Rent vs D21 +4.5%
Rents near district median
Southaven II's latest 12-month median rent is $4,600 compared with the D21 median of $4,400 for the same period. Use this district check before narrowing by bedroom and area band.
Southaven II rent and sale price
D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan
Address 33 Hindhede Walk Southaven II Singapore 587968
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Quick summary about Southaven II
Southaven II is a 999-year leasehold condominium in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan. The page currently tracks 254 rentals and 32 sales.
- Latest 12M median rent is $4,600 per month from 43 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,550,000, with median sale PSF at $1,675 psf from 11 sales.
- Rent is up 2.1% over the last 3 months. Sale PSF is up 9.0% over the last 3 months.
Southaven II Market Brief
Compare the project with D21 across rent, sale PSF, tenure and transaction activity.
Compared with D21
Sale PSF vs D21 -25.3%
Sale PSF below district median
Southaven II's latest 12-month median sale PSF is $1,675 psf versus the D21 median of $2,243 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.16%
Rent support near district screen
Gross yield is roughly 2.16% versus a D21 screen of 2.35%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 35.2% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -19.4%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 999-year leasehold
Leasehold comparison needed
999-year leasehold from 1877 matters most on sale price. Compare Southaven II against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,600
Is the asking rent fair?
$4,350 to $4,850 is the first fair-rent band to check. Above $4,850 should have a visible reason.
Latest 12M median sale PSF $1,675 psf
Is the purchase price fair?
$2,470,000 to $2,630,000 and $1,620 to $1,730 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,500
Are similar units renting for more?
3 bed and 1,500 to 1,600 sqft give the closest unit-size checks.
Rent stability 35.2% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -19.4%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Southaven II Project Facts
Project-level details from URA records and local enrichment.
Tenure 999-year leasehold from 1877
Property type Condominium, Non-Landed Properties
Sales 32 resale transactions
Total sold value $76.9M
Southaven II Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 254 Jun 2021 to Jun 2026
Sale transactions 32 Jun 2021 to May 2026
Rent trend 2.1% Last 3 months
Sale PSF trend 9.0% Last 3 months
Southaven II 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
BEAUTY WORLD MRT STATION (DT5) 0.75 km away
BEAUTY WORLD MRT STATION 0.78 km away
HUME MRT STATION (DT4) 0.92 km away
Schools nearby
PEI HWA PRESBYTERIAN PRIMARY SCHOOL 1.08 km away
BUKIT TIMAH PRIMARY SCHOOL 1.23 km away
KEMING PRIMARY SCHOOL 1.75 km away
KNOWLEDGE PARK EDUCARE PTE LTD (KEMING PRIMARY SCHOOL) 1.82 km away
Amenities
BUKIT TIMAH PARK CONNECTOR Park / green link · 0.07 km away
Southaven II Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,650 68 rentals in view
Latest median sale PSF $1,800 psf 15 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $3,650 0 - -
May 2026 7 $4,800 1 $1,800 psf $2,770,000
Apr 2026 2 $5,050 0 - -
Mar 2026 3 $4,700 1 $1,675 psf $2,200,000
Feb 2026 3 $5,000 0 - -
Jan 2026 7 $4,000 0 - -
Dec 2025 2 $3,475 0 - -
Nov 2025 4 $4,475 3 $1,688 psf $2,400,000
Oct 2025 5 $4,900 1 $1,548 psf $2,200,000
Sept 2025 3 $4,500 5 $1,657 psf $2,750,000
Aug 2025 5 $4,600 1 $1,452 psf $2,500,000
Jul 2025 1 $3,450 1 $1,652 psf $1,742,860
Projects Similar to Southaven II
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Parc Palais 1.4 km away 456 transactions
- Median rent
- $4,000
- Median sale PSF
- $1,600 psf
- Median rent
- $4,000
- Median sale PSF
- $1,626 psf
- Median rent
- $4,200
- Median sale PSF
- $1,587 psf
- Median rent
- $4,000
- Median sale PSF
- $1,590 psf
- Median rent
- $4,300
- Median sale PSF
- $1,462 psf
- Median rent
- $3,850
- Median sale PSF
- $1,653 psf
Southaven II Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,175 $3,241 22
2 bed $3,675 $3,576 54
3 bed $4,500 $4,440 173
4 bed $5,500 $6,460 5
Southaven II Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $3,150 $3,062 21
900 to 1,000 sqft $3,600 $3,400 10
1,000 to 1,100 sqft $3,650 $3,472 29
1,100 to 1,200 sqft $4,000 $3,842 12
1,300 to 1,400 sqft $4,400 $4,058 55
1,400 to 1,500 sqft $4,450 $4,323 32
1,500 to 1,600 sqft $4,600 $4,425 56
1,600 to 1,700 sqft $4,900 $4,286 7
Southaven II Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,245,000 $1,564 psf 18
06 to 10 $2,565,000 $1,639 psf 14
Southaven II 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
Southaven II shows a latest 12-month median monthly rent of $4,600 across 43 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,600
Rentals in period 43
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
Latest 12M sales at Southaven II show a median price of $2,550,000 and $1,675 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,550,000
Latest 12M median PSF $1,675 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 999-year leasehold from 1877 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. Southaven II has 32 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $76.9M
Latest record Jun 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.
Run Southaven II numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,600/mo Test gross and net yield against typical rent. Buy vs rent $2.6M Compare ownership cost against renting. Mortgage $2.6M Estimate monthly payment from the sale price. Stamp duty $1,675 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D21 to compare Southaven II 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.
Southaven II FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Southaven II?
Southaven II has a latest 12-month median monthly rent of $4,600 across 43 rentals in that period.
What is the typical sale price at Southaven II?
The latest 12-month median sale price for Southaven II is $2,550,000, based on 11 sales in that period.
What is the median sale PSF at Southaven II?
The latest 12-month median sale price per square foot for Southaven II is $1,675 psf. The average for the same period is $1,566 psf.
Is Southaven II freehold or leasehold?
Southaven II is listed as 999-year leasehold from 1877. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Southaven II located?
Southaven II is located at 33 Hindhede Walk Southaven II Singapore 587968 in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan.
How current is the Southaven II 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.