Bartley Ridge

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.

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.

Pricing & Market Position

Across 280 recorded transactions (all-time), sale prices range from $670,000 to $3,880,000, averaging $1,448,737.

Over the last 12 months, transactions averaged $2,008 psf.

Rents range from $1,062 to $10,000 per month across 1,142 rental transactions. Current rental yield sits at approximately 2.6%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at BARTLEY RIDGE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 37.8% (from $1,476 to $2,034 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.

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.

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

Strengths & Weaknesses

Verdict

Bartley Ridge is the dependable workhorse of District 13’s condominium market. It does not dazzle with architectural ambition or resort-scale facilities, but it delivers exactly what most buyers need: excellent MRT access (Bartley station 210 m), a strong school catchment (Bartley Secondary 460 m, Maris Stella within walking distance), a proven appreciation trajectory ($1,583 to $2,056 psf over its resale history), and the build quality of a CDL/Hong Leong joint venture that has aged gracefully through its first decade.

At $1,953 psf, Bartley Ridge offers a 12% discount to Park Colonial ($2,133) and an 11% discount to Woodleigh Residences ($2,223) — both newer, Circle Line-adjacent developments with more contemporary facilities but unproven long-term track records. The 2.67% yield is modest but stable, and the 868-unit scale ensures liquidity that smaller boutique developments cannot match. The Bidadari estate buildout represents an upcoming catalyst: as the new town’s retail, hawker, and community facilities come online, Bartley Ridge’s neighbourhood score will improve measurably.

The principal risk is the lease: with 85 years remaining (from 2012), the 99-year tenure is starting to enter the zone where lease-conscious buyers become cautious. Bartley Ridge is now ten years old, and while the physical asset is well-maintained, the lease clock is a structural drag on long-term appreciation that newer 99-year launches (with 97+ years remaining) do not face. For buyers seeking a five-to-fifteen-year hold with steady rental income and moderate appreciation upside, Bartley Ridge remains one of District 13’s strongest plays. For a 25+ year horizon, the lease warrants careful consideration.