Pandan Valley
Pandan Valley is a condominium in District 21 (Clementi Park / Upper Bukit Timah), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,532 psf from 13 sales.
At a glance
- District
- District 21 (Clementi Park / Upper Bukit Timah)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- Freehold
- Completed
- 1978, about 48 years old
What the prices say
The median home in Pandan Valley sold for S$2,910,000: the middle of 13 sales in the 12 months to August 2026.
That is well below the middle condo project in District 21 (Clementi Park / Upper Bukit Timah), which sold at S$1,822 psf across 54 projects: about 16% lower. By price per square foot it ranks 29th of the 33 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,221 psf in 2021 (31 sales) and S$1,627 psf in 2026 so far (11 sales), up about 33%. The highest year in the record was 2025 at S$1,605 psf.
Lower floors sold for less here: floors 11 to 15 at S$1,535 psf against S$1,602 psf on floors 1 to 5, about 4% less per square foot (24 months).
By unit size (24 months): 1,200 to 1,499 sq ft at S$1,643 psf and 1,500 sq ft and over at S$1,535 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 21 (Clementi Park / Upper Bukit Timah) whose median over the last 12 months is closest to Pandan Valley's S$1,532 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,491 psf, about the same as Pandan Valley (within 3%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Pandan Valley | S$1,532 psf | 13 |
| Highgate | S$1,526 psf | 5 |
| The Hillford | S$1,491 psf | 12 |
| The Raintree | S$1,471 psf | 11 |
What sells here
13 homes sold in the last 12 months, down from 19 in the 12 months before.
The most common size was 1,500 sq ft and over, with 24 of the 32 sales in the last 24 months, well over half.
None of the 32 sales in the last 24 months were first sales of new units: all 32 were resales.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$5,750 a month (86 contracts). The district's median across every contract was S$4,268, so rents here ran well above it: about 35% higher.
Over the 24 months the median rent was S$6,000 (173 contracts). The latest 12 months ran a little below that: about 4% lower. The two periods overlap, so this shows direction and not a clean year-on-year change.
By bedrooms: 2 bedrooms S$4,900 (29), 3 bedrooms S$6,100 (31) and 4 or more bedrooms S$7,000 (22). The figure in brackets is the number of contracts.
Setting rent against price for 1,500 sq ft and over homes (68 rentals and 8 resale or sub-sale transactions) gives a gross yield estimate of 2.3%: a median rent of S$6,400 a month against a median price of S$3,300,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
The land is freehold: the title has no end date.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Pandan Valley. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Pandan Valley?
S$1,532 psf in the 12 months to August 2026, from 13 sales. For the median home that is S$2,910,000.
How many homes sold in Pandan Valley?
13 in the last 12 months and 32 in the last 24 months, across all sale types.
What do homes in Pandan Valley rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$5,750 a month, from 86 contracts.
What is the rental yield in Pandan Valley?
Between 2.3% and 2.3% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
Is Pandan Valley freehold or leasehold?
Freehold: the title has no end date.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,532 psf | S$2,910,000 | 13 |
| Last 24 months | S$1,563 psf | S$2,955,000 | 32 |
| Last 5 years | S$1,448 psf | S$3,100,000 | 79 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,221 psf | 31 |
| 2022 | S$1,406 psf | 20 |
| 2023 | S$1,429 psf | 9 |
| 2024 | S$1,455 psf | 19 |
| 2025 | S$1,605 psf | 12 |
| 2026 (to August) | S$1,627 psf | 11 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,602 psf | 11 |
| Floors 6 to 10 | S$1,662 psf | 10 |
| Floors 11 to 15 | S$1,535 psf | 8 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 1,200 to 1,499 sq ft | S$1,643 psf | 6 |
| 1,500 sq ft and over | S$1,535 psf | 24 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Pandan Valley, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$5,750 a month | 86 |
| Last 24 months | S$6,000 a month | 173 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 4 | S$4,100 a month |
| 2 bedrooms | S$4,900 a month | 29 | S$5,000 a month |
| 3 bedrooms | S$6,100 a month | 31 | S$6,200 a month |
| 4 or more bedrooms | S$7,000 a month | 22 | S$6,950 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 21 (Clementi Park / Upper Bukit Timah)
- Rents for every district, by size
- Rent against price for Pandan Valley, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Pandan Valley, with a likely range and the recent sales behind it. Sign in is free.
Open Pandan Valley in Condo AtlasOther condos in District 21 (Clementi Park / Upper Bukit Timah)
- Parc Palais
- Patent Place
- Pine Grove
- Pinetree Hill
- Regis Mansions
- Royal Court
- Selanting Green
- Signature Park
- Southaven I
- Southaven II
- Suites at Bukit Timah
- Suites De Laurel
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.