By District

Best Condos in District 21 (Upper Bukit Timah)

Family-friendly condos in D21 near nature reserves and top schools.

Last updated: 2 October 2026

Overview

District 21, encompassing Clementi and Upper Bukit Timah, features a diverse mix of freehold and leasehold residential developments. Transaction data indicates high market activity in projects such as Forett @ Bukit Timah with 679 transactions and The Reserve Residences with 649 transactions. Average prices in this district range from $1,713.736 psf at Daintree Residence to $2,499.341 psf at Pinetree Hill.

Market Analysis

The District 21 market demonstrates a price spread of $785.605 psf between the lowest and highest priced projects listed. High transaction volumes are concentrated in developments like Forett @ Bukit Timah (679 txns) and Ki Residences at Brookvale (647 txns), indicating demand for freehold and 999-year tenures. Leasehold projects with 2021-2024 commencement dates, including The Reserve Residences and Nava Grove, are currently transacting at prices exceeding $2,470 psf. Conversely, projects with leases starting between 2017 and 2019, such as Daintree Residence and Verdale, maintain price points below $1,800 psf.

Most Popular Projects in This District

Project	District	Median PSF	Transactions	Tenure
FORETT@BUKIT TIMAH	D21 Clementi, Upper Bukit Timah	$1,999.076	679	Freehold
THE RESERVE RESIDENCES	D21 Clementi, Upper Bukit Timah	$2,475.025	649	99 yrs lease commencing from 2021
KI RESIDENCES AT BROOKVALE	D21 Clementi, Upper Bukit Timah	$1,852.204	647	999 yrs lease commencing from 1885
FORETT AT BUKIT TIMAH	D21 Clementi, Upper Bukit Timah	$1,987.397	644	Freehold
PINETREE HILL	D21 Clementi, Upper Bukit Timah	$2,499.341	511	99 yrs lease commencing from 2022
NAVA GROVE	D21 Clementi, Upper Bukit Timah	$2,479.236	468	99 yrs lease commencing from 2024
DAINTREE RESIDENCE	D21 Clementi, Upper Bukit Timah	$1,713.736	320	99 yrs lease commencing from 2017
VERDALE	D21 Clementi, Upper Bukit Timah	$1,786.62	264	99 yrs lease commencing from 2018
VIEW AT KISMIS	D21 Clementi, Upper Bukit Timah	$1,732.699	183	99 yrs lease commencing from 2019
MAYFAIR MODERN	D21 Clementi, Upper Bukit Timah	$2,077.148	153	99 yrs lease commencing from 2018

Buyer Advice

Buyers should compare the $1,852.204 psf average of Ki Residences at Brookvale (999-year lease) against the $2,499.341 psf of Pinetree Hill (99-year lease) to assess tenure value. The data indicates that freehold properties like Forett @ Bukit Timah are transacting at approximately $1,999.076 psf, which is lower than the newest 99-year leasehold launches. Analysis of the 320 transactions at Daintree Residence shows an entry price of $1,713.736 psf for those seeking 99-year leasehold options with earlier commencement dates.

Frequently Asked Questions

What is the average psf for new condos in District 21?

Recent launches in District 21, such as Pinetree Hill and Nava Grove, show average prices of $2,499.341 psf and $2,479.236 psf respectively. These figures represent the upper price bracket for 99-year leasehold properties in the area with leases commencing between 2022 and 2024.

Are there freehold options available in Upper Bukit Timah?

Forett @ Bukit Timah is a freehold development in District 21 that has recorded 679 transactions at an average price of $1,999.076 psf. Another long-tenure option is Ki Residences at Brookvale, which holds a 999-year lease and averages $1,852.204 psf across 647 transactions.

Which District 21 condo has the highest transaction volume?

Forett @ Bukit Timah leads the transaction volume in District 21 with 679 recorded deals. It is followed closely by The Reserve Residences with 649 transactions and Ki Residences at Brookvale with 647 transactions.

What is the entry price for a 99-year leasehold condo in D21?

Daintree Residence offers one of the lower entry points in the district with an average price of $1,713.736 psf. View at Kismis is another option with a similar price profile, averaging $1,732.699 psf based on 183 transactions.

How do prices compare between The Reserve Residences and Pinetree Hill?

The Reserve Residences has an average price of $2,475.025 psf based on 649 transactions. Pinetree Hill is priced slightly higher at $2,499.341 psf with 511 transactions recorded, representing a difference of $24.316 psf.

When did the leases for recent District 21 developments commence?

Lease commencement dates vary among leasehold projects, with Nava Grove starting in 2024 and Pinetree Hill in 2022. Earlier leasehold projects like Mayfair Modern and Verdale have leases commencing from 2018.

This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.

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