Botanique At Bartley

Overview & Key Facts

Botanique at Bartley is a 797-unit condominium at Upper Paya Lebar Road, developed by UOL Group — one of Singapore’s most respected developers with a track record spanning projects like Principal Garden, Clement Canopy, and The Watergardens. Completed in 2018 across nine 16–17-storey towers set within lushly landscaped grounds inspired by the concept of botanical living, Botanique has quietly earned a reputation as one of District 19’s most liveable addresses, combining excellent MRT connectivity with a serene, garden-centric environment that belies its city-fringe location.

UOL’s design philosophy is evident throughout: tower-to-tower distances stretch up to 70 metres for enhanced privacy, and over 70% of units enjoy views of the pools or landscaped gardens. The centrepiece clubhouse, perched over cascading water features in a nod to Frank Lloyd Wright’s Fallingwater, anchors a development that feels more resort than suburban housing estate. Natural marble flooring, American white oak timber in bedrooms, and Smeg kitchen appliances reflect the premium positioning that UOL brings to its projects.

At a current average of $1,972 psf, Botanique sits at the upper end of D19 OCR pricing — a premium justified by its sub-300-metre walk to Bartley MRT, proximity to the transforming Bidadari estate, and consistently strong transaction activity. The development has delivered steady capital appreciation from its launch-era $1,667 psf, though the question for incoming buyers is whether the gap to competitors like Florence Residences ($1,741 psf) and Affinity at Serangoon ($1,697 psf) leaves sufficient upside or reflects a justified quality premium.

Location & Connectivity

Botanique at Bartley occupies a privileged position at the intersection of Upper Paya Lebar Road and Bartley Road in District 19, just 280 metres from Bartley MRT station on the Circle Line — a genuine three-minute walk that places Serangoon interchange one stop away and the CBD within 25 minutes. The Circle Line’s orbital route provides connections to Bishan (North-South Line), Botanic Gardens (Downtown Line), and Holland Village without the need to transit through town, making it exceptionally versatile for cross-island commutes.

The neighbourhood is rapidly transforming. The adjacent Bidadari estate — a 10-hectare mixed-use development featuring Bidadari Park, a heritage walk, and new commercial amenities — is reshaping the precinct from a quiet residential backwater into a vibrant community hub. NEX megamall at Serangoon MRT, just one station away, provides a full complement of retail, dining, and grocery options including a Cold Storage supermarket and a FairPrice Finest.

For families, the location is strong. Maris Stella High School is approximately 500 metres away, with Bartley Secondary at 580 m and Red Swastika School at 630 m. Cedar Primary and Paya Lebar Methodist Girls’ Primary are within 1.1 km. Vehicle owners benefit from easy access to the CTE and PIE, putting Orchard Road within a 15-minute drive. The walkability score of 63/100 reflects improving but still developing local amenities — the Bidadari transformation will likely push this score higher over the coming years.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

Botanique’s facilities are anchored by a striking clubhouse designed to evoke Frank Lloyd Wright’s Fallingwater, cantilevered over a cascading water feature that flows into the development’s garden trail system. The 50-metre hilltop lap pool is the centrepiece, complemented by a family pool, children’s splash pool, a wellness pool with aquatic gym, and a jacuzzi spa. The organic wellness concept extends to a forest stream feature, landscape islands, and garden trails that wind through the grounds — a genuine botanical experience that justifies the development’s name.

Active residents have a full-sized tennis court, a well-equipped gymnasium, a fitness alcove with outdoor stations, and a children’s playground integrated into the landscaped grounds. Social facilities include a function room within the clubhouse and multiple BBQ pavilions. Sky gardens on upper floors offer elevated greenery and quiet retreats. For a 797-unit development, the facilities are comprehensive without feeling overcrowded — UOL’s generous 216,000 sq ft site ensures ample space per resident.

“The pool area and clubhouse are genuinely beautiful — the Fallingwater-inspired design looks incredible at dusk with the water features lit up. After eight years, the landscaping has matured beautifully and the grounds look even better than at TOP. The gym could be bigger for 797 units, but it’s well-maintained.”

— Owner-occupier, Tower 5, since 2019

Unit Sizes & Layout

Botanique offers a well-curated mix of one- to four-bedroom units across its nine towers. UOL’s signature flexi-layout concept allows selected units to be reconfigured — a versatile touch that appeals to investors seeking a compact configuration and families who want an additional room. Three-bedroom units feature a universal room that can serve as a study, nursery, or helper’s room depending on the household’s needs. The development also includes loft units on the top floor of each tower, offering double-height living spaces with mezzanine levels.

