District 21 Upper Bukit Timah, Clementi Park, Ulu Pandan rent and sale trends

Name: D21 Upper Bukit Timah, Clementi Park, Ulu Pandan rent and sale data
Creator: PropertySmartSG
License: https://www.ura.gov.sg/Corporate/terms-of-Use
Keywords: D21, Upper Bukit Timah, Clementi Park, Ulu Pandan, Upper Bukit Timah, Clementi Park, Ulu Pandan rent, Upper Bukit Timah, Clementi Park, Ulu Pandan sale price, D21 property transactions

District market guide

Tracked data 20,885 rental and sale transactions across 121 projects

15,365 rentals 5,520 sales Latest records Jun 2026

D21 market read

Upper Bukit Timah, Clementi Park, Ulu Pandan is one of the cleaner districts to compare because the data is deep: 15,365 rentals and 5,520 sales.

Use this page to understand the district first, then jump into specific project pages before you price a rent, offer or listing.

Typical rent$4,150per month
Typical sale$1,960,000$2,098 psf
Recent movementRent flatSale PSF -8.6% over last 3 months

D21 market direction

Fast answers for whether the district is getting more expensive, whether volume is moving, and where to look for stable rent or rising activity.

Market direction Mixed / steady

Is D21 getting more expensive?

Rent is flat over the last 3 months. Sale PSF is down 8.6% over the last 3 months. Read this as a district signal, then confirm with specific project pages.

Transaction activity -36.1%

Is volume rising?

Transaction volume is lighter. 1,471 records in the latest 6-month view versus 2,301 in the prior view.

Relative value 33.2% above

Is this district priced above nearby areas?

D21 median sale PSF is above the nearby set (D19, D20, D22). Buyers should be stricter on project-specific comps.

Stable rent projects

Projects with tighter recent monthly rent movement and enough rental depth to be useful.

The Hillford 10.7% spread · $2,750 median rent View at Kismis 12.9% spread · $3,500 median rent Radiance @ Bukit Timah 15.8% spread · $9,300 median rent Springdale Condominium 17.1% spread · $4,000 median rent

Rising volume projects

Projects where the latest 6-month activity is materially higher than the prior 6-month view.

Chun Tin Court +500.0% · 6 recent transactions Toh Tuck Hill +300.0% · 8 recent transactions Highgate Park +200.0% · 6 recent transactions Kilat Centre +200.0% · 6 recent transactions

Run D21 numbers

Use the typical D21 rent and sale price as a first pass, then move into project-specific pages before deciding.

All tools

Rental yield $4,150/mo Test gross and net yield against typical rent. Buy vs rent $2.0M Compare ownership cost against renting. Mortgage $2.0M Estimate monthly payment from the sale price. Stamp duty $2,098 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.

D21 project map

Explore the top 8 projects by transaction depth across rental and sale records.

Top 8 projects

1 Signature Park 2 Maple Woods 3 The Cascadia 4 The Reserve Residences 5 Clementi Park 6 Springdale Condominium 7 The Hillford 8 Forett@bukit Timah

For renters

Start with the district rent band

$3,950 to $4,250

Rent momentum looks steady. Use this as the opening rent range, then tighten it with the exact project page, unit size and latest contracts.

Estimate only. Condition, furnishing, floor and view can move the real rent.

For buyers

Use PSF comps before chasing

$2,035 to $2,160 psf

Sale PSF is softening. Treat this as the first comparable range, then check nearby projects and recent transactions before making an offer.

Estimate only. URA records do not capture renovation quality, stack, view or urgency.

For sellers and landlords

Price close to recent evidence

Up to $2,040,000

If your unit has a clear advantage, test slightly above the district median. Otherwise, anchor to the project page so the ask does not look disconnected from recent contracts.

Estimate only. The exact project and unit attributes should drive final pricing.

Project discovery in D21

Shortlists that help renters, buyers and owners move faster than scrolling the full directory.

Best rental evidence Signature Park 894 rentals

Use when checking what tenants are actually paying.

Best sales evidence The Reserve Residences 722 sales

Use when comparing offer prices and seller expectations.

