Botanique At Bartley
Location & Connectivity
Botanique at Bartley fronts Upper Paya Lebar Road, placing it inside District 19 alongside Serangoon, Hougang, and the broader north-east residential belt. The defining infrastructure asset is Bartley MRT on the Circle Line (CC12) — a roughly 5-minute walk from the development's main gate. One stop east reaches Serangoon interchange and NEX Mall (Singapore's largest suburban mall by NLA); one stop west reaches Marymount and the Bishan interchange node, giving access to the North-South Line and a 15-minute commute to Orchard.
Road connectivity is similarly strong. The PIE entry at Paya Lebar Road puts Changi Airport within 15-20 minutes off-peak; CTE access via Braddell Road reaches the CBD in 20-25 minutes outside congestion windows. The Upper Paya Lebar food belt — Chomp Chomp Food Centre, the old-school zi char clusters around Upper Serangoon Road, and the cafe spillover from Maris Stella catchment — gives residents a F&B density that newer Bidadari and Tengah projects cannot match for another decade.
Schools materially shape the catchment narrative. Maris Stella High (within 1km), Cedar Primary, St. Gabriel's Primary/Secondary, and Paya Lebar Methodist Girls' all sit within the practical school-bus radius. This concentration of established schools is the single largest demand driver from young-family buyers, and it is structurally difficult to replicate in newer estates. The school halo here is real and pricing-relevant — see proximity premium analysis for how to quantify it.
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.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | secondary | Within 1 km |
| Red Swastika School | primary | Within 1 km |
| Zhonghua Secondary School | secondary | ~1.4 km |
| Zhonghua Primary School | primary | ~1.4 km |
| Paya Lebar Methodist Girls' School | secondary | ~1.6 km |
| Montfort Junior School | primary | ~1.6 km |
| Cedar Girls' Secondary School | secondary | ~1.7 km |
| Cedar Primary School | primary | ~1.7 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 47 | $1,738 | $860,721 |
| 1 BR | 94 | $1,706 | $1,038,105 |
| 2 BR | 90 | $1,863 | $1,405,988 |
| 3 BR | 53 | $1,874 | $1,968,678 |
| 4 BR | 1 | $1,644 | $2,230,000 |
Pricing & Market Position
Based on 285 recorded transactions, sale prices range from $738,000 to $2,508,888, averaging $1,302,262 (~$2,022 psf).
Rents range from $1,350 to $6,000 per month across 728 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 35.3% (from $1,571 to $2,125 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BOTANIQUE AT BARTLEY | 99 yrs lease commencing from 2014 | 2018 | 797 | $2,022 |
| 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 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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~87 years | Full bank financing available |
| 2044 | ~69 years | CPF usage still unrestricted for most buyers |
| 2053 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2073 | ~39 years | Significant financing restrictions for next buyer |
| 2113 | 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 ~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
Investment Analysis
Botanique at Bartley's investment profile is best understood through three lenses: rental yield, capital appreciation, and lease-decay timing. On rental yield, OCR projects with strong MRT access typically clear 2.8-3.4% gross — the CCL premium pulls Botanique toward the upper end of that band, but the 797-unit count means rental supply is non-trivial and asking rents face peer competition from within the development itself. Run a rental yield calculation with current asking rents and you'll see net yields after MCST and property tax compress to 2.0-2.5% — adequate for leverage-positive holds, modest for cash investors.
Capital appreciation since TOP (2018) has tracked the broader OCR resale index — meaningful but unspectacular, with the 2021-2022 reopening rally being the major upcycle. Forward returns will depend heavily on the Bidadari and Macpherson supply pipelines: as those projects TOP and enter resale, Botanique's relative value proposition (mature schools, established F&B, CCL access) versus newer-but-pricier neighbours will be tested. The district price heatmap shows where the pricing pressure points sit.
Lease decay is not yet a near-term concern. With ~87 years remaining as of 2026, the project is still in the lease-decay-irrelevant zone — Bala's curve effects typically don't bite meaningfully until the lease drops below 70 years (roughly 2043 for Botanique). That gives current buyers a 15-17 year window of lease-neutral appreciation before depreciation modelling becomes the dominant valuation lens. Use the lease decay calculator to stress-test exit-year assumptions.
