🔥 Founder pricing — S$49/mo

CONDODistrict 21

THE RAINTREE

Details

Project: THE RAINTREE
TOP year: 2008
Tenure: 99
Lease start: 2003
Total units: 315
Land size: 16,076 sqm (173,041 sqft)
Plot ratio: 1.92
Developer: FCL Place Pte Ltd
Gross rental yield: ~3.1% · ~$1.86M (est.)
Market segment: OCR
District: 21

Nearby Schools

Nearest primaryPEI HWA PRESBYTERIAN PRIMARY SCHOOL1.13 km
METHODIST GIRLS' SCHOOL (PRIMARY)Tier-1GEP1.99 km

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~2.8%· low sample (2 sales)	~$1.65M	6
3 BR	~3.1%	~$1.9M	38

Relevant market insights

How District 21 compares across the market
Freehold vs leasehold — which performed better
At what remaining lease a leasehold becomes non-viable
Does being near an MRT lift returns

En-Bloc Likelihood

Very high likelihood

Ranks among the very highest for redevelopment interest among private condos.

THE RAINTREE is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: average unit size · ~316 units (consent difficulty) · leasehold tenure

Based on 4 comparable past collective-sale deals (GREEN LODGE 2012, MAYFAIR GARDENS 2017, KISMIS VIEW 2018).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 300 of 315 units at THE RAINTREE. 89% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 66% have been held over 10 years.

89%

Free to sell now

266 of 300 tracked · past SSD

100%

Sitting on a gain

343 of 344 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 613 total recorded transactions.

								Sellable from
Apr 2026		Resale	$1,800,000	1,141	$1,578	2BR	—	Q2 2030
Apr 2026		Resale	$1,500,000	947	$1,584	2BR	—	Q2 2030
Mar 2026		Resale	$1,900,000	1,291	$1,472	3BR	—	Q1 2030
Mar 2026		Resale	$1,928,000	1,291	$1,493	3BR	—	Q1 2030
Feb 2026		Resale	$1,830,000	1,291	$1,418	3BR	—	Q1 2030
Sep 2025		Resale	$1,968,888	1,313	$1,500	3BR	—	Q3 2029
Sep 2025		Resale	$2,150,000	1,506	$1,428	3BR	—	Q3 2029
Sep 2025		Resale	$1,928,000	1,388	$1,389	3BR	—	Q3 2029
Aug 2025		Resale	$2,060,000	1,302	$1,582	3BR	—	Q3 2029
Jul 2025		Resale	$1,850,000	1,270	$1,457	3BR	—	—

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

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

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Springdale Condominium	256 m	2026-06-01	Resale	$1,983,000	1,119	$1,772
Springdale Condominium	256 m	2026-05-01	Resale	$1,558,888	925	$1,685
Southaven Ii	275 m	2026-05-01	Resale	$2,770,000	1,539	$1,800
Springdale Condominium	256 m	2026-03-01	Resale	$2,225,000	1,345	$1,654
Southaven Ii	275 m	2026-03-01	Resale	$2,200,000	1,313	$1,676
Southaven I	183 m	2026-01-01	Resale	$1,650,000	1,313	$1,257
Le Wood	300 m	2026-01-01	Resale	$1,648,000	1,270	$1,298
Southaven Ii	275 m	2025-11-01	Resale	$1,890,000	1,119	$1,689
Le Wood	300 m	2025-09-01	Resale	$1,618,000	1,270	$1,274
Southaven I	183 m	2025-08-01	Resale	$1,915,000	1,528	$1,253
Southaven I	183 m	2025-07-01	Resale	$1,900,000	1,539	$1,235
Le Wood	300 m	2024-10-01	Resale	$1,600,000	1,237	$1,293

Profit & Loss

haio estimate

48 realized resale exits at THE RAINTREE over the 5y window — 48 profitable, 0 at a loss, averaging 6.08%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	5	18y 4m	6.04%
4BR	41	17y 11m	6.10%
5BR+	2	18y 11m	5.96%
Total	48	18y 0m	6.08%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of THE RAINTREE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at THE RAINTREE today at ~$1,483 psf (the recent resale median — last 12 months, 10 sales)…

98.0%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=300 traced current owners, 99.7% unit-exact

haio+

the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at THE RAINTREE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.85M, the median of recent sale transactions at THE RAINTREE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

39 within 1 km

Lowest

$274

psf

Average

$1,650

psf

Highest

$2,756

psf

This propertyNearby condo


183 m	Southaven I	LH	1997	$1,266
256 m	Springdale Condominium	FH	1998	$1,674
275 m	Southaven Ii	FH	1999	$1,657
300 m	Le Wood	LH	2000	$1,284
418 m	Bukit Regency	FH	1995	$1,636
440 m	Tree House	LH	2013	$1,546
566 m	Mandarin Park	FH	—	—
648 m	The Hillford	—	2016	$1,474
674 m	Verdale	LH	2024	$1,973
731 m	Chun Tin Court	FH	1984	—
732 m	Uob Centre	FH	1999	—
755 m	Hume Park Ii	FH	1997	$1,776
755 m	Hume Park I	FH	1995	$1,711
766 m	Sherwood Condominium	FH	1998	$1,487
771 m	The Sen	LH	2030	$2,338
772 m	Charisma View	FH	2002	—
775 m	Royal Court	FH	—	—
781 m	Beauty World Centre	LH	—	$1,127
797 m	Grand Chateau	FH	1996	$1,552
800 m	Palm Residence	FH	—	$1,540
820 m	Meadowlodge	LH	2004	$1,476
822 m	Grand Regency	FH	1999	$1,680
833 m	Beauty World Plaza	FH	1982	$1,643
839 m	The Hillside	FH	2001	$1,690
850 m	Kilat Centre	FH	1989	$1,483
873 m	Selanting Green	FH	1998	$1,574
880 m	8@Bt	LH	2027	$2,721
890 m	Kilat 19	FH	1986	$1,206
891 m	Sun Court	FH	1985	$274
894 m	Kilat Court	FH	—	—
896 m	Regis Mansions	FH	—	—
923 m	Terrene At Bukit Timah	FH	2013	$1,980
923 m	Suites At Bukit Timah	FH	2014	$1,869
925 m	Jk Building	FH	—	$1,734
940 m	Park Natura	FH	2011	$1,664
945 m	The Linq @ Beauty World	FH	2024	$2,756
945 m	Goh & Goh Building	FH	1977	—
972 m	Signature Park	FH	1998	$1,713
994 m	Toh Tuck Lodge	FH	—	—

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Pei Hwa Presbyterian Primary School1–2 km1.13 km
Bukit Timah Primary School1–2 km1.41 km
Keming Primary SchoolWithin 2 km of blocks 83, 87, 89, 91, 93 & 95 only1–2 km1.96 km
Methodist Girls' School (Primary)Within 2 km of blocks 81 & 83 only1–2 km1.99 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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