District 21 rent and sale trends

Upper Bukit Timah, Clementi Park, Ulu Pandan Private residential prices, rents and project comparisons.

D21 Market Brief

Read the district signal first, then confirm any rent, offer or asking price against a specific project.

District signals

Market direction Mixed / steady

Is D21 getting more expensive?

Rent is up 2.3% over the last 3 months. Sale PSF is down 12.3% over the last 3 months. Read this as a district signal, then confirm with specific project pages.

Transaction activity -6.2%

Is volume rising?

Transaction volume is steady. Recent district activity is close to the prior 6-month view.

Relative value 32.7% 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.

Before you decide

For renters $4,000 to $4,300

Start with the district rent band

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

For buyers $2,033 to $2,158 psf

Use PSF comps before chasing

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

For sellers and landlords Up to $2,050,000

Price close to recent evidence

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.

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 Ki Residences at Brookvale

Project discovery in D21

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

Best rental evidence Signature Park 927 rentals

Use when checking what tenants are actually paying.
Best sales evidence The Reserve Residences 724 sales

Use when comparing offer prices and seller expectations.
Best freehold comp Signature Park 1,032 transactions

Helpful when tenure is part of the buying decision.
Best all-round comp Signature Park 1,032 total transactions

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

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
12,168 transactions · 56.0% of D21 transactions
Leasehold 28 projects
6,397 transactions · 29.5% of D21 transactions
Long leasehold 13 projects
2,822 transactions · 13.0% of D21 transactions
Tenure pending 10 projects
326 transactions · 1.5% of D21 transactions

District market trends

Recent rent, sale PSF and transaction activity across D21.

Latest median rent $4,400 4,687 rentals in view
$4,700 Mar 2025 Aug 2026
Latest median sale PSF $1,980 psf 1,300 sales in view
$2,366 psf Mar 2025 Aug 2026
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Aug 2026 0 - 20 $1,980 psf $2,141,000
Jul 2026 386 $4,400 68 $2,257 psf $2,144,000
Jun 2026 324 $4,400 49 $1,943 psf $2,100,000
May 2026 198 $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

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 1,032 transactions
Median rent
$3,600
Median sale PSF
$1,640 psf
 Freehold Maple Woods 823 transactions
Median rent
$5,400
Median sale PSF
$2,105 psf
 Freehold The Cascadia 791 transactions
Median rent
$4,500
Median sale PSF
$2,042 psf
 99-year leasehold from 2021 The Reserve Residences 724 transactions
Median rent
-
Median sale PSF
$2,480 psf
 Freehold Clementi Park 658 transactions
Median rent
$5,000
Median sale PSF
$1,539 psf
 999-year leasehold from 1877 Springdale Condominium 611 transactions
Median rent
$4,000
Median sale PSF
$1,626 psf
 60-year leasehold from 2013 The Hillford 605 transactions
Median rent
$2,750
Median sale PSF
$1,380 psf
 999-year leasehold from 1885 Ki Residences at Brookvale 599 transactions
Median rent
$4,600
Median sale PSF
$1,968 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.

Project Tenure Transactions Typical rent Sale PSF Latest record
Forett@bukit Timah Freehold 597 $3,800 $2,156 psf Aug 2026 Pandan Valley Freehold 563 $5,300 $1,444 psf Jul 2026 Nava Grove 99-year leasehold from 2024 552 - $2,486 psf Jul 2026 Floridian Freehold 535 $6,500 $2,229 psf Jul 2026 Pinetree Hill 99-year leasehold from 2022 520 - $2,491 psf Aug 2026 Landed Housing Development Freehold 514 $11,300 $1,798 psf Aug 2026 Pine Grove 99-year leasehold from 1984 510 $4,400 $1,042 psf Jul 2026 Symphony Heights Freehold 499 $3,650 $1,599 psf Jul 2026 Parc Palais Freehold 461 $4,000 $1,600 psf Jul 2026 The Creek @ Bukit Freehold 395 $3,450 $1,789 psf Jul 2026 Kap Residences Freehold 376 $3,500 $1,815 psf Jul 2026 Hillview Green 999-year leasehold from 1883 375 $3,700 $1,459 psf Jul 2026 Nottinghill Suites Freehold 372 $2,600 $1,687 psf Jul 2026 Mayfair Gardens 99-year leasehold from 2018 347 $4,100 $2,062 psf Jul 2026 Mayfair Modern 99-year leasehold from 2018 345 $4,000 $2,197 psf Jul 2026 Verdale 99-year leasehold from 2018 342 $3,800 $1,815 psf Aug 2026 Summerhill Freehold 332 $4,200 $1,551 psf Jul 2026 The Sterling Freehold 322 $5,600 $2,098 psf Jul 2026 The Nexus Freehold 316 $4,838 $2,192 psf Jul 2026 The Hillside Freehold 303 $4,200 $1,600 psf Aug 2026 Southaven II 999-year leasehold from 1877 298 $4,200 $1,623 psf Aug 2026 Gardenvista 99-year leasehold from 1999 294 $4,700 $1,801 psf Jul 2026 Hume Park II Freehold 280 $3,800 $1,560 psf Jul 2026 Hume Park I Freehold 279 $3,850 $1,656 psf Jul 2026
Showing 24 of 113 projects

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 $4,200/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 $2,096 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.

More ways to research D21

Compare Upper Bukit Timah, Clementi Park, Ulu Pandan with broader district movement, rental yield and tenure guides.

D21 rent and sale guideRead the plain-English district guide before narrowing into specific projects.Which districts are getting expensive?Compare district rent, sale PSF and transaction movement across Singapore.Undervalued district checksLook for districts where rent support and sale pricing may not be moving together.Rental yield by districtUse district rent and sale price together before shortlisting individual condos.Freehold district contextSee where freehold projects are more common before comparing tenure.Rising district rankingsOpen the district ranking page for a broader market view.

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 $4,200, based on 16,079 rentals on this district page.

What is the typical sale price in D21?

The median sale price in D21 is $1,968,444, with a median sale PSF of $2,096 psf across 5,634 sales.

Which D21 projects have the most transactions?

Signature Park has the deepest combined rent and sale evidence on this district page, with 1,032 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.