District 11 · Bukit Timah · CCR
Hillcrest Arcadia
Arcadia Road · Condominium · 99 yrs lease commencing from 1975
Current PSF
$1,305
-34.4% vs district median
Gross yield
3.3%
median rent $5,500/mo
3-year gain
4.8%
Transactions · 5y
43
12 in last 12 months
Nearest MRT
Tan Kah Kee Mrt Station · 897.262m
DTL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
+58% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential59 / 100
51 years old · composite of plot use, age, tenure, value gap & size
Lease decay48 years left
worth 73.6%of freehold today (Bala’s Table) · loses ~6.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-6.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Raffles Girls' Primary School 492m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Margaret'S School (Secondary) · 1.5km
Food
Adam Road Food Centre · 1.2km
Green
Watten Heights Pg · 282m - 5 parks within 1km
Health
Crawfurd Hospital (hospital) · 920m
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 $1,338 psf - 9% above units on floors 1–5 ($1,232 psf).
Price trend average PSF by year
2021
$1,026
2022
$1,197
+16.7%
2023
$1,285
+7.4%
2024
$1,240
-3.5%
2025
$1,244
+0.3%
2026
$1,347
+8.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,300/mo | $3.47 | 3.2% | 61 |
| 2BR | $4,500/mo | $3.10 | 2.9% | 26 |
| 3BR | $6,000/mo | $3.43 | 3.2% | 73 |
| 4BR | $7,500/mo | $3.06 | 2.8% | 76 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,300,000 | 1,819 | $1,264 | 01-05 |
| May 2026 | $2,250,000 | 1,711 | $1,315 | 06-10 |
| May 2026 | $1,990,000 | 1,421 | $1,401 | 11-15 |
| Mar 2026 | $2,150,000 | 1,711 | $1,256 | 01-05 |
| Mar 2026 | $1,370,000 | 915 | $1,497 | 01-05 |
| Feb 2026 | $1,980,000 | 1,421 | $1,394 | 06-10 |
| Jan 2026 | $2,450,000 | 1,884 | $1,301 | 06-10 |
| Dec 2025 | $2,800,000 | 2,454 | $1,141 | 06-10 |
| Dec 2025 | $2,550,000 | 1,970 | $1,295 | 11-15 |
| Oct 2025 | $1,800,000 | 1,421 | $1,267 | 06-10 |
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