OCR - 2917 transactions in last 3 years
District 21 (Clementi, Upper Bukit Timah) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.
Last transaction: 2026-09-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | vs cble | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | NAVA GROVE | $2,492 | — | N/A | 492 | 552 |
| 2 | PINETREE HILL | $2,529 | — | N/A | 379 | 520 |
| 3 | THE SEN | $2,338 | — | N/A | 157 | 347 |
| 4 | 8@BT | $2,727 | — | N/A | 119 | 158 |
| 5 | THE RESERVE RESIDENCES | $2,535 | — | N/A | 103 | 892 |
| 6 | KI RESIDENCES AT BROOKVALE | $2,230 | +19.1% | 2.9% | 101 | - |
| 7 | FORETT@BUKIT TIMAH | $2,343 | +23.5% | 3.0% | 80 | - |
| 8 | DAINTREE RESIDENCE | $2,063 | +0.3% | 3.3% | 76 | - |
| 9 | SIGNATURE PARK | $1,711 | -7.6% | 2.3% | 59 | - |
| 10 | THE CASCADIA | $2,210 | +20.5% | 2.6% | 57 | - |
| 11 | PINE GROVE | $1,060 | +0.9% | N/A | 55 | - |
| 12 | VIEW AT KISMIS | $2,034 | -0.2% | 3.3% | 46 | - |
| 13 | PANDAN VALLEY | $1,535 | -4.6% | 2.3% | 46 | - |
| 14 | GARDENVISTA | $1,920 | +26.9% | 2.9% | 44 | - |
| 15 | MAPLE WOODS | $2,152 | +22.8% | 2.4% | 40 | - |
About this number
"Priced vs comparable" compares a sale's PSF to the median of genuinely like-for-like recent resale transactions: the same district, the same property class (private or executive condominium), the same tenure band (freehold, or leasehold grouped by remaining years), and the same bedroom count, over the last three years. New launches are excluded from the benchmark, so a brand-new project has no signal until it builds a resale history.
A negative figure means the unit transacted below comparable resale, a positive figure above. The gap can reflect location within the district, unit size, floor, facing, freshness, or condition, so read it as relative pricing rather than a verdict on value.
Benchmarks appear only where at least five comparable resale sales exist, and not where a project's pricing sits outside the comparable range (for example ultra-prime freehold in a mixed district). Source: URA caveat data.
No tracked primary schools in this district.
Deep dives
D21 shows the widest school-ring gap in Singapore, 3.030% against 2.570% on yield and 17.1% on PSF, but the ring is the Pei Hwa Presbyterian stock along Upper Bukit Timah and the Downtown Line explains more of it than the school does.