Forett@bukit Timah

Overview & Key Facts

Forett at Bukit Timah is a 633-unit freehold condominium along Toh Tuck Road in District 21, developed by Qingjian Realty on the site of the former Goodluck Garden. Completed in 2024, the development comprises 9 low-rise blocks of 5 storeys and 4 high-rise blocks of 9 storeys — a gentle, undulating profile designed to sit harmoniously within Bukit Timah’s lush residential fabric. Its freehold tenure in one of Singapore’s most coveted districts is the headline proposition, and the market validated it: all 633 units are sold.

The development takes its design cues from the surrounding nature corridor. Toh Tuck Road sits between Bukit Batok Nature Park and Bukit Timah Nature Reserve, and Qingjian’s landscape architects have leaned into that positioning with extensive tropical greenery, water features, and low-density layouts that favour open sight lines over tower density. At an average PSF of $2,321 and a trailing yield of 2.67%, Forett occupies a distinctive niche: a freehold nature-enclave offering in Bukit Timah that trades at a meaningful discount to the nearby Reserve Residences ($2,494) and Pinetree Hill ($2,485).

But Forett’s nature-retreat positioning comes with a significant trade-off. Its walkability score of 30 out of 100 is among the lowest on our platform, and Beauty World MRT is a full kilometre away. This is emphatically a car-dependent address — a fact that prospective buyers must weigh honestly against the allure of freehold Bukit Timah at a sub-$2,400 PSF entry point.

Location & Connectivity

Forett at Bukit Timah is located along Toh Tuck Road, a quiet residential artery that connects Upper Bukit Timah Road to the PIE. Beauty World MRT on the Downtown Line is the nearest station at approximately 1.0 km — a realistic 12–15 minute walk that includes a stretch with limited sheltered walkways. This MRT distance is the development’s single most debated attribute. The Downtown Line does provide direct access to Botanic Gardens, Newton, Bugis, and the CBD, and an 8-minute walk from Forett’s side gate to Beauty World exit C is achievable at a brisk pace, but most residents will default to driving, ride-hailing, or the feeder buses along Upper Bukit Timah Road.

That said, the neighbourhood rewards those with wheels. Bukit Timah Food Centre (1.5 km) serves some of the west’s best hawker fare, and the late-night eateries along Cheong Chin Nam Road and Jalan Jurong Kechil are a short drive away. Beauty World Centre and the upcoming Beauty World integrated development will add retail, community, and transport amenities within the next few years. For groceries, the FairPrice at Beauty World is the nearest option.

The school situation is respectable but not within the coveted 1 km band. Henry Park Primary is 1.55 km away, Pei Hwa Presbyterian Primary about 1.3 km, and the cluster of top schools — Nanyang Girls’, Raffles Girls’ Primary, Hwa Chong Institution — sits further up Bukit Timah Road at roughly 2–3 km. Ngee Ann Polytechnic (1.23 km) and Anglo-Chinese Junior College (1.12 km) are the nearest tertiary options. For expressway connectivity, the PIE is accessible within 3 minutes, and the BKE interchange is a 5-minute drive north.

Schools & Education

Facilities

Forett’s 633 units are spread across a generous site, and the low-rise, low-density layout means the facilities never feel cramped. The centrepiece is a 50-metre lap pool complemented by a 30-metre secondary pool, a wading pool, and landscaped sun decks. A fully equipped gymnasium, tennis court, clubhouse, and sky pavilion serve the standard recreational needs. The development also features a karaoke room, theatrette, BBQ pavilions, and multiple landscape gardens threaded through the blocks. The green-roof design on the centre block incorporates cabana lounges and relaxation corners that take advantage of the low-rise setting — a genuine differentiator from the pool-deck-on-level-3 formula of most high-rise launches.

“The pools are excellent — the 50m lap pool is rarely crowded because the development is low-rise and spread out. We swim every morning. The green roof cabanas are a hidden gem for reading on weekends. The tennis court is well-maintained too. Compared to high-rise condos, it feels like a resort.”

