A unit at Botanique at Bartley transacted at S$2,407 psf, setting a new price high for the 797-unit OCR development. The deal reflects sustained HDB upgrader demand and strong capital appreciation in Singapore's Bartley-Serangoon corridor.
TL;DR: A unit at Botanique at Bartley has transacted at S$2,407 psf, setting a new price high for the development. The deal reflects sustained demand for well-located mid-market condos in Singapore's District 13, with resale values continuing to climb despite broader cooling measures.
The Deal at Botanique at Bartley
A unit at Botanique at Bartley has changed hands at S$2,407 per square foot, marking a new price record for the 797-unit condominium development located along Upper Paya Lebar Road in Singapore's District 13. The transaction underscores the resilience of resale prices in the Outside Central Region (OCR), where well-positioned projects continue to attract buyers willing to pay a premium for connectivity and lifestyle amenities. This latest deal pushes the development's benchmark meaningfully above its previous high, signalling that buyer confidence in the project has not wavered despite a more cautious broader market.
- New price high (PSF): S$2,407
- Development: Botanique at Bartley
- Location: Upper Paya Lebar Road, District 13, Singapore
- Total units: 797
- Tenure: 99-year leasehold
- MRT proximity: Bartley MRT (Circle Line)
Why This Record Matters for OCR Pricing
Botanique at Bartley was developed by UOL Group and completed in 2018. Since its launch, the project has steadily appreciated in value, and this latest transaction at S$2,407 psf represents a significant milestone for a 99-year leasehold OCR development. Historically, crossing the S$2,400 psf threshold for leasehold condos outside the core central region has been considered a marker of strong underlying demand, and this deal confirms that Bartley's micro-market is performing well above segment averages. The Bartley MRT station on the Circle Line provides direct access to key employment hubs including Bishan, Serangoon, and the CBD interchange at Paya Lebar, which continues to be a major draw for both owner-occupiers and investors.
Comparable OCR developments in the Serangoon and Bartley corridor have also seen price appreciation over the past 12 to 18 months, driven by limited new supply and sustained HDB upgrader demand. Projects such as The Scala and Kovan Residences have recorded strong resale volumes, but Botanique at Bartley's latest high puts it ahead of many peers on a per-square-foot basis. This pricing trajectory suggests that buyers are increasingly willing to pay near-prime prices for well-maintained leasehold projects with strong transport links.
Market Context: Singapore Resale Condo Trends
Singapore's private residential resale market has remained broadly resilient through 2024 and into 2025, even as the government's Additional Buyer's Stamp Duty (ABSD) measures continue to moderate foreign and investor demand. The OCR segment, in particular, has benefited from a steady pipeline of HDB upgraders, many of whom received strong proceeds from their public housing sales during the 2021–2023 HDB resale boom. These buyers are now channelling capital into well-located freehold and leasehold condos, pushing prices in established estates like Bartley, Serangoon, and Hougang to multi-year highs.
According to URA data, OCR non-landed private residential prices rose approximately 3–5% on an annualised basis over the past year, with select developments outperforming the segment average. Botanique at Bartley's new psf record is consistent with this broader trend, and it reflects the premium that buyers attach to projects with proven management, mature landscaping, and proximity to reputable schools such as Maris Stella High School and Paya Lebar Methodist Girls' School.
What This Means for Buyers and Investors
For investors tracking Singapore's OCR resale market, the Botanique at Bartley record is a useful data point that suggests price floors in the Bartley-Serangoon corridor are moving higher. Buyers considering entry into this micro-market should factor in that the S$2,400 psf level may increasingly become the new baseline for quality leasehold projects in the area, rather than an outlier. Rental yields in the vicinity remain competitive, with two-bedroom units in the Bartley area typically fetching gross yields of approximately 3.0–3.5%, which remains attractive relative to Singapore government bond rates and fixed deposit alternatives.
Investors with a medium-term horizon of five to seven years may find that projects like Botanique at Bartley, which have already demonstrated strong price appreciation, offer a degree of capital preservation that newer launches at higher entry prices cannot guarantee. However, buyers should remain mindful of the 99-year leasehold tenure and the impact of lease decay on long-term resale value, particularly as the development approaches its tenth year of age. Due diligence on remaining lease, maintenance fees, and comparable transaction volumes remains essential before committing to any purchase at or near the new psf high.
Frequently Asked Questions
What is the new price record at Botanique at Bartley?
A unit at Botanique at Bartley has transacted at S$2,407 per square foot, setting a new price high for the development and marking a significant benchmark for leasehold condominiums in Singapore's District 13 OCR segment.
Who developed Botanique at Bartley and when was it completed?
Botanique at Bartley was developed by UOL Group, one of Singapore's major listed property developers. The 797-unit, 99-year leasehold development was completed in 2018 and is located along Upper Paya Lebar Road, within walking distance of Bartley MRT station on the Circle Line.
What are typical rental yields for condos near Bartley MRT?
Gross rental yields for private condominiums in the Bartley and Serangoon corridor typically range from approximately 3.0% to 3.5% for two-bedroom units, based on current market rental rates. This positions the area competitively relative to other OCR districts in Singapore.
How does this transaction compare to broader OCR price trends in Singapore?
OCR non-landed private residential prices have risen approximately 3–5% on an annualised basis over the past year according to URA data. Botanique at Bartley's new psf record outperforms the segment average and reflects the premium buyers place on well-connected, established leasehold developments with strong amenity profiles.
Should investors be cautious about buying at the new psf high?
Investors should weigh the strong capital appreciation track record against the risks associated with 99-year leasehold tenure and potential lease decay over time. Conducting thorough due diligence on comparable transactions, remaining lease years, and prevailing rental demand in the Bartley micro-market is essential before transacting at or near the new price high.
