Property Market in Upper Bukit Timah

Upper Bukit Timah commands prices above the Singapore-wide average. According to URA transaction records from 2022 to 2025,D21 has recorded 5,407 private residential transactions, making it a highly active market with strong transaction volume. The median condominium and apartment price stands at S$1.9M, which is 10% above the Singapore-wide median of S$1.7M.

Bukit Timah Road is a major road in Singapore extending from the city centre to Woodlands Road on the way to Johor Bahru in Malaysia. The road's 25-km length makes it one of the longest roads in Singapore, and the road takes its name from Bukit Timah Hill. En route, it passes through the areas of Little India, Newton Road, Farrer Road, Singapore Botanic Gardens, Bukit Timah and Bukit Panjang.

The private residential market in Upper Bukit Timah spans 7 property categories. Condominiums lead with 3,400 transactions at a median of S$2.0M. The distinction between condominiums and apartments in Singapore is largely regulatory (condominiums must meet a minimum land area of 4,000 sqm and include recreational facilities), but prices also reflect differences in unit size and development scale.

Upper Bukit Timah also has an active landed property segment. Terrace houses trade at a median of S$4.5M, semi-detached homes at S$6.1M, and detached houses at S$12.5M. Landed properties in Upper Bukit Timah offer an alternative to high-rise living at prices that vary significantly with plot size and condition.

Tenure is a defining factor in Upper Bukit Timah's property pricing. Freehold properties trade at a median of S$2.1M, while 99-year leasehold units trade at S$1.9M. That is a 13% premium for freehold, or approximately S$240K more in absolute terms.

On a per-square-metre basis, the gap narrows somewhat: freehold at S$19,392/sqm versus leasehold at S$23,177/sqm. For buyers weighing freehold versus leasehold in Upper Bukit Timah, the key question is time horizon. Freehold properties hold value over decades and face no lease decay, but new 99-year leasehold developments often offer modern facilities and layouts at a lower entry price. New leasehold launches have been active in Upper Bukit Timah, with 2,905 transactions versus 1,721 freehold.

For condominiums and apartments in Upper Bukit Timah, floor level creates a measurable price gradient. Units on floors 31-35 sell for a median of S$3.5M, while units on floors 01-05 sell for S$1.8M. That is a 98% premium for higher floors, worth approximately S$1.7M per unit.

In Upper Bukit Timah, the high-floor premium reflects better ventilation, natural light, reduced noise, and improved views. Buyers targeting a specific development can use this gradient to estimate how much they save by choosing a mid-floor unit instead of a top-floor one.

Rental rates in Upper Bukit Timah average S$6.12 psf per square foot per month, placing the district above-average rental rates, indicating solid demand from both local and expatriate tenants. The highest rents are commanded by THE HILLFORD at S$6.95 psf.

The rental spread within Upper Bukit Timah runs from S$5.59 psf at KAP RESIDENCES to S$6.95 psf at THE HILLFORD. This range reflects differences in development age, finish quality, proximity to MRT, and whether the unit is furnished. Investors evaluating gross rental yield in Upper Bukit Timah should compare these rates against the purchase price per square foot to assess returns.

The most actively traded development in Upper Bukit Timah is THE RESERVE RESIDENCES on JALAN ANAK BUKIT, with 664 URA-recorded transactions at a median of S$1,996,918. PINETREE HILL follows with 493 transactions at S$2,339,000.

High transaction volumes typically indicate active secondary markets with good liquidity. Buyers who may need to sell within a few years should consider developments with proven resale activity, as these tend to attract a broader pool of buyers when the time comes.

In pricing terms, Upper Bukit Timah sits closest to Middle Road (S$1.9M), Upper Thomson (S$1.8M), Queenstown (S$2.0M). Buyers looking for a lower entry point could consider Kranji at S$1.1M, which is 73% cheaper. Those with a larger budget might look at Telok Blangah at S$2.6M.