Rental yields · District 21
Highest rental yields in District 21 — Upper Bukit Timah, Clementi Park, Ulu Pandan
Latest recorded sale Sep 2026
Which condos and apartments in District 21 have the highest rental yield?
Among condos, apartments and ECs in District 21 with at least 10 URA rental contracts and 5 recorded sales from Oct 2024 to Sep 2026, The Hillford has the highest gross rental yield, at 6.27%: a median rent of S$7.71 psf a month against a median sale price of S$1,476 psf. Latest recorded sale Jun 2026. Gross yield before costs; indicative.
6.27%
How the ranking is worked out
Each project's gross yield is its own median rent per square foot, from URA rental contracts, times twelve, divided by its own median sale price per square foot, from recorded caveats, both from Oct 2024 to Sep 2026. A project is ranked only with at least 10 rental contracts and 5 sales in that window; transfers we filter out as unrepresentative never count. Condos, apartments and executive condominiums only: landed homes are sold by land area and let by floor area, so the two do not divide.
Gross yield is a year's rent divided by the price paid, before any cost. Net yield is what is left after property tax, maintenance or conservancy charges, agent fees, repairs and months without a tenant, and it is always lower. Mortgage interest comes off after that. We rank on gross yield because recorded rents and prices are the same for everyone, while costs are not.
Projects, highest gross yield first
| Project | Gross yield | Median rent | Median price |
|---|---|---|---|
| The Hillfordapartment · 60-year | 6.27% | S$7.71 psf a monthS$2,800 a month · 157 contracts, Q4 2024–Q2 2026 | S$1,476 psfS$600,000 · 23 sales, Nov 2024–Jun 2026 |
| Nottinghill Suitesapartment · freehold | 4.74% | S$7.29 psf a monthS$2,650 a month · 109 contracts, Q4 2024–Q2 2026 | S$1,846 psfS$760,000 · 9 sales, Nov 2024–Jun 2026 |
| Pine Grovecondo · 99-year | 3.77% | S$3.27 psf a monthS$5,200 a month · 125 contracts, Q4 2024–Q2 2026 | S$1,041 psfS$1,769,000 · 48 sales, Oct 2024–Jul 2026 |
| Suites De Laurelapartment · 999-year | 3.75% | S$5.45 psf a monthS$3,100 a month · 43 contracts, Q4 2024–Q2 2026 | S$1,746 psfS$1,244,000 · 10 sales, Feb 2025–May 2026 |
| Kap Residencesapartment · freehold | 3.73% | S$5.64 psf a monthS$3,800 a month · 107 contracts, Q4 2024–Q2 2026 | S$1,815 psfS$1,680,000 · 7 sales, Oct 2024–Jul 2026 |
| Sherwood Towerapartment · 99-year | 3.64% | S$3.16 psf a monthS$3,300 a month · 41 contracts, Q4 2024–Q2 2026 | S$1,041 psfS$1,570,000 · 21 sales, Oct 2024–Jul 2026 |
| Mayfair Gardenscondo · 99-year | 3.45% | S$6.00 psf a monthS$3,875 a month · 116 contracts, Q4 2024–Q2 2026 | S$2,088 psfS$1,688,000 · 13 sales, Oct 2024–Jul 2026 |
| Mayfair Moderncondo · 99-year | 3.29% | S$6.00 psf a monthS$3,800 a month · 113 contracts, Q4 2024–Q2 2026 | S$2,189 psfS$1,800,000 · 19 sales, Dec 2024–Aug 2026 |