Best freehold comp Signature Park 995 transactions

Helpful when tenure is part of the buying decision.

Best all-round comp Signature Park 995 total transactions

Good first stop when you want both rental and sale context.

Most active projects

Best starting points when you want deeper transaction evidence.

1 Signature Park Transactions: 995 2 Maple Woods Transactions: 792 3 The Cascadia Transactions: 756 4 The Reserve Residences Transactions: 722 5 Clementi Park Transactions: 624

Highest rent projects

Projects with the highest typical rent in this district.

1 King Albert Park Median rent: $24,125 2 Kilburn Estate Median rent: $20,500 3 Tranquilia @ Kismis Median rent: $14,000 4 Mont Timah Median rent: $13,000 5 Binjai Park Median rent: $12,500

Highest sale PSF projects

Useful for spotting the upper end of buyer demand.

1 Kismis Residences Median PSF: $2,905 psf 2 The Linq @ Beauty World Median PSF: $2,754 psf 3 8@bt Median PSF: $2,717 psf 4 Hua Guan Gardens Median PSF: $2,700 psf 5 The Mondrian Median PSF: $2,614 psf

Small freehold projects to watch

Boutique freehold projects with limited but relevant data.

1 Golden Rise Estate Transactions: 28 2 Savoy Park Transactions: 26 3 Greenbank Park Transactions: 25 4 Selanting Green Transactions: 25 5 Royal Court Transactions: 24

Freehold vs leasehold in D21

Tenure matters most when buying or selling. Rentals still need project-level comps.

D21 has 70 freehold projects and 41 leasehold projects in our project records. For buyers, tenure should be part of the sale comparison because freehold projects can trade differently from newer leasehold projects with more facilities and cleaner recent comparables.

For renters, tenure is mostly background. Rent should still be judged by the exact project, unit size, condition, MRT access, schools and the latest rent data. Use tenure as a buying lens first, not as the main reason to pay more rent.

10 projects still need tenure added, so this mix will improve as we add more project facts.

Freehold 70 projects

11,675 transactions · 55.9% of D21 transactions

Leasehold 28 projects

6,187 transactions · 29.6% of D21 transactions

Long leasehold 13 projects

2,706 transactions · 13.0% of D21 transactions

Tenure pending 10 projects

317 transactions · 1.5% of D21 transactions

District market trends

Recent rent, sale PSF and transaction activity across D21.

Latest median rent $4,200 4,437 rentals in view

Latest median sale PSF $1,947 psf 1,341 sales in view

Month Rent contracts Median rent Sale transactions Median sale PSF Median sale

Jun 2026 0 - 23 $1,947 psf $1,983,000

May 2026 194 $4,200 69 $2,071 psf $2,194,400

Apr 2026 241 $4,450 80 $2,258 psf $2,148,000

Mar 2026 254 $4,300 70 $2,267 psf $2,197,500

Feb 2026 165 $4,300 75 $2,334 psf $2,835,000

Jan 2026 240 $4,300 60 $2,229 psf $2,890,000

Dec 2025 256 $4,300 70 $2,355 psf $2,960,000

Nov 2025 178 $4,700 135 $2,294 psf $2,055,000

Oct 2025 207 $4,400 80 $2,366 psf $2,730,000

Sept 2025 333 $4,300 76 $1,786 psf $2,135,500

Aug 2025 363 $4,600 82 $2,184 psf $2,902,500

Jul 2025 449 $4,400 72 $2,019 psf $2,375,000

Top projects to explore

Prioritized by transaction depth across rental and sale records. Smaller projects still matter, but they need project-level context.

