District 21 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

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 Getting pricier

Is D21 getting more expensive?

Rent is up 2.3% over the last 3 months. Sale PSF is up 4.4% over the last 3 months. Read this as a district signal, then confirm with specific project pages.

Transaction activity +7.9%

Is volume rising?

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

Relative value 30.4% 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 $2,035 to $2,161 psf

Use PSF comps before chasing

Sale PSF is rising. 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.

Stable rent projects

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

The Hillford 10.4% spread · $2,800 median rent Springdale Condominium 14.2% spread · $4,000 median rent Maple Woods 15.5% spread · $5,400 median rent Nottinghill Suites 15.9% spread · $2,600 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 The Creek @ Bukit +275.0% · 60 recent transactions Verdale +233.3% · 50 recent transactions Highgate Park +200.0% · 6 recent transactions

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

Project discovery in D21

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

Best rental evidence Signature Park 960 rentals

Use when checking what tenants are actually paying.

Best sales evidence The Reserve Residences 727 sales

Use when comparing offer prices and seller expectations.

Best freehold comp Signature Park 1,068 transactions

Helpful when tenure is part of the buying decision.

Best all-round comp Signature Park 1,068 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: 1,068 2 Maple Woods Transactions: 855 3 The Cascadia Transactions: 818 4 The Reserve Residences Transactions: 727 5 Clementi Park Transactions: 683

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: $13,300 5 Binjai Park Median rent: $12,150

Highest sale PSF projects

Useful for spotting the upper end of buyer demand.

1 Kismis Residences Median PSF: $2,915 psf 2 Hua Guan Gardens Median PSF: $2,815 psf 3 The Linq @ Beauty World Median PSF: $2,754 psf 4 8@bt Median PSF: $2,717 psf 5 The Mondrian Median PSF: $2,614 psf

Small freehold projects to watch

Boutique freehold projects with limited but relevant data.

1 Savoy Park Transactions: 29 2 Golden Rise Estate Transactions: 28 3 Greenbank Park Transactions: 27 4 Selanting Green Transactions: 27 5 Regina Hill Transactions: 25

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

12,660 transactions · 56.1% of D21 transactions

Leasehold 28 projects

6,628 transactions · 29.4% of D21 transactions

Long leasehold 13 projects

2,938 transactions · 13.0% of D21 transactions

Tenure pending 10 projects

342 transactions · 1.5% of D21 transactions

District market trends

Recent rent, sale PSF and transaction activity across D21.

Latest median rent $4,500 4,838 rentals in view

Latest median sale PSF $2,069 psf 1,296 sales in view

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

Oct 2026 0 - 28 $2,069 psf $2,387,500

Sept 2026 337 $4,500 80 $2,272 psf $2,112,500

Aug 2026 372 $4,500 58 $2,163 psf $2,029,400

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

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 1,068 transactions

Median rent: $3,600
Median sale PSF: $1,643 psf

Freehold Maple Woods 855 transactions

Median rent: $5,400
Median sale PSF: $2,105 psf

Freehold The Cascadia 818 transactions

Median rent: $4,500
Median sale PSF: $2,060 psf

99-year leasehold from 2021 The Reserve Residences 727 transactions

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

Freehold Clementi Park 683 transactions

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

999-year leasehold from 1877 Springdale Condominium 640 transactions

Median rent: $4,000
Median sale PSF: $1,630 psf

60-year leasehold from 2013 The Hillford 630 transactions

Median rent: $2,800
Median sale PSF: $1,381 psf

Freehold Forett@bukit Timah 626 transactions

Median rent: $3,800
Median sale PSF: $2,159 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 625 $4,600 $1,971 psf Oct 2026 Pandan Valley Freehold 583 $5,350 $1,444 psf Sept 2026 Floridian Freehold 562 $6,500 $2,229 psf Oct 2026 Nava Grove 99-year leasehold from 2024 552 - $2,486 psf Jul 2026 Landed Housing Development Freehold 537 $11,350 $1,806 psf Oct 2026 Pine Grove 99-year leasehold from 1984 522 $4,400 $1,042 psf Sept 2026 Pinetree Hill 99-year leasehold from 2022 521 - $2,491 psf Sept 2026 Symphony Heights Freehold 520 $3,650 $1,606 psf Sept 2026 Parc Palais Freehold 474 $4,100 $1,603 psf Oct 2026 The Creek @ Bukit Freehold 420 $3,500 $1,789 psf Sept 2026 Kap Residences Freehold 393 $3,500 $1,829 psf Sept 2026 Hillview Green 999-year leasehold from 1883 388 $3,700 $1,468 psf Oct 2026 Nottinghill Suites Freehold 384 $2,600 $1,687 psf Sept 2026 Mayfair Gardens 99-year leasehold from 2018 370 $4,100 $2,063 psf Sept 2026 Mayfair Modern 99-year leasehold from 2018 366 $4,000 $2,189 psf Sept 2026 Verdale 99-year leasehold from 2018 359 $3,800 $1,816 psf Sept 2026 Summerhill Freehold 348 $4,200 $1,558 psf Oct 2026 The Sterling Freehold 328 $5,600 $2,098 psf Sept 2026 The Nexus Freehold 324 $4,900 $2,192 psf Sept 2026 The Hillside Freehold 315 $4,200 $1,631 psf Sept 2026 Southaven II 999-year leasehold from 1877 309 $4,200 $1,623 psf Sept 2026 Gardenvista 99-year leasehold from 1999 305 $4,700 $1,802 psf Oct 2026 Hume Park I Freehold 288 $3,850 $1,660 psf Oct 2026 Hume Park II Freehold 287 $3,800 $1,560 psf Sept 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 $2,098 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.

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 16,788 rentals on this district page.

What is the typical sale price in D21?

The median sale price in D21 is $1,974,000, with a median sale PSF of $2,098 psf across 5,780 sales.

Which D21 projects have the most transactions?

Signature Park has the deepest combined rent and sale evidence on this district page, with 1,068 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.