Pandan Valley
PANDAN VALLEY · Singapore 597626 · D21
Median PSF · 12m
S$1,627
Median price · 12m
S$2.92M
Latest sale
S$2.78M
Jul 2026
1-year change
+2.7%
Sales · 12m
12
79 all time
Gross yield
3.76%
70 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +39.0%
- Annualised
- +6.5%
- Transactions
- 79
- 1 year
- +2.7%
- 3 years p.a.
- +4.4%
- 5 years p.a.
- +6.3%
- Median size
- 2,088 sqft
Against the neighbourhood
How it compares within D21
Upper Bukit Timah, Clementi Park, Ulu Pandan. All figures are medians over the last 12 months for private homes in this district.
| Measure | Pandan Valley | D21 median | Difference |
|---|---|---|---|
| Median PSF | S$1,627 | S$2,262 | -28.1% |
| Median price | S$2.92M | S$2.27M | +28.9% |
| Gross rental yield | 3.76% | 2.82% | +0.9 pts |
| 1-year price change | +2.7% | -4.6% | +7.3 pts |
This development trades about 28% below the D21 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$5,800
Contracts · 12m
70
Implied annual rent
S$70K
Gross yield
3.76%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 25 | S$5,000 |
| 3 bedroom | 24 | S$6,250 |
| 4 bedroom | 18 | S$6,950 |
| 1 bedroom | 3 | S$4,200 |
Investment analysis
Investment score 60 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
60/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%93
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%75
How its median price per square foot compares with its own district.
- Rental yieldweight 20%71
Gross yield against every other development in its segment.
- Price momentumweight 18%65
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%23
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%11
Distance to the nearest rail station, plus schools within 1 km. Nearest is Dover MRT at 1.0 km.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Dover MRT1.0 km
- Clementi MRT1.6 km
- King Albert Park MRT1.8 km
- Buona Vista MRT2.0 km
Schools within 2 km
- Henry Park Primary Schoolprimary730 m
- School Of Science And Technology, Singaporesecondary (s1-s4)1.0 km
- New Town Secondary Schoolsecondary (s1-s5)1.3 km
- Pei Tong Primary Schoolprimary1.3 km
- Methodist Girls' School (Secondary)secondary (s1-s4)1.5 km
- Nan Hua High Schoolsecondary (s1-s5)1.8 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Condominium | S$2,780,000 | 1,668 sqft | S$1,666 | 11-15 | — |
| Jun 2026 | Condominium | S$2,150,000 | 1,313 sqft | S$1,637 | 01-05 | — |
| May 2026 | Condominium | S$3,650,000 | 2,562 sqft | S$1,425 | 06-10 | — |
| May 2026 | Condominium | S$3,100,000 | 2,024 sqft | S$1,532 | 01-05 | — |
| Apr 2026 | Condominium | S$5,200,000 | 6,114 sqft | S$851 | 16-20 | — |
| Apr 2026 | Condominium | S$3,500,000 | 2,088 sqft | S$1,676 | 06-10 | — |
| Apr 2026 | Condominium | S$1,908,888 | 1,173 sqft | S$1,627 | 01-05 | — |
| Feb 2026 | Condominium | S$2,188,888 | 1,464 sqft | S$1,495 | 01-05 | — |
| Jan 2026 | Condominium | S$4,360,000 | 3,498 sqft | S$1,246 | 06-10 | — |
| Jan 2026 | Condominium | S$2,910,000 | 1,755 sqft | S$1,659 | 11-15 | — |
| Jan 2026 | Condominium | S$2,350,000 | 1,335 sqft | S$1,761 | 06-10 | — |
| Dec 2025 | Condominium | S$2,930,000 | 2,024 sqft | S$1,448 | 01-05 | — |
| Sep 2025 | Condominium | S$2,200,000 | 1,464 sqft | S$1,503 | 01-05 | — |
| Jun 2025 | Condominium | S$2,600,000 | 1,528 sqft | S$1,701 | 01-05 | — |
| Jun 2025 | Condominium | S$1,880,000 | 1,173 sqft | S$1,602 | 01-05 | — |
| May 2025 | Condominium | S$2,800,000 | 1,668 sqft | S$1,678 | 06-10 | — |
| May 2025 | Condominium | S$2,750,000 | 1,668 sqft | S$1,648 | 01-05 | — |
| Apr 2025 | Condominium | S$3,600,000 | 2,239 sqft | S$1,608 | 16-20 | — |
| Apr 2025 | Condominium | S$3,210,000 | 2,088 sqft | S$1,537 | 11-15 | — |
| Apr 2025 | Condominium | S$3,075,000 | 2,648 sqft | S$1,161 | 06-10 | — |
| Apr 2025 | Condominium | S$2,800,000 | 1,668 sqft | S$1,678 | 06-10 | — |
| Mar 2025 | Condominium | S$3,330,000 | 2,174 sqft | S$1,532 | 11-15 | — |
| Feb 2025 | Condominium | S$2,200,000 | 1,335 sqft | S$1,648 | 06-10 | — |
| Dec 2024 | Condominium | S$3,180,000 | 2,088 sqft | S$1,523 | 11-15 | — |
| Dec 2024 | Condominium | S$3,103,800 | 2,217 sqft | S$1,400 | 01-05 | — |
| Dec 2024 | Condominium | S$2,780,000 | 1,755 sqft | S$1,584 | 06-10 | — |
| Dec 2024 | Condominium | S$2,210,000 | 1,335 sqft | S$1,656 | 01-05 | — |
| Nov 2024 | Condominium | S$5,200,000 | 5,974 sqft | S$870 | 16-20 | — |
| Nov 2024 | Condominium | S$3,450,000 | 2,239 sqft | S$1,541 | 11-15 | — |
| Nov 2024 | Condominium | S$2,980,000 | 1,690 sqft | S$1,763 | 06-10 | — |
| Oct 2024 | Condominium | S$3,865,000 | 2,669 sqft | S$1,448 | 11-15 | — |
| Oct 2024 | Condominium | S$3,430,000 | 2,357 sqft | S$1,455 | 11-15 | — |
| Aug 2024 | Condominium | S$4,080,000 | 2,982 sqft | S$1,368 | 06-10 | — |
| Aug 2024 | Condominium | S$3,920,000 | 2,885 sqft | S$1,359 | 16-20 | — |
| Aug 2024 | Condominium | S$2,800,000 | 1,647 sqft | S$1,700 | 11-15 | — |
| Jul 2024 | Condominium | S$2,250,000 | 1,335 sqft | S$1,686 | 06-10 | — |
| May 2024 | Condominium | S$3,710,000 | 2,669 sqft | S$1,390 | 11-15 | — |
| May 2024 | Condominium | S$2,880,000 | 2,239 sqft | S$1,286 | 16-20 | — |
| May 2024 | Condominium | S$2,850,000 | 1,668 sqft | S$1,708 | 16-20 | — |
| Apr 2024 | Condominium | S$5,400,000 | 5,974 sqft | S$904 | 16-20 | — |
Showing the 40 most recent of 79 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Ridgewood
S$1,833
+5.6%15 sales3.0% yield
Montview
S$2,078
+2.6%3 sales3.5% yield
The Trizon
S$2,115
-3.3%10 sales6.1% yield
Holland Gardens
S$2,375
+16.4%5 sales1.7% yield
Mount Sinai
S$2,937
+11.7%6 sales1.4% yield
Fontana Heights
S$1,737
—1 sales2.7% yield
The Marbella
S$2,501
+7.7%3 sales2.5% yield
Beaverton Court
S$1,936
+1.6%2 sales1.6% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.