District 21 · Bukit Timah · RCR
Astor Green
Pine Grove · Condominium · 99 yrs lease commencing from 1991
Current PSF
$1,516
-14.7% vs district median
Gross yield
3.2%
median rent $4,300/mo
3-year gain
8.8%
Transactions · 5y
25
3 in last 12 months
Nearest MRT
Dover Mrt Station · 752.424m
EWL
Future MRT
Maju Mrt Station
CRL · 2032
Vs local HDB
+84% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential43 / 100
35 years old · composite of plot use, age, tenure, value gap & size
Lease decay64 years left
worth 82.4%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Henry Park Primary School 879m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
New Town Secondary School · 964m
Food
Clementi Ave 2 Blk 353 (Clementi Ave 2 Market/Cooked Food Centre) · 739m
Green
Mount Sinai Plain Pg · 575m - 8 parks within 1km
Mall
Clementi Avenue 2 Shopping Centre · 788m
Health
National University Polyclinics (Clementi Polyclinic) (polyclinic) · 1.3km
Who lives in Bukit Timah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
77,860
Median age
43 yrs
46% under 40 · getting older
Children 0–9
8,030
▲ 3% since 2015 · future P1 demand
Household size
3.9 avg
Homes
9% HDB
48% condo · 42% landed
Degree holders
66%
residents 15+
Commute
36% transit
49% drive
45 min+ to work
13%
Price trend average PSF by year
2021
$1,215
2022
$1,270
+4.5%
2023
$1,394
+9.8%
2024
$1,397
+0.2%
2025
$1,323
-5.3%
2026
$1,516
+14.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,250/mo | $5.00 | 4.0% | 4 |
| 2BR | $3,900/mo | $3.71 | 2.9% | 62 |
| 3BR | $4,900/mo | $3.16 | 2.5% | 62 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,600,000 | 1,066 | $1,501 | 06-10 |
| Mar 2026 | $2,080,000 | 1,378 | $1,510 | 16-20 |
| Jan 2026 | $2,350,000 | 1,528 | $1,537 | 11-15 |
| Jun 2025 | $1,410,000 | 1,066 | $1,323 | 01-05 |
| Jul 2024 | $1,480,000 | 1,066 | $1,389 | 06-10 |
| Feb 2024 | $1,535,000 | 1,066 | $1,440 | 11-15 |
| Feb 2024 | $1,510,000 | 1,087 | $1,389 | 11-15 |
| Feb 2024 | $1,490,000 | 1,087 | $1,371 | 11-15 |
| Sept 2023 | $2,180,000 | 1,528 | $1,426 | 11-15 |
| Sept 2023 | $1,480,000 | 1,087 | $1,361 | 01-05 |
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More in District 21
The HDB blocks next door
The entry point, measured: what the resale flats around Astor Green actually sell for - this project trades at 2.7× the nearest block’s PSF.