District 21 is Singapore postal district 21 (postal sectors 58 and 59): Upper Bukit Timah, Beauty World, Clementi Park and Ulu Pandan. Beauty World and King Albert Park Downtown Line stations serve it. Three large recent launches, The Reserve Residences, Pinetree Hill and Nava Grove, each averaged about S$2,450 psf at launch in 2023 and 2024.
Updated 28 September 2026. Project facts come from developers and reputable press, and each figure is dated. We do not quote district-wide psf ranges or rental yields, because we could not source them for District 21.
Which areas does District 21 cover?
The official list of postal districts (compiled from SingPost data) gives District 21 as postal sectors 58 and 59, labelled "Upper Bukit Timah, Clementi Park, Ulu Pandan". A postal code's first two digits are its sector, so any address starting 58 or 59 is in District 21.
| Area | Postal sector | Examples (OneMap) |
|---|---|---|
| Beauty World / Upper Bukit Timah | 58 | Beauty World MRT, 101 Upper Bukit Timah Road (588216); Beauty World Centre, 144 Upper Bukit Timah Road (588177); Bukit Timah Plaza, 1 Jalan Anak Bukit (588996) |
| Clementi Park, Ulu Pandan, Sunset Way, Pine Grove | 59 | King Albert Park MRT, 2 Blackmore Drive (599987); Pinetree Hill, 30 Pine Grove (598441); Ngee Ann Polytechnic, 535 Clementi Road (599489) |
"Bukit Timah" is not one district. The name covers a long corridor that crosses several postal districts. These well-known Bukit Timah addresses are not in District 21:
| Place | Postal code (OneMap) | District |
|---|---|---|
| Sixth Avenue MRT (DT7) | 269784 | 10 |
| Tan Kah Kee MRT (DT8) | 266268 | 10 |
| Botanic Gardens MRT (CC19) | 257494 | 10 |
| Hwa Chong Institution, 661 Bukit Timah Road | 269734 | 10 |
| Nanyang Primary School, 52 King's Road | 268097 | 10 |
| Henry Park Primary School, 1 Holland Grove Road | 278790 | 10 |
| Hillview MRT (DT3), 510 Upper Bukit Timah Road | 678211 | 23 |
So the Botanic Gardens, Farrer Road and the Sixth Avenue and King's Road school cluster belong in our District 9 and 10 guide, and Hillview and Dairy Farm are District 23.
Which MRT stations serve District 21?
| Station | Line | Postal code | Opened |
|---|---|---|---|
| Beauty World (DT5) | Downtown Line | 588216 | 27 December 2015 (DTL Stage 2) |
| King Albert Park (DT6) | Downtown Line; Cross Island Line interchange planned | 599987 | 27 December 2015 (DTL Stage 2) |
LTA opened Downtown Line Stage 2, which runs through the Bukit Timah corridor, on 27 December 2015. LTA lists King Albert Park as an interchange on Phase 2 of the Cross Island Line, expected in 2032, with Clementi (East-West Line) as the next interchange on that phase. That will give the area a direct line west to Clementi, which it does not have today.
Neighbouring stations just outside the district include Hillview and Cashew (District 23) and Sixth Avenue (District 10).
Which condo projects in District 21 have recent price data?
Three large recent launches are below. This is not a full list of District 21 condos; it covers projects whose facts we could check against the developer or reputable press.