Buyer Stamp Duty and Additional Buyer Stamp Duty calculations for second-property and foreign buyers materially shift the after-tax return profile. The ABSD calculator and the breakeven timeline tool are the right starting points for sizing total holding-period IRR.
Key Risks & Considerations
1. Supply absorption from 797-unit inventory. Whenever multiple owners list concurrently — typically in tax-loss harvest windows or after MAS rate moves — Botanique's resale PSF flattens for 3-6 months while inventory clears. Buyers who need quick exits should price this absorption tax into entry-PSF discipline. Use the breakeven tool to model holding-period sensitivity to a 6-12 month soft window.
2. Macpherson and Bidadari pipeline pressure. The 2023-2027 launch and TOP pipeline within a 2-3km radius adds thousands of competing units, several with integrated commercial or superior new-build amenity. Botanique's relative value proposition holds for school-catchment buyers but faces real PSF pressure from yield-focused or amenity-focused buyers comparing apples to apples on price-per-foot.
3. OCR yield ceiling. Gross yields here are unlikely to break through 3.5% under base-case conditions, and the 797-unit rental supply means any individual owner has limited pricing power. Pure cashflow investors should look at smaller, MRT-adjacent CCR or RCR boutique projects where yield compression is structurally less severe.
4. Lease-decay timing for long-hold investors. Buyers planning 20+ year holds need to model the 2040s lease-curve transition. At ~67 years remaining in 2046, financing terms and resale liquidity begin to tighten. The lease decay model shows where the curve bites.
5. Concentration in Upper Paya Lebar corridor. A buyer who already owns property in Serangoon, Hougang, or the broader north-east is adding geographic concentration. Diversification considerations matter for portfolios above three properties.
Editorial Verdict
Botanique at Bartley sits in District 19's Upper Paya Lebar pocket as a 797-unit UOL flagship project on a 99-year lease from 2014 — leaving roughly 87 years of runway as of 2026. TOP'd in 2018, this is a mature OCR development that has cleared its absorption hurdle and now trades on resale fundamentals: Bartley MRT on the Circle Line, the Upper Paya Lebar food belt, and a family-school halo anchored by Maris Stella and Cedar Primary.
The investment thesis hinges on three legs. First, UOL pedigree — the developer's reputation for landscape-led design and managed estates supports premium pricing versus generic OCR stock. Second, CCL connectivity gives one-stop access to Serangoon (NEX Mall) and Bishan interchanges, materially improving rentability for tenant profiles that work in CBD-adjacent nodes. Third, the 99-year lease purchased fresh in 2014 still has decades before lease-decay anxieties pressure resale spreads — buyers today are not yet underwriting depreciation aggressively.
Against that, three risks deserve sober weighting. The 797-unit count is large enough that resale absorption stays elevated whenever multiple owners list simultaneously, capping short-term price discovery. Macpherson and Bidadari supply pipelines continue to add modern alternatives within a 2km radius, diluting scarcity. And OCR gross yields here typically sit in the 2.8-3.4% band — respectable for a CCL-adjacent project, but well below the 4%+ that pure cashflow investors seek. For owner-occupiers prioritising school catchment, MRT access, and a managed UOL estate, the value proposition holds. For yield-first investors, heatmap comparisons against newer launches will sharpen the trade-off.
Developer & Build Quality
UOL Group is one of Singapore's tier-one developers, with a track record that includes The Tre Ver, Avenue South Residence, Amber Park, and Clavon. The house style emphasises landscape-led masterplanning, thoughtful unit layouts (efficient bay widths, minimal odd-shape rooms), and managed estates where common-area maintenance does not visibly degrade in the first decade. Botanique at Bartley was positioned as a flagship OCR launch when it released in 2015 — UOL invested in the landscape architecture (the development name is not accidental) and in tropical-modernist facade treatments that have aged better than most 2015-vintage launches.
