District 11 · Bukit Timah · CCR
The Arcadia
Arcadia Road · Condominium · 99 yrs lease commencing from 1979
Current PSF
$1,178
-40.8% vs district median
Gross yield
-
median rent $13,000/mo
3-year gain
-11.2%
Transactions · 5y
35
5 in last 12 months
Nearest MRT
Tan Kah Kee Mrt Station · 939.676m
DTL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
+43% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential57 / 100
47 years old · composite of plot use, age, tenure, value gap & size
Lease decay52 years left
worth 75.7%of freehold today (Bala’s Table) · loses ~5.9pts 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
14%
PSF dispersion within project
The neighbourhood
P1 ring
Raffles Girls' Primary School 656m · 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 · 1.1km
Green
Watten Heights Pg · 213m - 5 parks within 1km
Health
Crawfurd Hospital (hospital) · 761m
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
$1,016
2022
$1,162
+14.4%
2023
$1,163
+0.1%
2024
$1,264
+8.7%
2025
$1,211
-4.2%
2026
$1,033
-14.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 4BR | $12,000/mo | - | - | 90 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $4,850,000 | 4,672 | $1,038 | 01-05 |
| Feb 2026 | $4,800,000 | 4,672 | $1,028 | 01-05 |
| Nov 2025 | $4,920,000 | 4,618 | $1,065 | 01-05 |
| Sept 2025 | $10,523,000 | 6,566 | $1,603 | 01-05 |
| Aug 2025 | $4,400,000 | 3,810 | $1,155 | 01-05 |
| Jun 2025 | $4,650,000 | 3,735 | $1,245 | 06-10 |
| Jun 2025 | $4,390,000 | 3,735 | $1,175 | 06-10 |
| Apr 2025 | $4,250,000 | 3,735 | $1,138 | 06-10 |
| Feb 2025 | $4,130,000 | 3,757 | $1,099 | 01-05 |
| Dec 2024 | $4,750,000 | 3,767 | $1,261 | 06-10 |
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