OCR - 2986 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: 2026-04-01. 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 | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | PINETREE HILL | $2,498 | $2,613 | N/A | 494 | 520 |
| 2 | NAVA GROVE | $2,487 | $2,596 | N/A | 479 | 552 |
| 3 | THE RESERVE RESIDENCES | $2,567 | $2,691 | N/A | 203 | 892 |
| 4 | 8@BT | $2,716 | $2,838 | N/A | 106 | 158 |
| 5 | THE SEN | $2,334 | $2,434 | N/A | 105 | 347 |
| 6 | KI RESIDENCES AT BROOKVALE | $2,230 | $2,347 | 2.8% | 95 | - |
| 7 | FORETT@BUKIT TIMAH | $2,345 | $2,345 | 3.0% | 77 | - |
| 8 | DAINTREE RESIDENCE | $2,065 | $2,298 | 3.2% | 62 | - |
| 9 | PINE GROVE | $1,075 | $1,443 | N/A | 56 | - |
| 10 | SIGNATURE PARK | $1,687 | $1,687 | 2.4% | 55 | - |
| 11 | THE CASCADIA | $2,187 | $2,187 | 2.7% | 49 | - |
| 12 | VIEW AT KISMIS | $2,038 | $2,258 | 3.3% | 44 | - |
| 13 | GARDENVISTA | $1,920 | $2,322 | 2.9% | 44 | - |
| 14 | PANDAN VALLEY | $1,523 | $1,523 | 2.3% | 43 | - |
| 15 | THE HILLFORD | $1,439 | $2,076 | 5.8% | 41 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
No tracked primary schools in this district.