Daintree Residence
Overview & Key Facts
Daintree Residence is a 327-unit condominium developed by S P Setia International along Toh Tuck Road in the Bukit Timah corridor of District 21, completed in 2022 on a 99-year lease from 2018. Named after the world’s oldest tropical rainforest in Australia, the development embraces a nature-centric design philosophy that sets it apart in a district known for heritage and greenery. The 12 low-rise blocks of 5 storeys each are arranged across the site with generous spacing, creating a village-like atmosphere that feels remarkably tranquil for an urban condominium.
The development’s standout feature is its 330-metre Treetop Walk — approximately 35,000 sqft of elevated communal space that winds through the development’s canopy, connecting amenity pods and creating a rooftop garden network unlike anything else in the Bukit Timah belt. S P Setia also invested heavily in smart home technology, with every unit featuring biometric door locks, smart doorbells with cameras, and IP surveillance cameras as standard — a level of integrated technology that was ahead of its time for a 2018-vintage project.
At an average of approximately $2,040 psf with a gross rental yield around 3.3%, Daintree Residence occupies the mid-to-upper range of the District 21 leasehold market. The development was the first condo to launch after the July 2018 cooling measures and performed respectably, selling 50 of 80 launched units on its opening weekend. With approximately 91 years of lease remaining, it sits comfortably in the sweet spot for CPF usage and long-term financing. Beauty World MRT on the Downtown Line is approximately a 10-minute walk away, providing the Bukit Timah connectivity that drives demand in this corridor.
Location & Connectivity
Daintree Residence sits along Toh Tuck Road, a residential artery that runs parallel to the Bukit Timah corridor. Beauty World MRT on the Downtown Line is the nearest station, approximately 800 m away — a 10-minute walk that is comfortable for most but does not qualify as doorstep MRT access. The walk takes residents through a mix of residential streets and the Toh Tuck commercial area, passing by local eateries and shops that add neighbourhood character to the daily commute.
The Bukit Timah amenity ecosystem serves Daintree Residence well. Beauty World Centre, Bukit Timah Shopping Centre, and the upcoming Beauty World integrated development provide retail and dining options. The Bukit Timah Market and Food Centre is a short drive away, and the Toh Tuck area has its own cluster of local eateries and coffee shops. For comprehensive shopping, Clementi Mall and the Jurong East mega-mall cluster are a 10-minute drive via the PIE.
Families will appreciate the school catchment that makes District 21 so desirable. Methodist Girls’ School, Pei Hwa Presbyterian Primary, Hwa Chong Institution, and National Junior College are all within the broader Bukit Timah school belt. Drivers should note that Jalan Jurong Kechil near the PIE exit tends to experience heavy traffic during peak hours — a congestion pinch point that can add 10–15 minutes to morning commutes if timing is poor.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | Within 1 km |
| Ngee Ann Polytechnic | tertiary | Within 1 km |
| Henry Park Primary School | primary | ~1.3 km |
| Singapore University of Social Sciences | tertiary | ~1.4 km |
| Australian International School | international | ~2.0 km |
Facilities
Daintree Residence packs an impressive 50 named facilities into its 327-unit footprint — a generous ratio by any standard. The centrepiece is the 330-metre Treetop Walk, an elevated walkway that connects rooftop gardens, yoga decks, and viewing platforms across the development’s five-storey blocks. Below, the facilities include an infinity pool, jacuzzi, gymnasium, steam rooms, a fitness station, tennis court, and children’s play areas. A games station, yoga deck, and multiple landscaped gardens provide quieter communal spaces. The nature-themed landscaping is dense and mature, creating genuine shade and biodiversity within the development.
“Peaceful, fresh air, and a nice quaint place to live. The rooftop garden gives you the option to take strolls after dinner in privacy. The Rail Corridor and parks nearby are great for runners. It feels like living in a nature retreat rather than a suburban condo.”
— Resident review, 99.co (2024)
The smart home integration extends beyond the individual units into the common areas, with app-controlled access and automated lighting in shared spaces. The 24-hour security includes biometric access at key entry points. The low-rise, spread-out layout means that facilities are distributed across the site rather than concentrated in a single zone — a design choice that reduces crowding at any single point but requires more walking between amenity clusters. Maintenance is well-managed by the MCST, and the landscaping has matured beautifully in the four years since completion, with the canopy trees providing the green immersion that S P Setia envisioned.
Unit Sizes & Layout
Daintree Residence offers 327 units ranging from 1-bedroom (603 sqft) to 4-bedroom (1,485 sqft) configurations across 12 five-storey blocks. The unit sizes are competitive for a 2018-era new launch, with the 3-bedroom units at approximately 1,055 sqft offering genuine family-sized living space. The 1-bedroom units at 603 sqft are compact but efficiently planned, targeting singles and investors. The low-rise, five-storey format means no unit is more than four floors from ground level — a feature that appeals to families with young children or elderly members who prefer minimal lift dependency.
Layouts are clean and functional, with S P Setia’s Malaysian heritage showing in the practical kitchen designs and efficient bedroom proportions. Enclosed kitchens in the larger units cater to the cooking-intensive lifestyle common among Bukit Timah families. The low-rise configuration allows for generous window-to-wall ratios and natural cross-ventilation, reducing air conditioning dependency. Most units enjoy greenery views given the dense landscaping, though stacks closer to Toh Tuck Road will experience some road noise during peak hours. Upper-floor units in the blocks furthest from the road offer the best combination of quiet living and garden views.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 16 | $2,027 | $1,334,238 |
| 2 BR | 47 | $2,019 | $1,496,188 |
| 3 BR | 20 | $1,962 | $2,155,330 |
| 4 BR | 3 | $1,982 | $3,078,807 |
Pricing & Market Position
Based on 86 recorded transactions, sale prices range from $961,557 to $3,350,000, averaging $1,674,554 (~$2,037 psf).