| The Reserve Residences | Pinetree Hill | Nava Grove | |
|---|---|---|---|
| Address (OneMap) | 15 and 21 Jalan Anak Bukit (589770, 589773), next to Beauty World MRT | 30 Pine Grove (598441) | 40 Pine Grove (597775) |
| Developer | Far East Organization and Sino Group | UOL Group and Singapore Land Group (80:20) | MCL Land and Sinarmas Land |
| Tenure | 99-year leasehold (EdgeProp; sold by URA as a 99-year site) | 99-year leasehold (UOL) | 99-year leasehold (EdgeProp) |
| Units | 732, including five penthouses on level 32 | 520 in three 24-storey towers | 552 in three towers |
| Land | Mixed-use GLS site awarded in August 2021 for about S$1.03 billion (PropertyGuru) | Former Singapore American School site; UOL tendered for it in June 2022 | 269,522 sq ft site (EdgeProp) |
| Launch | 27 May 2023 | Preview 29 June 2023; sales from 15 July 2023 | Launch weekend from 16 November 2024 |
| Launch sales | 486 of 587 released units (83%) on day one at an average S$2,450 psf; top unit S$2,790 psf (Far East, 27 May 2023). By the close of launch weekend on 28 May, 520 units (71% of 732) at an average S$2,460 psf (EdgeProp) | 150 units (29% of the project) on launch weekend at an average S$2,460 psf; top unit S$2,700 psf (EdgeProp, 16 July 2023) | 359 of 552 units (65%) on launch weekend at an average S$2,448 psf (EdgeProp, 17 November 2024) |
| Expected completion | 2028; estimated TOP Q1 2028 (Far East) | 2027; vacant possession by 30 September 2027 (UOL) | Not stated |
| Primary schools within 1 km (developer) | Methodist Girls' School, Pei Hwa Presbyterian Primary School | Henry Park Primary School, Pei Tong Primary School | Not checked |
What is special about The Reserve Residences? It is the housing part of Bukit Timah's first integrated development, which Far East says also includes Bukit V, a mall of over 20,000 sqm gross floor area, a bus interchange and around 160 serviced apartments. It is linked to Beauty World MRT. EdgeProp placed both it (10 May 2023) and Nava Grove (17 November 2024) in the Rest of Central Region (RCR).
What is special about Pinetree Hill? UOL described it as the first major residential development in the Mount Sinai enclave in 14 years; the last launch nearby was The Trizon in 2009. UOL priced units from S$2,236 psf, with sizes from 538 to 1,733 sq ft plus one 2,874 sq ft penthouse.
Launch averages are a snapshot from 2023 and 2024, not today's price. For current resale and sub-sale prices of any District 21 project, use URA's free private residential transaction search.
For our fact-checked reviews of individual condos, sorted by postal district, see Singapore condo reviews by district.
What about landed homes and Good Class Bungalows?
District 21 has large landed estates as well as condos. Two official rules matter most:
- Good Class Bungalow Areas (GCBAs). URA lists 39 GCBAs in Singapore. A new bungalow plot inside a GCBA must be at least 1,400 sqm, with a minimum width of 18.5 m; outside a GCBA the minimum is 400 sqm. Check URA's list and landed housing plan for whether a specific street is in a GCBA.
- Foreign buyers. Under the Residential Property Act, a foreign person needs SLA approval to buy a landed house (terrace, semi-detached or bungalow). A condominium unit does not need approval. ABSD still applies; see our ABSD guide and guide for foreign buyers.
We have removed the landed price ranges that appeared in an earlier version of this page, because we could not source them.
Which schools are in District 21?
These schools and institutions have District 21 addresses on OneMap:
| School | Level | Address |
|---|---|---|
| Bukit Timah Primary School | Primary | 111 Lorong Kismis (598112) |
| Methodist Girls' School | Primary and secondary | 11 Blackmore Drive (599986) |
| Pei Hwa Presbyterian Primary School | Primary | 7 Pei Wah Avenue (597610) |
| Ngee Ann Polytechnic | Polytechnic | 535 Clementi Road (599489) |
| Singapore University of Social Sciences | University | 463 Clementi Road (599494) |
Popular schools often linked with "Bukit Timah", such as Nanyang Primary School, Henry Park Primary School and Hwa Chong Institution, are in District 10 (see the table above), though parts of District 21 may fall within 1 km or 2 km of them.
For Primary 1 registration, MOE gives priority, when a phase is oversubscribed, to Singapore Citizens living within 1 km of the school, then 1 to 2 km, then beyond 2 km. Families who get a place through distance priority must live at the registered address for at least 30 months. Check a specific address with OneMap's school query; a postal district is not a proxy for distance.
What nature and amenities are nearby?
- Bukit Timah Nature Reserve, entered from the end of Hindhede Drive, covers 163 hectares. NParks describes Bukit Timah Hill, at 163 metres, as Singapore's highest natural point, and the reserve as one of Singapore's few primary rainforests.
