District 21.
Upper Bukit Timah / Clementi Park — District 10's greener, quieter cousin at a discount. Everything about buying, selling and renting here, refreshed live.
District 10's green, quiet cousin — same prestige instincts, a chunk less of the price tag.
District 21 is the green, quiet cousin of prime District 10, minus a chunk of the price tag. Beauty World's redevelopment is bringing fresh retail to a stretch long known for its nature reserves and the old Rail Corridor, and condos like Fourth Avenue Residences and The Linq have given the area a genuine premium tier. It still trades at a discount to full District 10 pricing, the honest reason buyers pick it over the postcode next door. For a buyer chasing greenery and good schools without paying full prestige price, District 21 is one of the smarter compromises in the west.
Median PSF, Jul 2026
What's nearby
PSF Trend
One line per bedroom type, 6 months — not a single blended average. 3-bedders carry the volume; watch the spread between 1BR and 4BR+ widen or compress.
Last 6 months
The MOAT
Schools nearby
Units in the pipeline, 2024–2026
Next 90 days
Ronnie's read
D21 softened this month, PSF down 5.9% MoM and volume down 12.2% against May last year, enough to tip this into Buyer's Market territory for now. Ranking #6 of 9 RCR districts on PSF, this remains the more affordable route into the Bukit Timah corridor's greenery and schools. Volume at 36 transactions against a typical 37 suggests the softness is pricing-driven rather than buyers disappearing entirely. For anyone chasing District 10 adjacency at a discount, this dip is worth watching rather than avoiding.