| Daintree Residencecondo · 99-year | 3.24% | S$5.55 psf a monthS$4,000 a month · 63 contracts, Q4 2024–Q2 2026 | S$2,055 psfS$1,530,000 · 56 sales, Oct 2024–Sep 2026 |
| Verdaleapartment · 99-year | 3.20% | S$5.23 psf a monthS$3,800 a month · 71 contracts, Q4 2024–Q2 2026 | S$1,962 psfS$1,394,000 · 26 sales, Oct 2024–Aug 2026 |
| The Raintreecondo · 99-year | 3.19% | S$3.84 psf a monthS$4,900 a month · 63 contracts, Q4 2024–Q2 2026 | S$1,444 psfS$1,880,000 · 22 sales, Oct 2024–Aug 2026 |
| The Creek @ Bukitcondo · freehold | 3.18% | S$5.04 psf a monthS$3,575 a month · 102 contracts, Q4 2024–Q2 2026 | S$1,898 psfS$1,925,000 · 17 sales, Oct 2024–Aug 2026 |
| Southaven Icondo · 99-year | 3.16% | S$3.33 psf a monthS$4,600 a month · 33 contracts, Q4 2024–Q2 2026 | S$1,265 psfS$1,870,900 · 6 sales, Oct 2024–Jan 2026 |
| High Oak Condominiumcondo · 99-year | 3.12% | S$3.70 psf a monthS$4,350 a month · 30 contracts, Q4 2024–Q2 2026 | S$1,419 psfS$1,680,000 · 17 sales, Dec 2024–Aug 2026 |
| Cavendish Parkcondo · 99-year | 3.07% | S$4.00 psf a monthS$4,300 a month · 59 contracts, Q4 2024–Q2 2026 | S$1,565 psfS$1,880,000 · 11 sales, Nov 2024–May 2026 |
| Astor Greencondo · 99-year | 3.01% | S$3.77 psf a monthS$4,300 a month · 42 contracts, Q4 2024–Q2 2026 | S$1,501 psfS$2,080,000 · 5 sales, Jun 2025–Aug 2026 |
| Forett@bukit Timahapartment · freehold | 2.97% | S$5.79 psf a monthS$3,800 a month · 279 contracts, Q4 2024–Q2 2026 | S$2,342 psfS$1,680,000 · 29 sales, Apr 2025–Sep 2026 |
| Meadowlodgecondo · 99-year | 2.97% | S$3.70 psf a monthS$5,000 a month · 14 contracts, Q1 2025–Q2 2026 | S$1,494 psfS$1,975,000 · 6 sales, Nov 2024–Oct 2025 |
| Gardenvistacondo · 99-year | 2.81% | S$4.61 psf a monthS$5,200 a month · 69 contracts, Q4 2024–Q2 2026 | S$1,970 psfS$2,258,000 · 29 sales, Oct 2024–May 2026 |
| Sherwood Condominiumcondo · freehold | 2.81% | S$3.47 psf a monthS$3,300 a month · 40 contracts, Q4 2024–Q2 2026 | S$1,482 psfS$1,380,000 · 9 sales, Nov 2024–Apr 2026 |
| Terrene At Bukit Timahcondo · 999-year | 2.62% | S$4.36 psf a monthS$4,300 a month · 70 contracts, Q4 2024–Q2 2026 | S$2,000 psfS$2,574,000 · 10 sales, Oct 2024–Aug 2026 |
| The Cascadiacondo · freehold | 2.61% | S$4.95 psf a monthS$4,600 a month · 212 contracts, Q4 2024–Q2 2026 | S$2,279 psfS$2,680,000 · 31 sales, Oct 2024–Jul 2026 |
| Springdale Condominiumcondo · 999-year | 2.58% | S$3.65 psf a monthS$4,100 a month · 171 contracts, Q4 2024–Q2 2026 | S$1,696 psfS$1,965,000 · 23 sales, Nov 2024–Jul 2026 |
| Jardincondo · freehold | 2.58% | S$4.34 psf a monthS$4,800 a month · 50 contracts, Q4 2024–Q2 2026 | S$2,017 psfS$2,280,000 · 9 sales, Oct 2024–Aug 2026 |
| 1 King Albert Parkcondo · freehold | 2.56% | S$4.00 psf a monthS$4,550 a month · 48 contracts, Q4 2024–Q2 2026 | S$1,873 psfS$2,025,000 · 8 sales, Dec 2024–May 2026 |
| Hillview Greencondo · 999-year | 2.53% | S$3.33 psf a monthS$3,800 a month · 104 contracts, Q4 2024–Q2 2026 | S$1,577 psfS$1,900,000 · 13 sales, Oct 2024–Jul 2026 |