The 797-unit count spans 1-4 bedroom typologies plus penthouses, with the bulk of inventory in 2BR and 3BR — the sweet spot for both rental demand and family upgraders. Common-area amenities follow UOL's playbook: 50m lap pool, function rooms, multiple BBQ pavilions, gym, tennis court, and the signature botanical landscaping that gives the development its name. After eight years of occupation, owner-reported MCST management has been broadly positive, with sinking-fund reserves at conventional levels and no major facade or M&E remediation episodes — a meaningful contrast to several 2014-2016 vintage launches now facing first-cycle capex surprises.
For build quality, the Government Building Quality Mark (CONQUAS) score is typical of UOL projects in this era — above-segment average but not exceptional. Practically, this means buyers should expect tight finishes, no widespread defect complaints in resale FB groups, and resale units that show their age primarily through owner-installed reno choices rather than developer-fault depreciation.
Comparable Projects
Three peer comparisons sharpen the Botanique thesis. The closest sibling is Bartley Ridge — a 99LH 2013 launch, 868 units, TOP 2016, also fronting Upper Paya Lebar Road and sharing the Bartley MRT catchment. Bartley Ridge is two years older on the lease clock and slightly larger, but materially comparable on access and school catchment. Resale PSF between the two tracks closely; the spread is usually within 3-5% and oscillates based on inventory mix and unit floor distribution. Use the comparison tool to layer in current asking PSF and yield side-by-side.
The second peer is Stars of Kovan — 99LH 2014, 390 units, TOP 2018, fronting Upper Serangoon Road one MRT stop further north-east on the North-East Line at Kovan. Smaller unit count creates marginally better resale absorption, and the integrated commercial podium adds tenant convenience. The trade-off: Kovan station (NEL) does not offer the CCL's interchange depth, and the school catchment is weaker. Stars of Kovan typically trades at a 4-7% PSF discount to Botanique, which the market interprets as fair compensation for the connectivity and school-halo gap.
The third reference point is the Bidadari new-launch cohort — projects like Park Colonial, The Woodleigh Residences, and Bartley Vue. These trade at meaningful PSF premiums over Botanique resale (typically 15-25%) on the strength of newer build, fresh 99-year leases, and the Bidadari masterplan amenity. For a young-family buyer choosing between resale Botanique and a Bidadari new launch, the decision frequently turns on cash-vs-leverage profile and school catchment timing rather than pure PSF — the ABSD and total acquisition cost stack often makes mature resale the better arithmetic despite the older lease.
Buyer Recommendation
Best fit: Young families prioritising school catchment, CCL connectivity, and a managed UOL estate — owner-occupiers buying for 7-12 year holds aligned to children's school cycles will extract the most value from Botanique's structural strengths (Maris Stella, Cedar, St. Gabriel's all within practical radius) while staying clear of the lease-decay window.
Acceptable fit: Leverage-positive investors comfortable with 2.0-2.5% net yields who want exposure to a defensive OCR asset with strong MRT access. The 87-year lease runway, UOL management quality, and CCL connectivity make Botanique a reasonable long-hold core position, particularly when paired with higher-yield assets elsewhere in the portfolio.
Poor fit: Pure cashflow investors targeting 4%+ net yields, short-hold speculators expecting 12-24 month flip premiums, and buyers seeking new-build amenity (smart-home, EV charging density, integrated retail) that mature 2018-TOP projects structurally cannot match.
Action items before committing: (1) Run current asking-PSF against the district heatmap to verify entry discipline. (2) Stack total acquisition cost using the ABSD calculator if this is a second property. (3) Side-by-side Bartley Ridge and the Bidadari cohort via the comparison tool. (4) Verify primary-school catchment with current MOE 1km/2km registration data for the cohort year. (5) Check MCST AGM minutes for the past two cycles to confirm sinking-fund health and any capex flags. (6) Reference URA caveats and URA Realis for last-12-month transaction depth before fixing a bid.
For broader OCR market context, the MAS property statistics, SingStat real estate data, and IRAS stamp duty schedules are the authoritative reference sources for any decision of this size.