District 21 · Bukit Timah · RCR
Sherwood Tower
Jalan Anak Bukit · Apartment · 99 yrs lease commencing from 1976
Current PSF
$1,095
-38.4% vs district median
Gross yield
3.5%
median rent $3,000/mo
3-year gain
9.6%
Transactions · 5y
51
6 in last 12 months
Nearest MRT
Beauty World Mrt Station · 361.855m
DTL
Future MRT
Turf City Mrt Station
CRL · 2032
Vs local HDB
+33% premium
HDB median $826 psf
Area income
$22,500/mo median
commercial zone
En-bloc potential59 / 100
50 years old · composite of plot use, age, tenure, value gap & size
Lease decay49 years left
worth 74.1%of freehold today (Bala’s Table) · loses ~6.4pts 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Pei Hwa Presbyterian Primary School 326m · Phase 2C 2.0× balloted · Methodist Girls' School (Primary) 911m · Phase 2C 1.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Bukit Timah Market · 278m - 2 hawker centres within 1km
Green
Railway Corridor Rifle Range Connector · 308m - 8 parks within 1km
Mall
Bukit Timah Shopping Centre (Car Park Entrance) · 486m
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
$821
2022
$902
+9.9%
2023
$999
+10.8%
2024
$1,026
+2.7%
2025
$1,064
+3.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $2,700/mo | $1.86 | 2.0% | 8 |
| 3BR | $4,000/mo | $2.58 | 2.8% | 76 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Oct 2025 | $1,830,000 | 1,830 | $1,000 | 11-15 |
| Oct 2025 | $1,500,000 | 1,292 | $1,161 | 21-25 |
| Sept 2025 | $1,880,000 | 1,701 | $1,105 | 06-10 |
| Sept 2025 | $1,740,000 | 1,518 | $1,146 | 21-25 |
| Sept 2025 | $1,720,000 | 1,658 | $1,038 | 11-15 |
| Sept 2025 | $1,700,000 | 1,518 | $1,120 | 21-25 |
| Jul 2025 | $1,540,000 | 1,539 | $1,000 | 21-25 |
| May 2025 | $1,980,000 | 1,787 | $1,108 | 26-30 |
| May 2025 | $1,470,000 | 1,421 | $1,035 | 16-20 |
| Apr 2025 | $1,650,000 | 1,518 | $1,087 | 21-25 |
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More in District 21
The HDB blocks next door
The entry point, measured: what the resale flats around Sherwood Tower actually sell for - this project trades at 1.2× the nearest block’s PSF.