Pandan Valley rent and sale price
D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan
Address 2 Pandan Valley Pandan Valley, Acacia Court Singapore 597626
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Condominium, Non-Landed Properties 540 transactions Freehold Latest records Jun 2026
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Project read
Quick summary about Pandan Valley
Pandan Valley is a freehold condominium in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan. The page currently tracks 454 rentals and 86 sales. Pandan Valley is near DOVER MRT STATION (EW22), about 1.01 km away.
For rent checks, start with the project median of $5,225 per month and compare it with the observed size-band range of $4,000 to $6,500. For sale checks, start with the median sale price of $3,087,500 and median sale PSF of $1,442 psf, then compare floor-band evidence from $2,800,000 to $4,100,000 and PSF from $904 psf to $1,463 psf.
- Typical rent is $5,225 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $3,087,500, with median sale PSF at $1,442 psf and total recorded sale value of $271.7M.
- Rent is down 9.4% over the last 3 months. Sale PSF is down 0.5% over the last 3 months.
Pandan Valley Market Position
How this project compares with the wider D21 market before you read the detailed tables.
Rent vs D21 +25.9%
Rents above district median
Pandan Valley's median rent is $5,225 compared with the D21 median of $4,150. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D21 -31.3%
Sale PSF below district median
Pandan Valley's median sale PSF is $1,442 psf versus the D21 median of $2,098 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.03%
Rent support below district screen
Gross yield is roughly 2.03% versus a D21 screen of 2.54%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 30.0% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +16.7%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Pandan Valley against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Pandan Valley Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $5,225
Is the asking rent fair?
$4,950 to $5,500 is the first fair-rent band to check. Above $5,500 should have a visible reason.
Median sale PSF $1,442 psf
Is the purchase price fair?
$2,990,000 to $3,180,000 and $1,400 to $1,490 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $5,800
Are similar units renting for more?
3 bed and 1,600 to 1,700 sqft give the closest unit-size checks.
Rent stability 30.0% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +16.7%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run Pandan Valley numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $5,225/mo Test gross and net yield against typical rent. Buy vs rent $3.1M Compare ownership cost against renting. Mortgage $3.1M Estimate monthly payment from the sale price. Stamp duty $1,442 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Pandan Valley Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 86 resale transactions
Total sold value $271.7M
Pandan Valley Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 454 Jun 2021 to May 2026
Sale transactions 86 Jun 2021 to May 2026
Rent trend -9.4% Last 3 months
Sale PSF trend -0.5% Last 3 months
Pandan Valley Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
DOVER MRT STATION (EW22) 1.01 km away
CLEMENTI MRT STATION (EW23) 1.64 km away
KING ALBERT PARK MRT STATION (DT6) 1.76 km away
Schools nearby
HENRY PARK PRIMARY SCHOOL 0.72 km away
BRIGHTON MONTESSORI INTERNATIONAL PRE-SCHOOL @ SUNSET 1.34 km away
LEARNING LEAP PTE LTD (PEI TONG PRIMARY SCHOOL) 1.35 km away
NEW TOWN SECONDARY SCHOOL 1.35 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 5.75 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 7.06 km away
ULU PANDAN PARK CONNECTOR Park / green link · 2.06 km away
MARKET & HAWKER CENTRE (BLK 353 CLEMENTI AVE 2) Food centre · 1.12 km away
Pandan Valley Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,000 119 rentals in view
Latest median sale PSF $1,479 psf 25 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 6 $5,000 2 $1,479 psf $3,375,000
Apr 2026 12 $5,800 3 $1,627 psf $3,500,000
Mar 2026 5 $6,000 0 - -
Feb 2026 4 $6,750 1 $1,495 psf $2,188,888
Jan 2026 4 $5,850 3 $1,659 psf $2,910,000
Dec 2025 8 $6,400 1 $1,448 psf $2,930,000
Nov 2025 4 $5,750 0 - -
Oct 2025 6 $5,200 0 - -
Sept 2025 4 $5,100 1 $1,503 psf $2,200,000
Aug 2025 8 $6,134 0 - -
Jul 2025 8 $5,050 0 - -
Jun 2025 9 $6,000 2 $1,652 psf $2,240,000
Projects Similar to Pandan Valley
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Clementi Park 1.8 km away 624 transactions
- Median rent
- $5,000
- Median sale PSF
- $1,539 psf
- Median rent
- $4,500
- Median sale PSF
- $1,403 psf
- Median rent
- $4,300
- Median sale PSF
- $1,462 psf
- Median rent
- $4,775
- Median sale PSF
- $1,456 psf
- Median rent
- $4,000
- Median sale PSF
- $1,459 psf
- Median rent
- $4,200
- Median sale PSF
- $1,551 psf
Pandan Valley Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $4,000 $3,851 23
2 bed $4,400 $4,580 154
3 bed $5,800 $5,882 181
4 bed $6,500 $7,079 96
Pandan Valley Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,100 to 1,200 sqft $4,000 $3,783 3
1,300 to 1,400 sqft $4,000 $3,935 63
1,400 to 1,500 sqft $4,250 $4,316 22
1,500 to 1,600 sqft $5,150 $4,925 4
1,600 to 1,700 sqft $4,800 $4,744 123
1,700 to 1,800 sqft $5,500 $5,333 9
1,800 to 1,900 sqft $6,200 $6,200 1
1,900 to 2,000 sqft $6,000 $5,660 5
Pandan Valley Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,800,000 $1,413 psf 31
06 to 10 $3,137,500 $1,452 psf 26
11 to 15 $3,205,000 $1,463 psf 18
16 to 20 $4,100,000 $904 psf 11
Pandan Valley Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Pandan Valley shows a typical monthly rent of $5,225 across 454 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $5,225
Rentals 454
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Pandan Valley point to a typical sale price of $3,087,500 and $1,442 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $3,087,500
Median PSF $1,442 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Pandan Valley has 86 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $271.7M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D21 to compare Pandan Valley against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Pandan Valley FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Pandan Valley?
Pandan Valley has a median monthly rent of $5,225 across 454 rentals.
What is the typical sale price at Pandan Valley?
The median sale price for Pandan Valley is $3,087,500, based on 86 sales on this page.
What is the median sale PSF at Pandan Valley?
The median sale price per square foot for Pandan Valley is $1,442 psf. The average sale PSF is $1,396 psf.
Is Pandan Valley freehold or leasehold?
Pandan Valley is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Pandan Valley located?
Pandan Valley is located at 2 Pandan Valley Pandan Valley, Acacia Court Singapore 597626 in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan.
How current is the Pandan Valley transaction data?
The project 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.