Freehold Signature Park 995 transactions

Median rent: $3,600
Median sale PSF: $1,640 psf

Freehold Maple Woods 792 transactions

Median rent: $5,400
Median sale PSF: $2,103 psf

Freehold The Cascadia 756 transactions

Median rent: $4,500
Median sale PSF: $2,041 psf

99-year leasehold from 2021 The Reserve Residences 722 transactions

Median rent: -
Median sale PSF: $2,480 psf

Freehold Clementi Park 624 transactions

Median rent: $5,000
Median sale PSF: $1,539 psf

999-year leasehold from 1877 Springdale Condominium 592 transactions

Median rent: $4,000
Median sale PSF: $1,624 psf

60-year leasehold from 2013 The Hillford 584 transactions

Median rent: $2,750
Median sale PSF: $1,378 psf

Freehold Forett@bukit Timah 569 transactions

Median rent: $3,800
Median sale PSF: $2,156 psf

Project directory in D21

Browse the remaining 113 projects in Upper Bukit Timah, Clementi Park, Ulu Pandan. Lower-volume projects can be useful, but read them with nearby comps.

Find a project Tenure Data depth Sort by

Project Tenure Transactions Typical rent Sale PSF Latest record

Ki Residences at Brookvale 999-year leasehold from 1885 565 $4,600 $1,966 psf May 2026 Nava Grove 99-year leasehold from 2024 551 - $2,485 psf Jun 2026 Pandan Valley Freehold 540 $5,225 $1,442 psf May 2026 Floridian Freehold 522 $6,400 $2,228 psf May 2026 Pinetree Hill 99-year leasehold from 2022 519 - $2,491 psf Apr 2026 Landed Housing Development Freehold 496 $11,300 $1,796 psf May 2026 Pine Grove 99-year leasehold from 1984 491 $4,325 $1,042 psf Jun 2026 Symphony Heights Freehold 483 $3,650 $1,599 psf May 2026 Parc Palais Freehold 442 $4,000 $1,595 psf May 2026 The Creek @ Bukit Freehold 374 $3,450 $1,787 psf Jun 2026 Kap Residences Freehold 361 $3,350 $1,814 psf May 2026 Hillview Green 999-year leasehold from 1883 359 $3,700 $1,425 psf May 2026 Nottinghill Suites Freehold 354 $2,600 $1,687 psf May 2026 Mayfair Gardens 99-year leasehold from 2018 329 $4,200 $2,066 psf May 2026 Mayfair Modern 99-year leasehold from 2018 325 $4,000 $2,188 psf May 2026 Summerhill Freehold 321 $4,200 $1,551 psf May 2026 Verdale 99-year leasehold from 2018 321 $3,800 $1,814 psf May 2026 The Sterling Freehold 310 $5,600 $2,092 psf Jun 2026 The Nexus Freehold 304 $4,875 $2,192 psf May 2026 The Hillside Freehold 290 $4,200 $1,574 psf Apr 2026 Gardenvista 99-year leasehold from 1999 285 $4,700 $1,801 psf May 2026 Southaven II 999-year leasehold from 1877 285 $4,200 $1,602 psf May 2026 Hume Park I Freehold 270 $3,850 $1,653 psf Jun 2026 Hume Park II Freehold 266 $3,800 $1,538 psf May 2026

Showing 24 of 113 projects

D21 FAQ

Quick answers for renters, buyers and owners comparing Upper Bukit Timah, Clementi Park, Ulu Pandan.

What is the typical rent in D21?

The median monthly rent in D21 is $4,150, based on 15,365 rentals on this district page.

What is the typical sale price in D21?

The median sale price in D21 is $1,960,000, with a median sale PSF of $2,098 psf across 5,520 sales.

Which D21 projects have the most transactions?

Signature Park has the deepest combined rent and sale evidence on this district page, with 995 transactions.

Which projects are strongest for rental and sale comparisons in D21?

Signature Park is currently strongest for rental evidence, while The Reserve Residences is strongest for sale transaction evidence. Always open the project page before making a final rent or sale comparison.

Is D21 mostly freehold or leasehold?

D21 has 70 freehold projects and 41 leasehold projects in the current project records. Tenure matters most for buying and selling, while rents still need exact project and unit-size comparisons.

How current is the D21 data?

The district page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.

About this district data

How to read D21 rental and sale figures.

District pages combine all tracked private residential projects in the postal district.

Rental figures use recorded monthly rent data and are summarized by month.

Sale figures use private residential sale data, including sale price, PSF and total sale value where available.

Guidance cards are estimates based on district-level medians and trends. They are not financial advice.