CONDODistrict 21

THE RESERVE RESIDENCES

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THE RESERVE RESIDENCES

Details

Project: THE RESERVE RESIDENCES
TOP year: 2028
Tenure: 99-year leasehold
Lease start: 2021
Land size: 32,185 sqm (346,432 sqft)
Plot ratio: 3
Developer: Far East Organization & Sino Group
Gross rental yield: Not enough rental data
Storeys: 32
Market segment: RCR
Total units: 732
Blocks: 8
District: 21

Transactions

Showing 10 of 651

Beds

Period

Size–sqft


Jul 2026		2BR	$1,808,000	657	$2,752
Jun 2026		2BR	$1,780,000	657	$2,709
Mar 2026		5BR+	$6,736,440	2,530	$2,663
Dec 2025		5BR+	$6,717,720	2,530	$2,655
Jul 2025		4BR	$5,280,000	2,250	$2,347
Mar 2025		4BR	$4,954,021	1,894	$2,616
Feb 2025		4BR	$5,019,000	1,894	$2,650
Feb 2025		4BR	$5,077,160	1,894	$2,681
Jan 2025		4BR	$4,270,000	1,625	$2,628
Nov 2024		4BR	$4,834,779	1,991	$2,428

Price Action

Flat+2.9%Last 12 months$2,686 psf

Beds

PSF (S$)16 sales · Sep 2024 to Aug 2026

typical range, $2,557 to $2,66712 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 THE RESERVE 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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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	100	14%	441-495 sqft	—	—	—
2BR	304	42%	560-807 sqft	—	—	—
3BR	216	30%	883-1,378 sqft	—	—	—
4BR	100	14%	1,475-2,250 sqft	—	—	—
5BR	12	2%	1,765-3,003 sqft	—	—	—

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Linq @ Beauty World	154 m	Aug 2026		Subsale	2BR	$1,600,000	614	$2,606
8@Bt	195 m	Aug 2026		New Sale	2BR	$2,182,000	732	$2,981
Sherwood Tower	165 m	Jul 2026		Resale	1BR	$935,000	829	$1,128
8@Bt	195 m	Jul 2026		New Sale	2BR	$2,084,000	732	$2,847
8@Bt	195 m	Jul 2026		New Sale	2BR	$2,095,000	732	$2,862
Beauty World Centre	293 m	May 2026		Resale	—	$2,050,000	1,873	$1,095
The Linq @ Beauty World	154 m	Dec 2025		Subsale	3BR	$2,680,000	958	$2,797
The Linq @ Beauty World	154 m	Nov 2025		Subsale	2BR	$1,600,000	614	$2,606
Sherwood Tower	165 m	Oct 2025		Resale	3BR	$1,500,000	1,292	$1,161
Sherwood Tower	165 m	Oct 2025		Resale	3BR	$1,830,000	1,830	$1,000
Beauty World Centre	293 m	Oct 2025		Resale	—	$2,200,000	1,873	$1,175
Beauty World Plaza	244 m	Apr 2025		Resale	2BR	$1,520,000	926	$1,641
Beauty World Centre	293 m	Apr 2025		Resale	—	$2,338,000	1,970	$1,187
Beauty World Plaza	244 m	Apr 2023		Resale	2BR	$1,100,000	700	$1,571
Beauty World Plaza	244 m	16 Mar 2021		Resale	2BR	$1,030,000	689	$1,495
Goh & Goh Building	154 m	25 May 2017	—	Resale	—	$101,500,000	36,738	$2,763

Nearby Condos

En-Bloc

Very low likelihood

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

THE RESERVE 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

2 realized resale exits at THE RESERVE RESIDENCES.2 profitable, 0 at a loss.Median 4.03%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
2BR	2	3y 1m	$2,415	$2,731	S$207,500	4.03%
Total	2	3y 1m	$2,415	$2,731	S$207,500	4.03%

Loss Distribution

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

Exit Risk

THE RESERVE RESIDENCEShas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=651 traced current owners, 99.8% unit-exact.

Where current owners entered (psf)

$2,292 p5median $2,476p95 $2,720

Your entry price$2,480 psf

≈ 51% of the 651 current owners entered below this price (interpolated from the exact band).

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.

47 within 1 km

This property

$2,638

psf · 16 sales

Lowest

$447

psf

Average

$1,738

psf

Highest

$2,726

psf

The Reserve Residences sits 52% above the nearby average for the last 2 years of sales.


