District 21 · Bukit Timah · RCR
Pandan Valley
Pandan Valley · Condominium · Freehold
Current PSF
$1,502
-15.5% vs district median
Gross yield
2.5%
median rent $5,888/mo
3-year gain
11.7%
Transactions · 5y
84
13 in last 12 months
Nearest MRT
Dover Mrt Station · 873.041m
EWL
Future MRT
Maju Mrt Station
CRL · 2032
Vs local HDB
+82% premium
HDB median $826 psf
Area income
$22,500/mo median
En-bloc potential38 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+5.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
14%
PSF dispersion within project
The neighbourhood
P1 ring
Henry Park Primary School 843m · 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 · 1.1km
Food
Clementi Ave 2 Blk 353 (Clementi Ave 2 Market/Cooked Food Centre) · 879m
Green
Mss - Mount Sinai View Stateland · 555m - 8 parks within 1km
Mall
Clementi Avenue 2 Shopping Centre · 935m
Health
National University Polyclinics (Clementi Polyclinic) (polyclinic) · 1.4km
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 $1,523 psf - 0% above units on floors 1–5 ($1,518 psf).
Price trend average PSF by year
2021
$1,225
2022
$1,389
+13.4%
2023
$1,349
-2.9%
2024
$1,439
+6.7%
2025
$1,562
+8.5%
2026
$1,507
-3.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,100/mo | $3.04 | 2.4% | 22 |
| 2BR | $4,400/mo | $2.67 | 2.1% | 144 |
| 3BR | $6,000/mo | $2.93 | 2.3% | 167 |
| 4BR | $6,500/mo | $2.55 | 2.0% | 94 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,780,000 | 1,668 | $1,666 | 11-15 |
| Jun 2026 | $2,150,000 | 1,313 | $1,637 | 01-05 |
| May 2026 | $3,650,000 | 2,562 | $1,425 | 06-10 |
| May 2026 | $3,100,000 | 2,024 | $1,532 | 01-05 |
| Apr 2026 | $5,200,000 | 6,114 | $851 | 16-20 |
| Apr 2026 | $3,500,000 | 2,088 | $1,676 | 06-10 |
| Apr 2026 | $1,908,888 | 1,173 | $1,627 | 01-05 |
| Feb 2026 | $2,188,888 | 1,464 | $1,495 | 01-05 |
| Jan 2026 | $4,360,000 | 3,498 | $1,246 | 06-10 |
| Jan 2026 | $2,910,000 | 1,755 | $1,659 | 11-15 |
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More in District 21
The HDB blocks next door
The entry point, measured: what the resale flats around Pandan Valley actually sell for - this project trades at 2.7× the nearest block’s PSF.