District 21 · Bukit Timah · RCR
Gardenvista
Dunearn Road · Condominium · 99 yrs lease commencing from 1999
Current PSF
$1,933
+8.8% vs district median
Gross yield
2.9%
median rent $5,100/mo
3-year gain
6.2%
Transactions · 5y
74
12 in last 12 months
Nearest MRT
King Albert Park Mrt Station · 380.962m
DTL
Future MRT
Turf City Mrt Station
CRL · 2032
Vs local HDB
+134% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential32 / 100
27 years old · composite of plot use, age, tenure, value gap & size
Lease decay72 years left
worth 87.0%of freehold today (Bala’s Table) · loses ~5.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.6%
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
Pei Hwa Presbyterian Primary School 470m · Phase 2C 2.0× balloted · Methodist Girls' School (Primary) 666m · Phase 2C 1.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Bukit Timah Market · 483m - 2 hawker centres within 1km
Green
Mayfair Pk · 393m - 6 parks within 1km
Mall
Bukit Timah Shopping Centre (Car Park Entrance) · 738m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Master Plan 20251,425m from Bukit Timah Turf City - 15,000–20,000 new homes announced
Price trend average PSF by year
2021
$1,463
2022
$1,575
+7.7%
2023
$1,776
+12.8%
2024
$1,844
+3.8%
2025
$1,957
+6.1%
2026
$1,886
-3.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,600/mo | $4.24 | 2.6% | 12 |
| 2BR | $4,250/mo | $5.00 | 3.1% | 63 |
| 3BR | $5,100/mo | $4.43 | 2.8% | 104 |
| 4BR | $5,600/mo | $4.15 | 2.6% | 27 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,733,000 | 947 | $1,830 | 01-05 |
| Apr 2026 | $1,800,000 | 926 | $1,944 | 01-05 |
| Apr 2026 | $1,280,000 | 893 | $1,433 | 01-05 |
| Mar 2026 | $2,230,000 | 1,141 | $1,954 | 01-05 |
| Feb 2026 | $2,790,000 | 1,345 | $2,074 | 06-10 |
| Feb 2026 | $2,350,000 | 1,130 | $2,079 | 01-05 |
| Nov 2025 | $2,393,888 | 1,163 | $2,059 | 06-10 |
| Oct 2025 | $2,390,000 | 1,130 | $2,115 | 06-10 |
| Oct 2025 | $2,275,000 | 1,173 | $1,939 | 01-05 |
| Oct 2025 | $2,260,000 | 1,141 | $1,981 | 01-05 |
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More in District 21
The HDB blocks next door
The entry point, measured: what the resale flats around Gardenvista actually sell for - this project trades at 2.3× the nearest block’s PSF.