Rents range from $1,850 to $8,000 per month across 142 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 16.7% (from $1,740 to $2,031 psf).
Neighbourhood Comparison
Daintree Residence competes most directly with Mayfair Gardens (2022, 99yr, ~$1,900 psf) and Mayfair Modern (2022, 99yr, ~$1,850 psf), both by Oxley Holdings on Rifle Range Road. The Mayfair pair offers closer MRT access (300 m to King Albert Park) and distinctive architectural themes, but at a more compact site with fewer facilities. Daintree’s nature-immersive design and Treetop Walk are unique differentiators that neither Mayfair project can match. Buyers choosing between these developments are essentially selecting between DTL doorstep access (Mayfair) and nature-centric lifestyle (Daintree).
Looking ahead, Reserve Residences (integrated with Beauty World MRT) and The Linq @ Beauty World represent the next generation of Bukit Timah competition at significantly higher PSF pricing ($2,400+). Daintree’s $2,040 psf average now sits as a value alternative to these newer launches, offering comparable school catchment and DTL connectivity at a meaningful discount. For buyers who accept that Daintree will not match the integrated-development convenience of Reserve Residences but appreciate the nature-first design at a lower price point, the value proposition is clear.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| DAINTREE RESIDENCE | 99 yrs lease commencing from 2017 | 2021 | 327 | $2,037 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 2017, meaning approximately 9 years have already been consumed. Roughly 90 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~90 years | Full bank financing available |
| 2047 | ~69 years | CPF usage still unrestricted for most buyers |
| 2056 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2076 | ~39 years | Significant financing restrictions for next buyer |
| 2116 | 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 ~80 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates DAINTREE RESIDENCE across multiple dimensions.
What Residents Say
“We chose Daintree specifically for the nature theme and low-rise format. Living here feels different from any other condo we’ve experienced in Singapore. The rooftop walk is our evening ritual, and the kids love exploring the gardens. It’s peaceful without feeling isolated.”
— Owner review, StackedHomes (2024)
“Nice modern facilities in a quiet part of Toh Tuck. Good value compared to the upcoming Reserve Residences and 8@BT which are priced much higher. The smart home features work well and the biometric lock is very convenient.”
— Resident review, 99.co (2024)
“The walk to Beauty World MRT is longer than expected, especially in the rain. Toh Tuck Road traffic during rush hour is painful. If you work downtown and don’t drive, factor in a 40+ minute commute. The condo itself is lovely but the location is not as convenient as the marketing suggests.”
— Tenant feedback, PropertyGuru (2023)
Strengths & Weaknesses
- 330-metre Treetop Walk — unique rooftop communal space in Bukit Timah
- Nature-immersive design with dense, mature landscaping
- Smart home standard: biometric locks, video doorbell, IP cameras
- 50 named facilities — generous ratio for 327 units
- Low-rise 5-storey blocks with village-like atmosphere
- Fresh 99-year lease from 2018 (~91 years remaining)
- Bukit Timah school catchment: MGS, Hwa Chong, NJC within radius
- Rail Corridor and Bukit Timah Nature Reserve walkable
- Good natural ventilation from low-rise cross-ventilation design
- Beauty World MRT approximately 800m away — 10-minute walk
- Toh Tuck Road traffic congestion during peak hours
- At ~$2,040 psf, faces competition from newer launches at higher prices
- No covered walkway to MRT — exposed to rain
- Some road noise for stacks closest to Toh Tuck Road
- Five-storey height means no panoramic views
- Gross yield at 3.3% is moderate for the price point
- Initial take-up was slow — 40% sold by mid-2020
- Competition from Reserve Residences at Beauty World MRT
Verdict
Daintree Residence occupies a distinctive niche in the Bukit Timah condominium market: a nature-immersive, technology-forward development that delivers a lifestyle experience meaningfully different from the typical high-rise tower format. The Treetop Walk, the dense landscaping, and the smart home integration create a living environment that appeals to buyers who value experiential quality over pure location metrics. It is not the cheapest, the tallest, or the closest to the MRT — but it is one of the most characterful developments in District 21.
The trade-offs are real. The 10-minute walk to Beauty World MRT is manageable but not convenient in tropical heat and rain, and the Toh Tuck Road traffic congestion during peak hours can frustrate drivers. At $2,040 psf on a 99-year lease, Daintree competes with developments that offer either fresher leases (like the upcoming Reserve Residences at Beauty World) or freehold tenure at comparable pricing. The competition from newer launches in the Bukit Timah belt is a factor that may moderate capital appreciation in the medium term.
For own-stay buyers who genuinely value nature proximity, low-rise living, and smart home convenience, Daintree Residence delivers on its design promise in a way that few competitors match. The 91-year remaining lease is comfortable for long-term holding, and the Bukit Timah school catchment provides structural demand support. Investors should note that the 3.3% yield is moderate, and the focus here is lifestyle premium rather than cash-flow optimisation. A 10–15 year holding period allows the Bukit Timah area transformation — including the Beauty World integrated development — to mature and potentially lift the neighbourhood baseline.