- Beauty World has Beauty World Centre (144 Upper Bukit Timah Road), Bukit Timah Plaza (1 Jalan Anak Bukit) and Bukit Timah Market (51 Upper Bukit Timah Road), with the Bukit V mall and bus interchange to come in the integrated development.
- Rail Corridor and Rifle Range Nature Park are named by Far East as nearby green spaces, and UOL points to the planned Clementi Nature Trail in Clementi Forest near Pine Grove.
What should buyers weigh in District 21?
These are trade-offs, not recommendations:
- Rail access depends on the pocket. Beauty World and King Albert Park are on the Downtown Line. Away from those two stations, check walking distance carefully: UOL's release describes Pinetree Hill, at Pine Grove, as close to Dover and Clementi stations, which are outside the district. Cross Island Line Phase 2 (expected 2032) will add an interchange at King Albert Park.
- Name versus district. Marketing often says "Bukit Timah" for addresses in Districts 10, 11, 21 and 23. Check the postal code and actual distance to the school or station you care about.
- Market segment. URA reports prices by segment (CCR, RCR, OCR), defined by planning area, not district. District 21 is not in the Core Central Region. In URA's 2nd Quarter 2026 data, non-landed prices fell 1.2% in the RCR and 0.1% in the OCR, while landed prices rose 2.5% (released 24 July 2026). See our guide to all 28 districts.
FAQ
Which postal codes are District 21? Postal codes starting 58 or 59. For example, Beauty World MRT is 588216 and King Albert Park MRT is 599987.
Is Hwa Chong Institution in District 21? No. Its address, 661 Bukit Timah Road (269734), is in District 10. Nanyang Primary School (268097) and Henry Park Primary School (278790) are also District 10.
Which MRT stations are in District 21? Beauty World (DT5) and King Albert Park (DT6) on the Downtown Line. King Albert Park will also be a Cross Island Line interchange when Phase 2 opens, expected in 2032.
How much did new condos in District 21 sell for? At launch, The Reserve Residences sold 486 units on day one at an average S$2,450 psf (May 2023), Pinetree Hill sold 150 units on launch weekend at S$2,460 psf (July 2023) and Nava Grove sold 359 units at S$2,448 psf (November 2024). Check URA's transaction search for current prices.
Can foreigners buy landed property in District 21? Only with approval from SLA under the Residential Property Act. Foreigners can buy condominium units without that approval, but ABSD applies.
Sources
- List of postal districts (source: SingPost): file.go.gov.sg
- SLA, OneMap address search (stations, schools, malls and projects): onemap.gov.sg
- LTA, Downtown Line: lta.gov.sg
- LTA, Cross Island Line: lta.gov.sg
- Far East Organization, media release on The Reserve Residences' first day of sales, 27 May 2023: fareast.com (PDF)
- EdgeProp, "[UPDATE] The Reserve Residences sells 71% of total units at an average of $2,460 psf", 27 May 2023: edgeprop.sg
- EdgeProp (via Yahoo Finance), "The Reserve Residences banks on integrated transport hub status", 10 May 2023: sg.finance.yahoo.com
- PropertyGuru, "Jalan Anak Bukit site awarded to Far East Organization, Sino Group", August 2021: propertyguru.com.sg
- EdgeProp, "Nava Grove achieves 65% sales on launch weekend at an average price of $2,448 psf", 17 November 2024: edgeprop.sg
- UOL Group, news release "UOL to launch Pinetree Hill", 27 June 2023: uol.com.sg (PDF)
- EdgeProp, "UOL-SingLand sells 29% of Pinetree Hill on launch weekend", 16 July 2023: edgeprop.sg
- URA, Good Class Bungalow Areas (locational criteria) and bungalow plot size and width: ura.gov.sg, ura.gov.sg
- SLA, Foreign ownership of property: sla.gov.sg
- MOE, P1 registration: home-school distance: moe.gov.sg
- NParks, Bukit Timah Nature Reserve: nparks.gov.sg
- URA, Release of 2nd Quarter 2026 real estate statistics, 24 July 2026: ura.gov.sg
- URA, private residential transaction search: eservice.ura.gov.sg
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