District 21 · Bukit Timah · RCR
The Sterling
Bukit Timah Road · Condominium · Freehold
Current PSF
$2,317
+30.4% vs district median
Gross yield
2.3%
median rent $6,200/mo
3-year gain
13.9%
Transactions · 5y
22
4 in last 12 months
Nearest MRT
King Albert Park Mrt Station · 126.173m
DTL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
+181% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+1.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
3%
PSF dispersion within project
The neighbourhood
P1 ring
Methodist Girls' School (Primary) 370m · Phase 2C 1.7× balloted · Pei Hwa Presbyterian Primary School 701m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Bukit Timah Market · 750m - 2 hawker centres within 1km
Green
Hua Guan Crescent Pg · 356m - 5 parks within 1km
Mall
Bukit Timah Shopping Centre (Car Park Entrance) · 1.0km
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 20251,325m from Bukit Timah Turf City - 15,000–20,000 new homes announced
Price trend average PSF by year
2021
$1,810
2022
$1,919
+6%
2023
$2,082
+8.5%
2024
$2,094
+0.6%
2025
$2,275
+8.6%
2026
$2,371
+4.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,600/mo | $4.80 | 2.5% | 24 |
| 2BR | $4,500/mo | $4.29 | 2.2% | 38 |
| 3BR | $6,000/mo | $4.14 | 2.1% | 174 |
| 4BR | $7,000/mo | $3.59 | 1.9% | 42 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,650,000 | 1,507 | $2,422 | 01-05 |
| Mar 2026 | $3,570,000 | 1,539 | $2,319 | 01-05 |
| Dec 2025 | $4,450,000 | 1,948 | $2,284 | 06-10 |
| Sept 2025 | $1,690,000 | 753 | $2,243 | 01-05 |
| May 2025 | $3,348,000 | 1,518 | $2,206 | 06-10 |
| May 2025 | $2,980,000 | 1,249 | $2,387 | 06-10 |
| Apr 2025 | $3,450,000 | 1,528 | $2,257 | 01-05 |
| Sept 2024 | $3,294,000 | 1,464 | $2,250 | 01-05 |
| May 2024 | $4,500,000 | 1,970 | $2,285 | 06-10 |
| Apr 2024 | $2,760,000 | 1,324 | $2,085 | 01-05 |
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