| Floridiancondo · freehold | 2.50% | S$5.04 psf a monthS$6,500 a month · 154 contracts, Q4 2024–Q2 2026 | S$2,424 psfS$3,200,000 · 15 sales, Nov 2024–Sep 2026 |
| Clementi Parkcondo · freehold | 2.45% | S$3.19 psf a monthS$5,350 a month · 160 contracts, Q4 2024–Q2 2026 | S$1,561 psfS$3,150,000 · 35 sales, Oct 2024–Jun 2026 |
| Parc Palaiscondo · freehold | 2.44% | S$3.45 psf a monthS$4,400 a month · 131 contracts, Q4 2024–Q2 2026 | S$1,699 psfS$2,280,000 · 23 sales, Oct 2024–Jul 2026 |
| The Nexuscondo · freehold | 2.42% | S$4.74 psf a monthS$5,300 a month · 103 contracts, Q4 2024–Q2 2026 | S$2,346 psfS$2,835,000 · 16 sales, Nov 2024–Jul 2026 |
| Bukit Regencycondo · freehold | 2.41% | S$3.33 psf a monthS$4,500 a month · 45 contracts, Q4 2024–Q2 2026 | S$1,656 psfS$2,505,000 · 8 sales, Dec 2024–Jul 2026 |
| Hume Park Icondo · freehold | 2.39% | S$3.41 psf a monthS$4,200 a month · 91 contracts, Q4 2024–Q2 2026 | S$1,710 psfS$1,940,000 · 10 sales, Jan 2025–Sep 2026 |
| Southaven Iicondo · 999-year | 2.39% | S$3.32 psf a monthS$4,500 a month · 80 contracts, Q4 2024–Q2 2026 | S$1,670 psfS$2,525,000 · 20 sales, Oct 2024–Sep 2026 |
| Highgatecondo · freehold | 2.38% | S$3.04 psf a monthS$4,300 a month · 55 contracts, Q4 2024–Q2 2026 | S$1,531 psfS$2,050,000 · 9 sales, Nov 2024–May 2026 |
| Symphony Heightscondo · freehold | 2.37% | S$3.52 psf a monthS$3,900 a month · 145 contracts, Q4 2024–Q2 2026 | S$1,785 psfS$1,770,000 · 17 sales, Nov 2024–Sep 2026 |
| The Hillsidecondo · freehold | 2.34% | S$3.33 psf a monthS$4,500 a month · 81 contracts, Q4 2024–Q2 2026 | S$1,706 psfS$2,358,000 · 13 sales, Oct 2024–Aug 2026 |
| Signature Parkcondo · freehold | 2.33% | S$3.33 psf a monthS$3,900 a month · 273 contracts, Q4 2024–Q2 2026 | S$1,714 psfS$2,380,000 · 43 sales, Oct 2024–Aug 2026 |
| Summerhillcondo · freehold | 2.33% | S$3.52 psf a monthS$4,700 a month · 80 contracts, Q4 2024–Q2 2026 | S$1,816 psfS$2,688,000 · 11 sales, Nov 2024–Jul 2026 |
| Maple Woodscondo · freehold | 2.30% | S$4.22 psf a monthS$5,800 a month · 242 contracts, Q4 2024–Q2 2026 | S$2,204 psfS$3,175,000 · 28 sales, Oct 2024–Aug 2026 |
| Pandan Valleycondo · freehold | 2.27% | S$3.03 psf a monthS$5,500 a month · 117 contracts, Q4 2024–Q2 2026 | S$1,605 psfS$2,920,000 · 28 sales, Oct 2024–Jul 2026 |
| The Sterlingcondo · freehold | 2.23% | S$4.28 psf a monthS$6,000 a month · 100 contracts, Q4 2024–Q2 2026 | S$2,302 psfS$3,399,000 · 8 sales, Apr 2025–Jul 2026 |
| The Blossomvalecondo · 999-year | 2.23% | S$4.15 psf a monthS$5,400 a month · 53 contracts, Q4 2024–Q2 2026 | S$2,237 psfS$3,075,000 · 10 sales, Feb 2025–Jul 2026 |
| Hume Park Iicondo · freehold | 2.21% | S$3.33 psf a monthS$4,000 a month · 81 contracts, Q4 2024–Q2 2026 | S$1,806 psfS$2,078,888 · 7 sales, Sep 2025–Jul 2026 |
| The Beverlyapartment · freehold | 2.11% | S$3.23 psf a monthS$5,000 a month · 19 contracts, Q4 2024–Q2 2026 | S$1,836 psfS$3,105,000 · 6 sales, Mar 2025–Jun 2026 |