—	The Reserve ResidencesThis property	LH	2028	$2,638
154 m	The Linq @ Beauty World	FH	2024	$2,701
154 m	Goh & Goh Building	FH	1977	—
165 m	Sherwood Tower	LH	1980	$1,041
195 m	8@Bt	LH	2027	$2,726
244 m	Beauty World Plaza	FH	1982	$1,641
293 m	Beauty World Centre	LH	—	$1,127
315 m	Suites De Laurel	FH	2012	$1,745
342 m	Uob Centre	FH	1999	—
346 m	Jk Building	FH	1985	$1,734
367 m	Kilat Court	FH	—	—

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
Pei Hwa Presbyterian Primary SchoolPhase 2C · 84 applied · 41 places	170 m	≤ 1 km	Balloted · ≤ 1 km	84	41
Your band is exactly the cut — priority, but contested.
Methodist Girls' School (Primary)Phase 2C · 78 applied · 45 places	865 m	≤ 1 km	Balloted · ≤ 1 km	78	45
Your band is exactly the cut — priority, but contested.

1 more school in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Bukit Timah Primary SchoolPhase 2C · 104 applied · 132 places	1.08 km	1–2 km	PR ballot only	104	132

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for THE RESERVE RESIDENCES

Beds

	80	81	82	83	84	85	86	87	88	89	90
16	#16-804411BR	#16-814411BR	#16-821,0443BR	#16-831,0443BR	#16-844411BR	#16-854951BR	#16-864951BR	#16-876142BR	#16-881,3133BR	#16-897322BR	#16-904411BR
15	#15-804411BR	#15-814411BR	#15-821,0443BR	#15-831,0443BR	#15-844411BR	#15-854951BR	#15-864951BR	#15-876142BR	#15-881,3133BR	#15-897322BR	#15-904411BR
14	#14-804411BR	#14-814411BR	#14-821,0443BR	#14-831,0443BR	#14-844411BR	#14-854951BR	#14-864951BR	#14-876142BR	#14-881,3133BR	#14-897322BR	#14-904411BR
13	#13-804411BR	#13-814411BR	#13-821,0443BR	#13-831,0443BR	#13-844411BR	#13-854951BR	#13-864951BR	#13-876142BR	#13-881,3133BR	#13-897322BR	#13-904411BR
12	#12-804411BR	#12-814411BR	#12-821,0443BR	#12-831,0443BR	#12-844411BR	#12-854951BR	#12-864951BR	#12-876142BR	#12-881,3133BR	#12-897322BR	#12-904411BR
11	#11-804411BR	#11-814411BR	#11-821,0443BR	#11-831,0443BR	#11-844411BR	#11-854951BR	#11-864951BR	#11-876142BR	#11-881,3133BR	#11-897322BR	#11-904411BR
10	#10-804411BR	#10-814411BR	#10-821,0443BR	#10-831,0443BR	#10-844411BR	#10-854951BR	#10-864951BR	#10-876142BR	#10-881,3133BR	#10-897322BR	#10-904411BR
09	#09-804411BR	#09-814411BR	#09-821,0443BR	#09-831,0443BR	#09-844411BR	#09-854951BR	#09-864951BR	#09-876142BR	#09-881,3133BR	#09-897322BR	#09-904411BR
08	#08-804411BR	#08-814411BR	#08-821,0443BR	#08-831,0443BR	#08-844411BR	#08-854951BR	#08-864951BR	#08-876142BR	#08-881,3133BR	#08-897322BR	#08-904411BR
07	#07-804411BR	#07-814411BR	#07-821,0443BR	#07-831,0443BR	#07-844411BR	#07-854951BR	#07-864951BR	#07-876142BR	#07-881,3133BR	#07-897322BR	#07-904411BR
06	#06-804411BR	#06-814411BR	#06-821,0443BR	#06-831,0443BR	#06-844411BR	#06-854951BR	#06-864951BR	#06-876142BR	#06-881,3133BR	#06-897322BR	#06-904411BR
05			#05-821,0443BR	#05-831,0443BR	#05-844411BR			#05-876142BR	#05-881,3133BR
04				#04-831,9914BR					#04-882,3365BR

1BR2BR3BR4BR5BR· tile shows strata sq ft