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BARTLEY RESIDENCES

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BARTLEY RESIDENCES

Details

Project: BARTLEY RESIDENCES
TOP year: 2015
Tenure: 99-year leasehold
Lease start: 2011
Land size: 22,096 sqm (237,835 sqft)
Plot ratio: 2.8
Developer: Bartley Development Pte. Ltd.
Gross rental yield: ~3.3% · ~$1.56M (est.)
Storeys: 17
Market segment: OCR
Total units: 702
Blocks: 8
District: 19

Transactions

Showing 10 of 1005

Beds

Period

Size–sqft


Aug 2026		3BR	$2,400,000	1,162	$2,065
Jul 2026		2BR	$1,430,000	796	$1,796
Jul 2026		4BR	$2,585,000	1,378	$1,876
Jul 2026		3BR	$2,380,000	1,162	$2,048
May 2026		1BR	$830,000	463	$1,793
May 2026		3BR	$2,046,600	1,076	$1,902
May 2026		1BR	$888,000	560	$1,586
Apr 2026		1BR	$910,000	570	$1,596
Apr 2026		1BR	$830,000	463	$1,793
Mar 2026		4BR	$2,740,000	1,346	$2,036

Price Action

Rising+4.0%Last 12 months$1,864 psf

Beds

PSF (S$)75 sales · Sep 2024 to Aug 2026

typical range, $1,763 to $1,87712 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of BARTLEY RESIDENCES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	130	19%	463-570 sqft	S$3,000/mo	~4.4%	57
2BR	228	32%	797-1,432 sqft	S$3,960/mo	~2.9%	72
3BR	276	39%	1,023-1,808 sqft	S$5,000/mo	~2.9%	57
4BR	69	10%	1,346-2,250 sqft	S$5,800/mo*	~2.6%· low sample (3 sales)	6

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

15 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Bartley Ridge	230 m	Aug 2026		Resale	1BR	$883,999	495	$1,786
Botanique At Bartley	161 m	Jul 2026		Resale	2BR	$1,700,000	850	$2,000
Botanique At Bartley	161 m	Jul 2026		Resale	2BR	$1,365,000	657	$2,078
Bartley Ridge	230 m	Jul 2026		Resale	2BR	$1,570,000	840	$1,869
Bartley Ridge	230 m	Jul 2026		Resale	3BR	$2,490,000	1,173	$2,123
Botanique At Bartley	161 m	Jun 2026		Resale	2BR	$1,570,000	732	$2,145
Kensington Square	294 m	May 2026		Resale	2BR	$1,399,999	1,044	$1,341
Kensington Square	294 m	Jan 2026		Resale	3BR	$1,360,000	796	$1,709
Kensington Square	294 m	Dec 2025		Resale	2BR	$1,150,000	732	$1,571
The Lilium	297 m	Apr 2023		New Sale	4BR	$3,334,320	1,970	$1,693
The Lilium	297 m	Apr 2023		New Sale	4BR	$3,368,000	1,970	$1,710
The Lilium	297 m	Apr 2023		New Sale	4BR	$2,408,000	1,292	$1,864
Crystal De Azure	45 m	09 Mar 2021		Resale	2BR	$1,200,000	1,130	$1,062
Crystal De Azure	45 m	15 Aug 2017		Resale	2BR	$930,000	947	$982
Crystal De Azure	45 m	22 Oct 2012		Resale	2BR	$1,080,000	1,130	$956

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

BARTLEY RESIDENCES was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

197 realized resale exits at BARTLEY RESIDENCES.196 profitable, 1 at a loss.Median 2.23%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	39	12y 0m	$1,431	$1,745	S$146,000	1.60%
2BR	3	14y 1m	$1,236	$1,586	S$191,993	1.70%
3BR	106	11y 6m	$1,240	$1,690	S$391,500	2.47%
4BR	39	12y 0m	$1,236	$1,721	S$589,000	3.10%
5BR+	9	9y 7m	$1,073	$1,380	S$482,500	2.60%
Total	196	11y 7m	$1,253	$1,694	S$348,000	2.24%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
3BR	1	9y 5m	$1,242	$1,224	S$-16,000	-0.15%
Total	1	9y 5m	$1,242	$1,224	S$-16,000	-0.15%

1 of 197exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Exit Risk

If you bought at BARTLEY RESIDENCES today: ~$1,864 psf.Resale median, last 12 months, 32 sales.

Where current owners entered (psf)

today ~$1,864

$1,109 p5median $1,291p95 $1,807

Your entry price$1,860 psf

96.5%

≈ top quartile for this project

of current owners entered below $1,864 psf — they could sell below your entry and still profit.

87.3%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

40 within 1 km

This property

$1,796

psf · 75 sales

Lowest

$825

psf

Average

$1,594

psf

Highest

$2,384

psf

Bartley Residences sits 13% above the nearby average for the last 2 years of sales.


—	Bartley ResidencesThis property	LH	2015	$1,796
45 m	Crystal De Azure	FH	2006	—
161 m	Botanique At Bartley	LH	2019	$1,979
230 m	Bartley Ridge	LH	2016	$1,919
294 m	Tai Keng Court	FH	1976	—
294 m	Kensington Square	FH	2016	$1,602
297 m	The Lilium	FH	2021	—
359 m	Bartley Vue	LH	2026	$2,163
366 m	La Dolce Vita	FH	2012	$1,622
385 m	Sun Rosier	FH	1985	—
394 m	Bayou Residence	FH	2008	$1,453

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Maris Stella High School (Primary)Phase 2C · 124 applied · 62 places	65 m	≤ 1 km	Balloted · ≤ 1 km	124	62
Your band is exactly the cut — priority, but contested.
Paya Lebar Methodist Girls' School (Primary)Phase 2C · 110 applied · 89 places	760 m	≤ 1 km	Balloted · 1–2 km	110	89
Inside the cut — offered before any ballot.
Cedar Primary SchoolPhase 2C · 57 applied · 146 places	890 m	≤ 1 km	No ballot	57	146
Within 1 km of 7 of 8 blocks; block 3 borderline

4 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Yangzheng Primary SchoolPhase 2C · 98 applied · 47 places	1.43 km	1–2 km	Balloted · ≤ 1 km	98	47
Did not reach this home's band.
Canossa Catholic Primary SchoolPhase 2C · 34 applied · 60 places	1.72 km	1–2 km	No ballot	34	60
Xinghua Primary SchoolPhase 2C · 45 applied · 140 places	1.83 km	1–2 km	No ballot	45	140
St Andrew'S School (Junior)Phase 2C · 104 applied · 84 places	2.04 km	2 km?	Balloted · ≤ 1 km	104	84
block 7A borderline for the 2 km bandPhase 2C balloted at the ≤ 1 km group in 2025. Whether this home falls inside that line is borderline for our straight-line measure — check MOE's School Query below.