District 21 · Bukit Timah · RCR
Cavendish Park
Pine Grove · Condominium · 99 yrs lease commencing from 1991
Current PSF
$1,631
-8.2% vs district median
Gross yield
2.9%
median rent $4,300/mo
3-year gain
12.4%
Transactions · 5y
48
3 in last 12 months
Nearest MRT
Dover Mrt Station · 675.469m
EWL
Future MRT
Clementi Mrt Station
CRL · 2032
Vs local HDB
+98% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential40 / 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
-5.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Pei Tong Primary School 886m · Phase 2C 0.1× · Learning Leap Pte Ltd (Pei Tong Primary School) 886m · Henry Park Primary School 990m · 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 · 789m
Food
Clementi Ave 2 Blk 353 (Clementi Ave 2 Market/Cooked Food Centre) · 565m
Green
Jln Kebaya Pg · 606m - 7 parks within 1km
Mall
Clementi Avenue 2 Shopping Centre · 607m
Health
National University Polyclinics (Clementi Polyclinic) (polyclinic) · 1.1km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,554 psf - 1% above units on floors 1–5 ($1,546 psf).
Price trend average PSF by year
2021
$1,296
2022
$1,416
+9.3%
2023
$1,451
+2.5%
2024
$1,548
+6.7%
2025
$1,637
+5.7%
2026
$1,631
-0.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,800/mo | $4.00 | 2.9% | 85 |
| 3BR | $5,000/mo | $4.00 | 2.9% | 107 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,920,000 | 1,227 | $1,565 | 01-05 |
| Feb 2026 | $1,630,000 | 926 | $1,761 | 01-05 |
| Jan 2026 | $2,208,888 | 1,410 | $1,567 | 06-10 |
| Jun 2025 | $1,790,000 | 1,227 | $1,459 | 01-05 |
| May 2025 | $3,450,000 | 1,959 | $1,761 | 11-15 |
| May 2025 | $1,880,000 | 1,227 | $1,532 | 11-15 |
| May 2025 | $1,733,000 | 926 | $1,872 | 01-05 |
| Feb 2025 | $2,050,000 | 1,313 | $1,561 | 01-05 |
| Dec 2024 | $2,000,000 | 1,378 | $1,452 | 01-05 |
| Dec 2024 | $1,675,000 | 958 | $1,748 | 01-05 |
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More in District 21
The HDB blocks next door
The entry point, measured: what the resale flats around Cavendish Park actually sell for - this project trades at 2.7× the nearest block’s PSF.