District 21 Property Market: Resale prices, tenure, supply and buyer and seller considerations

Not one market

District 21 takes in Upper Bukit Timah, Hume and Hindhede, Toh Tuck, Jalan Jurong Kechil, Pine Grove, Pandan Valley, Sunset Way and Clementi Park. URA places most of it in the Rest of Central Region and part in the Outside Central Region: of the 404 resales in the 12 months to September 2026, 312 were in the first and 92 in the second.

By number of developments and by resales, this is mainly a freehold district. Fifty-four of the 78 developments that recorded a sale in the past five years are freehold or on 999-year leases, and such developments made 66% of the resales in the 12 months. Developers' new sales in the 12 months were all in 99-year developments.

The other resales fall into four smaller groups that sell at different levels: 99-year developments with leases from before 2000, 99-year developments with leases from 2015, one development with a lease from 2003 (The Raintree) and one on a 60-year lease (The Hillford). The figures below are given for each group, never for the district as a whole.

Stock profile

Resales are spread across many developments. The five with the most resales made 30% of them and the top ten 45%. Twenty-seven of the 57 developments with a resale had fewer than five.

What sold each year

Resales have run between 330 and 449 a year. New sales peaked at 865 in 2023 and were 199 in the first nine months of 2026.

Resale prices by tenure and lease era

Freehold and 999-year homes are the largest group by number of resales. Their median size was 1,249 sq ft, and the middle half sold for $1.76M to $2.89M. The 99-year homes with leases from 2015 are much smaller, a median of 743 sq ft, and sold for $1.38M to $1.83M at the highest price per square foot of any group, $2,020. The 99-year homes with leases before 2000 are about as large as the freehold ones but sold for less, $1.68M to $2.08M, at $1,433 per square foot.

The Hillford had 13 resales with a median price of $596,000 and a median size of 398 sq ft. It is the lowest price point in the district and is not comparable with the other groups.

What each size cost

At 1,200 to 1,599 sq ft, freehold and 999-year homes sold at a median of $2.46M and 99-year homes with leases before 2000 at $1.95M. At 500 to 799 sq ft, 99-year homes with leases from 2015 sold at a median of $1.41M and freehold ones at $1.29M.

Some cells rest on few developments. In the column for 99-year leases before 2000, 16 of the 19 resales at 800 to 1,199 sq ft were in two developments and 8 of the 11 at 1,600 sq ft and over were in one, which is why the larger band shows the lower median. The six resales in the 2000 to 2014 column were all in The Raintree. In the column for leases from 2015, 8 of the 19 resales at 800 to 1,199 sq ft were in one development.

Where the resales are

Every sale on record for a development is on the Property Research page. The five with the most resales: Daintree Residence, Signature Park, The Cascadia, Forett@Bukit Timah and Verdale.

Disclosure: James Wong is marketing a home in Pinetree Hill and has sold homes in Highgate and The Blossomvale. Their records: Pinetree Hill, Highgate and The Blossomvale.

Whether freehold homes here sell for more per square foot than 99-year ones is examined in District 21: newer 99-year homes had a higher median price per square foot than freehold.

What developers are selling

Developers sold 348 homes in the 12 months, in five developments, all on 99-year leases. The Sen made 177 of them, Nava Grove 77 and Pinetree Hill 58.

The median new-sale price per square foot in the four developments with at least five sales ranged from $2,339 to $2,685. The median for resales of 99-year homes with leases from 2015 was $2,020, and for freehold and 999-year homes $1,801. These are not like for like: a new sale may be of a home that is not yet completed, and the sizes sold differ.

What this page does not cover

Future Government Land Sales sites, en-bloc redevelopments and launches that have not yet recorded a sale are not listed here. The table shows only developments in which URA has recorded a developer's sale in the period.

MRT

Three MRT stations have postal codes in District 21, all on the Downtown Line: Hume, Beauty World and King Albert Park.

LTA expects Phase 2 of the Cross Island Line to be completed by 2032. It has six stations, with interchanges at King Albert Park on the Downtown Line and at Clementi on the East-West Line.

A station being in the district says nothing about how far it is from a given home. Check the walking route from the address itself.

Primary schools

MOE's school directory lists three primary schools with postal codes in District 21: Bukit Timah Primary School, Methodist Girls' School (Primary) and Pei Hwa Presbyterian Primary School.

A postal district is not a school catchment. Check the home's own address against MOE's current Primary 1 registration rules before relying on a school.

• Compare like with like. A 99-year home with a lease from 2015, a freehold home and a 99-year home with a lease before 2000 sold at different levels here, and the group with the highest median price per square foot has much smaller homes than the freehold group.
• If you want space, the freehold and the older 99-year developments are where it is. At 1,200 to 1,599 sq ft the medians were $2.46M for freehold and 999-year homes and $1.95M for 99-year homes with leases before 2000.
• For an older 99-year home, ask CPF Board and your bank early whether the remaining lease affects the CPF you may use and the loan you can get.
• Twenty-seven of the 57 developments with a resale had fewer than five. Look at sales over a longer period in the same development before relying on one recent price.

• Buyers comparing your freehold home with a newer 99-year one may see a higher price per square foot on the newer home. Show the comparison by total price and by size: freehold and 999-year homes had a median size of 1,249 sq ft, against 743 sq ft for 99-year homes with leases from 2015.
• With 57 developments sharing 404 resales, your own development may have had only a handful. Be ready to show which sales elsewhere are comparable in tenure, lease era and size.
• New launches in the district are a reference buyers may have seen. Four developments sold new units at medians of $2,339 to $2,685 per square foot in the same 12 months.