value: Pricing the Lease-Decay Curve Against the D13 Comp Set
Bartley Ridge transacts in a band that should be benchmarked against three reference points: peer-project comparisons are essential before committing. The closest direct comp is Botanique at Bartley (797 units, TOP 2017, also 99LH from 2013), which shares the Bartley MRT catchment and similar facilities depth. The second is The Tre Ver (729 units, TOP 2021), a younger 99LH project along the Kallang River with more contemporary specifications but a slightly different orientation toward Potong Pasir rather than Bartley. The third is the older but freehold-adjacent stock in the immediate Upper Paya Lebar pocket, which typically commands a freehold premium of 10–15 percent on PSF.
The lease-decay math is where investor buyers need to focus. At roughly 85 years remaining in 2026, Bartley Ridge sits comfortably above the Bala-curve inflection points that bite at 60 and 50 years. However, the differential against The Tre Ver's longer runway is already visible in PSF, and that gap will widen each year. Run the numbers on the lease-decay calculator to see how holding-period returns shift between a year-7 exit and a year-15 exit, and use the stamp-duty calculator to confirm your entry cost.
On rental, the 868-unit scale is double-edged. The Circle Line connection and Bidadari halo support tenant demand, but the sheer unit count means there is always supply on the market, which caps achievable rents during soft cycles. Singaporean owner-occupiers are the natural buyer here; investors should underwrite conservative occupancy and rent assumptions, and check current asking rents on the URA REALIS database before pricing the deal.
Lifestyle: Full Condo Facilities, Family-Oriented Daily Rhythm
The 868-unit footprint buys you full condo facilities: 50-metre lap pool, separate kids' pool, function rooms, gym, tennis court, BBQ pavilions, and the kind of landscaped grounds you can only afford to develop at scale. The trade-off is density — mornings at the gym and Sunday afternoons at the pool can feel busy, and lift-waiting times in the larger blocks during peak hours are a known minor friction point.
Daily lifestyle is anchored by NEX Mall one stop out at Serangoon: a Cold Storage, FairPrice Xtra, Don Don Donki, Kiddy Palace, Best Denki, and the full department-store and F&B mix. For groceries closer to home, there is a smaller FairPrice in the immediate Bartley vicinity and the upcoming Woodleigh Mall integrated development at the Bidadari node. Eating out is well-served by the Upper Serangoon hawker and coffee-shop ecosystem, with the Old Airport Road Food Centre a short drive away for foodies.
For families, the school catchment is one of the genuine selling points: Maris Stella High School (boys, primary and secondary sections), Cedar Primary School, Paya Lebar Methodist Girls' School (primary), and St. Andrew's Junior School are all within or close to the 1–2 km priority bands. The MOE Primary 1 registration framework gives priority to within-1 km applicants, which is a tangible asset for owner-occupier buyers planning ahead. Bishan-Ang Mo Kio Park and the Kallang River Park Connector network give residents accessible green space within walking distance.
Bottom Line: Yes for Family Owner-Occupiers, Conditional Yes for Patient Investors
Bartley Ridge is a credible buy for two clearly defined profiles. The first is the family owner-occupier with school-age children, where the Maris Stella / Cedar Primary catchment, full condo facilities, Circle Line access, and Bidadari halo combine into a daily lifestyle that justifies the PSF. The lease-decay drag matters less when you are consuming the asset rather than trading it, and 85 years of remaining tenure is comfortably enough for a typical 15–20 year occupation horizon.
The second is the patient investor willing to underwrite a 3.0–3.5 percent gross yield, accept the 868-unit absorption discount on exit, and plan a holding period that avoids the steepest part of the Bala curve. This is not a flip play and it is not a pure-yield play; it is a balanced total-return position that benefits from the Bidadari halo and Circle Line connectivity over a 7–12 year horizon.
For all other profiles — speculative flippers, ABSD-stacked third-property buyers, or yield-only investors who can find better numbers in Geylang, Hougang, or East Coast — the comp set offers cleaner alternatives. Run your specific scenario through the mortgage calculator, the yield calculator, and the affordability calculator, and pull the latest transaction comps from the price heatmap before you commit. As always, get the full picture from the District 13 overview and weigh Bartley Ridge directly against the peer comparison tool.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.