Pandan Valley
Located in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park), Pandan Valley is a freehold condominium in the Rest of Central Region (RCR). Completed in 1979, the development comprises 605 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
PANDAN VALLEY
Over the 12 months to Jul 2026, Pandan Valley recorded 13 resale transactions at a median $1,532 psf (median price $2,910,000), and 73 rental contracts at a median $5,500/mo, a gross rental yield of 2.3%. Source: URA caveat data, as of Jul 2026.
Pandan Valley's median of $1,532 psf over the trailing 12 months places its pricing below roughly 71% of District 21 condos; resale liquidity has been moderate with 13 caveats lodged; the 2.3% gross rental yield sits below the ~3% private-market benchmark. Figures reflect URA-registered resale caveats and exclude new-launch sales; weigh unit-specific factors — floor, facing and remaining lease — against this project-level average.
| Date | Price | PSF | Size (sqft) | Floor | Type |
|---|---|---|---|---|---|
| Jul-26 | $2,780,000 | $1,666 psf | 1,668 sqft | 11 to 15 | 4BR |
| Jun-26 | $2,150,000 | $1,637 psf | 1,313 sqft | 01 to 05 | 3BR |
| May-26 | $3,100,000 | $1,532 psf | 2,024 sqft | 01 to 05 | 5BR |
| May-26 | $3,650,000 | $1,425 psf | 2,562 sqft | 06 to 10 | 5BR |
| Apr-26 | $3,500,000 | $1,676 psf | 2,088 sqft | 06 to 10 | 5BR |
| Apr-26 | $5,200,000 | $851 psf | 6,114 sqft | 16 to 20 | 5BR |
| Apr-26 | $1,908,888 | $1,627 psf | 1,173 sqft | 01 to 05 | 3BR |
| Feb-26 | $2,188,888 | $1,495 psf | 1,464 sqft | 01 to 05 | 4BR |
Can I afford Pandan Valley?
Get the monthly repayment, total interest and cash flow based on this project’s median price of $2,910,000.
En-Bloc Potential
A heuristic read of land/redevelopment fundamentals — not a prediction that a collective sale will happen. Whether one succeeds hinges on owner consent, reserve-price expectations, and market timing. Only ~1 in 10 en-bloc attempts complete, and realised premiums have averaged ~14% (owners often expect 40%+). For an ageing leasehold, weigh this against near-certain lease decay while you wait.