— Resident since 2024, PropertyGuru review

Unit Sizes & Layout

Forett offers an unusually wide selection of 87 floor plan types ranging from 1-Bedroom + Study (474 sq ft) to 5-Bedroom Suites (1,884 sq ft). The diversity reflects Qingjian’s strategy to cast a wide net across buyer demographics — from singles and couples in compact 1-bedders to multi-generational families in the largest configurations. The 2-Bedroom and 3-Bedroom units form the bulk of the mix and generally receive positive feedback for their efficient layouts and natural ventilation. Ceiling heights are standard at 2.8 metres, and most units enjoy cross-ventilation thanks to the low-rise block design.

Pricing & Market Position

Across 358 recorded transactions (all-time), sale prices range from $900,000 to $4,300,000, averaging $1,790,470.

Over the last 12 months, transactions averaged $2,333 psf.

Rents range from $2,600 to $12,500 per month across 285 rental transactions. Current rental yield sits at approximately 2.7%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at FORETT@BUKIT TIMAH 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 17.5% (from $2,034 to $2,390 psf).

Neighbourhood Comparison

In the Bukit Timah corridor, Forett faces direct comparison with three newer launches. Reserve Residences ($2,494 PSF, 732 units) is an integrated development directly above Beauty World MRT, offering transformational convenience at a 7% premium — but on a 99-year lease. Pinetree Hill ($2,485 PSF, 520 units) by UOL sits closer to Ulu Pandan canal with a more intimate setting, also leasehold. Ki Residences ($1,950 PSF, 660 units) on Brookvale Drive offers a lower entry point but is further from the MRT at 1.5 km.

Forett’s freehold status is its clear differentiator. Over 40–60 years, the absence of lease decay means Forett should retain its land value far more robustly than its 99-year peers. However, Reserve Residences’ MRT-integrated positioning and stronger walkability will likely command higher rental premiums and attract a broader tenant base. The choice ultimately comes down to whether a buyer values freehold tenure and nature-enclave character (Forett) or transit connectivity and integrated convenience (Reserve Residences).

ShiokNest Scores

Our proprietary scoring system evaluates FORETT@BUKIT TIMAH across multiple dimensions.

What Residents Say

“We moved from a Holland Village apartment and love the quietness here. It really does feel like living in a nature retreat — you hear birds, not traffic. The trade-off is that you need a car for everything. The MRT is technically walkable but my wife won’t do 12 minutes in the heat. We drive daily.”

— Resident couple, Stacked Homes forum, 2024

“Bought the 3-bedder at launch for around $1.7 million. Freehold in Bukit Timah at that quantum was impossible to ignore. The condo is well-maintained and the pools are excellent. My only gripe is the walk to Beauty World MRT — it’s fine in the evening but brutal at noon.”

— Owner-occupier, PropertyGuru, 2024

“I rent out my 2-bedder at $3,200. It’s not the highest yield but I bought for the freehold appreciation play. Tenants who choose Forett specifically want the greenery and quietness — they tend to be families with cars. Not great for the grab-and-go single professional demographic.”

— Investor-owner, PLB Insights commentary, 2025

Strengths & Weaknesses

Verdict

Forett at Bukit Timah is a compelling proposition with a clear identity: freehold tenure in District 21 at a meaningful discount to its newer neighbours. At $2,321 PSF against Reserve Residences ($2,494) and Pinetree Hill ($2,485), Forett offers roughly 7% savings — and those competitors are 99-year leasehold. Over a multi-decade hold, freehold tenure provides optionality (no lease decay, en-bloc flexibility) that compounds in value, especially in a land-scarce Bukit Timah enclave.

The honest challenge is accessibility. A 30/100 walkability score and 1 km MRT distance mean this is functionally a car-dependent home. Rental demand will skew toward tenants with vehicles or those willing to rely on ride-hailing, which narrows the tenant pool and partially explains the modest 2.67% yield. Investors chasing yield should look elsewhere; Forett’s value proposition is tenure and lifestyle, not rental returns.

For owner-occupiers who drive, appreciate low-density living, and want a Bukit Timah address without the $3,000+ PSF of Mayfair, the Fourth Avenue cluster, or Reserve Residences, Forett is one of the more rational buys in the district. The upcoming Beauty World transformation will improve local amenities over time, and freehold tenure means there is no ticking clock on that improvement trajectory.