Interior finishes reflect UOL’s premium positioning: natural marble flooring in living and dining areas, American white oak timber in bedrooms, Smeg kitchen appliances with matching colour palettes, and Keramag bathroom fittings. Ceiling heights are a standard 2.8 m, rising to double-height in the loft units. Build quality from UOL is consistently well-regarded, with residents noting that the development looks remarkably well-maintained for its age. Over 90% of units have clear frontal views, a direct result of the generous tower spacing.

Pricing & Market Position

Across 301 recorded transactions (all-time), sale prices range from $738,000 to $2,508,888, averaging $1,309,887.

Over the last 12 months, transactions averaged $2,036 psf.

Rents range from $1,350 to $6,000 per month across 758 rental transactions. Current rental yield sits at approximately 3.2%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at BOTANIQUE AT BARTLEY 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 32% (from $1,571 to $2,073 psf).

Neighbourhood Comparison

Within the Bartley–Serangoon corridor, Botanique at Bartley ($1,972 psf) occupies the premium tier. Florence Residences ($1,741 psf), a 1,410-unit development at Hougang Avenue 2, offers a lower quantum and newer TOP (2023) but sits 600 m from Kovan MRT rather than Botanique’s 280 m from Bartley. Affinity at Serangoon ($1,697 psf) provides even more affordable entry with a 2023 TOP, though its location near Serangoon North Avenue 1 lacks the MRT walkability that defines Botanique’s appeal.

The freehold Chuan Park site, currently being redeveloped after a $890 million en-bloc sale, will eventually re-enter the market at an estimated $2,500+ psf — which may paradoxically support Botanique’s values by resetting the district’s pricing benchmark. Bartley Vue ($2,596 psf, freehold), a boutique 115-unit project also near Bartley MRT, demonstrates the premium that freehold tenure commands in this locale, making Botanique’s leasehold pricing look relatively reasonable by comparison.

For buyers weighing Botanique against ECs in Punggol or Sengkang, the $275 psf premium buys significantly better MRT access, a more central location, and UOL’s superior build quality — a gap that many upgraders have concluded is worth paying.

Lease Decay Analysis

The 99-year lease runs from 2014, meaning approximately 12 years have already been consumed. Roughly 87 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 ~77 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates BOTANIQUE AT BARTLEY across multiple dimensions.

What Residents Say

“We moved here from a Toa Payoh HDB and the difference is night and day. The grounds are gorgeous — my kids call it the jungle condo because of all the greenery. Bartley MRT is genuinely three minutes away, and with NEX one stop at Serangoon, we rarely need to drive. The only thing missing nearby is a proper hawker centre, but Bidadari should fix that.”

— Owner-occupier, three-bedroom flexi unit, 5 years

“I’ve been renting out my two-bedder since TOP and occupancy has been near-100%. Tenants love the MRT proximity and the grounds. Yield is decent at around 3.3%, not spectacular but very consistent. The Smeg kitchen and marble flooring help justify asking rents above comparable units in Florence Residences.”

— Investor-owner, two-bedroom unit

“The condo is well maintained and still looks like it just TOPed, which says a lot about UOL’s build quality. My one gripe is the gym — it’s a bit small for almost 800 units, and during peak evening hours you sometimes have to wait for machines. The 50-metre pool more than makes up for it though.”

— Tenant, one-bedroom unit, 2 years

Strengths & Weaknesses

Verdict

Botanique at Bartley is a textbook example of what happens when a quality developer chooses a quality location and executes with care. UOL’s botanical concept has aged beautifully — the mature landscaping, Fallingwater-inspired clubhouse, and premium finishes create a living environment that punches above its D19 OCR address. The 280-metre walk to Bartley MRT is among the shortest in the district, and the transforming Bidadari estate next door represents a genuine amenity catalyst that will keep improving the neighbourhood for years to come.

At $1,972 psf, Botanique commands a clear premium over nearby competitors. Florence Residences ($1,741 psf) is newer but further from MRT, while Affinity at Serangoon ($1,697 psf) offers a lower entry point with a less established track record. The freehold Chuan Park, currently undergoing en-bloc redevelopment at $2,596 psf, will eventually introduce new competition at a significantly higher price point. Botanique’s PSF trajectory — from $1,667 to $1,972 over seven years — represents solid, steady appreciation without the volatility of speculative launches.

The main consideration is the 99-year lease, which commenced in 2014 and has 87 years remaining. This is comfortable territory for CPF and financing, but buyers with a 20-year-plus holding horizon should factor lease decay into their exit planning. With 797 units, en-bloc potential is limited, making this fundamentally a home to live in and enjoy rather than a collective-sale play. For families and professionals seeking a well-built, nature-themed home minutes from the Circle Line, Botanique remains one of D19’s most compelling options.