Crystal Heights
Crystal Heights is a freehold condominium in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town), within Singapore's Rest of Central Region (RCR). The development was completed in 2010 and comprises 17 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
CRYSTAL HEIGHTS is a freehold condominium at PASIR PANJANG HILL in District 5 (RCR), developed by GREENLAND DEVELOPMENT PTE LTD, comprising 17 units, completed in 2010.
Location & Connectivity
CRYSTAL HEIGHTS is approximately 400m from Haw Par Villa MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Haw Par Villa | Circle Line | 400m |
| Pasir Panjang | Circle Line | 870m |
| Kent Ridge | Circle Line | 1.3 km |
Schools & Education
3 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | International | 1.2 km |
| National University of Singapore | Tertiary | 2 km |
| Alexandra Primary School | Primary | 2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,569 psf | $1,250,000 |
| 3 BR | 2 | $1,215 psf | $1,275,000 |
| 4 BR | 1 | $1,315 psf | $2,350,000 |
Market Position
CRYSTAL HEIGHTS has recorded 4 sales at an average price of $1,537,500.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at CRYSTAL HEIGHTS 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:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $3,500/mo | $1,250,000 | 3.36% | $280/mo |
| 3 BR | $4,569/mo | $1,275,000 | 4.30% | $358/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,215 psf | — |
| 2023 | 1 | $1,315 psf | ↑ 8.3% |
| 2024 | 1 | $1,569 psf | ↑ 19.3% |
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The latest reading marks the highest point in this series — CRYSTAL HEIGHTS prices have climbed 29.2% since 2021.
Price Index Check
The ShiokNest Price Index for District 5 reads 134.8 as of June 2026 — down 5.5% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,858 psf | 6241 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1433 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1428 |
| ELTA | 99 yrs lease commencing from 2024 | $2,557 psf | 413 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 384 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 17-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, international school families, tertiary student housing and yield-focused investors. Located ~405m from Haw Par Villa MRT, this property is a comfortable daily walk for transit commuters.
For long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
It is a weaker fit for short-term flippers (<5 yr) — other options likely serve them better. TOP 2010 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
CRYSTAL HEIGHTS is a freehold development in District 5 (RCR), with 17 units, offering a gross yield of 3.3%.
Explore the full CRYSTAL HEIGHTS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CRYSTAL HEIGHTS against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (2 km away), an upgrader gap of about $650,000
FAQ
What is the average PSF for CRYSTAL HEIGHTS?
Is CRYSTAL HEIGHTS freehold?
What is the rental yield for CRYSTAL HEIGHTS?
Which MRT is nearest to CRYSTAL HEIGHTS?
Sources & Next Steps
- CRYSTAL HEIGHTS Dashboard — Live charts and analytics
- URA — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 transactions
- Rental data: 13 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2024 · 4 records analysed · Source: URA private-sale caveats