Are Older One- and Two-Bedders in District 21 Holding Up Against the New Launches? We Break It Down

District 21 (D21) covers Upper Bukit Timah, Clementi Park, and Ulu Pandan, and it’s one of the most varied districts. D21 is really not easy to categorise because it has the full range of landed housing, boutique condos, some larger mass-market condos, etc. If there’s one thing they all have in common, it’s a good amount of green space and family-oriented amenities. 

For one- and two-bedders, D21 tends to draw a mix of investors and younger buyers. Investors are attracted by the rental potential from nearby educational institutions, while homeowners are drawn to the lower entry price compared to CCR districts, with a similar lifestyle setting.

The big question, however, is whether newer or older projects here are falling behind with age. In this article, we’ll break down the performance of older versus newer one- and two-bedders in D21 over the past decade, to help inform your buying or selling decisions.

To start, we’re focusing only on 99-year leasehold condos, as this is where the effects of lease decay are most significant.

For newer condos, we’ll include projects with leases starting from 1994 to 2014. For older condos, we’ll look at those with leases starting from 1993 and earlier. This ensures we’re tracking the same pool of projects over time.

Finally, we’ll use only subsale and resale transactions to avoid distortions caused by developer discounts.