District 21 - Clementi, Upper Bukit Timah

OCR - 2985 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: 2026-05-01. Source: URA private residential PMI.

Key Metrics

Median PSF

$2,286

3-year window

Gross Rental Yield

2.2%

annualised, before costs

3Y Appreciation

-1.3%

median PSF CAGR

Supply Pressure

2.2x

moderate incoming supply

Investment Score

18 / 100

Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.

3Y Appreciation(40%)

-1.3%

Gross Yield(20%)

2.2%

Supply Pressure(20%)

2.2x (lower = better)

Schools(20%)

None

Top Transacted Projects

Ranked by transaction volume in the last 3 years.

1PINETREE HILL
PSF$2,498
Norm$2,613
YieldN/A
Txns (3Y)496
Pipeline520
2NAVA GROVE
PSF$2,491
Norm$2,600
YieldN/A
Txns (3Y)490
Pipeline552
3THE RESERVE RESIDENCES
PSF$2,530
Norm$2,652
YieldN/A
Txns (3Y)130
Pipeline892
4THE SEN
PSF$2,336
Norm$2,435
YieldN/A
Txns (3Y)126
Pipeline347
58@BT
PSF$2,716
Norm$2,838
YieldN/A
Txns (3Y)110
Pipeline158
6KI RESIDENCES AT BROOKVALE
PSF$2,228
Norm$2,345
Yield2.8%
Txns (3Y)98
Pipeline-
7FORETT@BUKIT TIMAH
PSF$2,344
Norm$2,344
Yield3.0%
Txns (3Y)78
Pipeline-
8DAINTREE RESIDENCE
PSF$2,065
Norm$2,298
Yield3.2%
Txns (3Y)67
Pipeline-
9SIGNATURE PARK
PSF$1,688
Norm$1,688
Yield2.4%
Txns (3Y)55
Pipeline-
10PINE GROVE
PSF$1,074
Norm$1,442
YieldN/A
Txns (3Y)55
Pipeline-
11THE CASCADIA
PSF$2,205
Norm$2,205
Yield2.7%
Txns (3Y)53
Pipeline-
12PANDAN VALLEY
PSF$1,528
Norm$1,528
Yield2.3%
Txns (3Y)46
Pipeline-
13VIEW AT KISMIS
PSF$2,035
Norm$2,255
Yield3.3%
Txns (3Y)45
Pipeline-
14GARDENVISTA
PSF$1,920
Norm$2,322
Yield2.9%
Txns (3Y)44
Pipeline-
15THE HILLFORD
PSF$1,456
Norm$2,101
Yield5.7%
Txns (3Y)40
Pipeline-

#	Project	Median PSF	Norm PSF	Gross Yield	Txns (3Y)	Incoming Units
1	PINETREE HILL	$2,498	$2,613	N/A	496	520
2	NAVA GROVE	$2,491	$2,600	N/A	490	552
3	THE RESERVE RESIDENCES	$2,530	$2,652	N/A	130	892
4	THE SEN	$2,336	$2,435	N/A	126	347
5	8@BT	$2,716	$2,838	N/A	110	158
6	KI RESIDENCES AT BROOKVALE	$2,228	$2,345	2.8%	98	-
7	FORETT@BUKIT TIMAH	$2,344	$2,344	3.0%	78	-
8	DAINTREE RESIDENCE	$2,065	$2,298	3.2%	67	-
9	SIGNATURE PARK	$1,688	$1,688	2.4%	55	-
10	PINE GROVE	$1,074	$1,442	N/A	55	-
11	THE CASCADIA	$2,205	$2,205	2.7%	53	-
12	PANDAN VALLEY	$1,528	$1,528	2.3%	46	-
13	VIEW AT KISMIS	$2,035	$2,255	3.3%	45	-
14	GARDENVISTA	$1,920	$2,322	2.9%	44	-
15	THE HILLFORD	$1,456	$2,101	5.7%	40	-

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).