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THE RESERVE RESIDENCES

Jalan Anak Bukit · D21 Bukit Timah
Apartment99-yearEst. TOP 2028
$2,478 psf
median $psf
—
median rent · psf/mo
—
gross rental yield
32
highest floor
892
total units
~2028
TOP / completion
Median $psf excludes ground & top-floor units · basis: 2017 onwards.
63
/ 100
HomeVestor Investor Score
Best for: Family demand + Capital growth
Watch out for: Thin transactions, Limited rental data, Priced above nearby projects
Data confidence: Low · overall risk: Moderate
Yield—
Cashflow—
Liquidity36
Growth67
Family87
How is this worked out? — this project’s 3 sub-scores, from its own data
Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.
Capital growth · 67
Nearest growth node: International Business Park — ~3.5 km away (built out) → 41 · Nearest MRT ~268 m (Beauty World) → 93 · Price momentum — too few recent sales to score  =  average
Exit liquidity · 36
892 units → 100 · 4 sales in 12 mo → 9 · 0 rental contracts → 0  =  average
Family demand · 87
Oversubscribed school within 1 km (Pei Hwa Presbyterian Primary School, 2.0× demand) → 87
Overall · 63
The average of the 3 sub-scores above.
Risk flags
Thin transactions — 4 sales in 12 months, so the price signal is noisy · Limited rental data — 0 rental contracts, so the yield estimate is soft · Priced above nearby projects — ~56% above the median $psf of 57 projects within ~2.0 km
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

The Reserve Residences is a leasehold project in D21 Bukit Timah with limited yield data, thin liquidity and strong school demand (Pei Hwa Presbyterian Primary School within 1 km). It sits ~3.5 km from its nearest growth node (International Business Park) — beyond the ~3 km impact band.

Best suited for
  • Family demand buyers
  • Capital growth buyers
Less suited for
  • pure rental-yield investors
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.
  • Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.

Investment report

A plain-language read on The Reserve Residences — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Family-demandLiquidity-thinsignals — how they're defined
Why this may work
  • Oversubscribed primary school (Pei Hwa Presbyterian Primary School) within 1 km — a durable family-demand anchor.
  • Well-sized 892-unit project — larger developments trade at firmer $psf and resell faster.
  • Beauty World MRT Station MRT within ~268 m — walkable transit underpins rent and resale.
Why this may fail / what to watch
  • Entry $psf sits ~56% above nearby projects (within ~2.0 km) — a location/quality premium that has to keep being earned.
  • Thin liquidity (4 sales/12 mo) — a slower, choppier exit and a softer price signal.
  • High quantum (typical unit ~$4,158,375) narrows the resale buyer pool.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Recent project median $psfexcludes ground & top-floor units$2,478 psf
Same-size, recent compsfloor of ±25% size band, recency-weighted$2,559 psf
Nearby projectsmedian $psf of projects within ~2.0 km$1,703 psf
HomeVestor fair range$1,977–$2,568 psf
≈ $3,212,625–$4,173,000 for a ~1,625 sqft unit

See the D21 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.8% target gross yield for a OCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.

Buy · Watch · Avoid

Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.

BUY — below fair
WATCH — around fair
AVOID — above fair
Watch zoneCurrent median $2,478 psf is around fair value — whether it’s a good buy comes down to the specific unit and price.
Pressure-test one unit before you decide: check if it’s fairly priced ›  ·  work out what to offer ›  ·  download a one-page memo ›
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.

Price trend

6-month rolling median $psf · excludes ground & top floor

Long-run trend — project vs. market

Indexed to 100 at 2023 · 2023–2026

Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.

Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

Within 1 km — highest P1 priority
#22 Pei Hwa Presbyterian Primary School 271 m

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Beauty World MRT Station · ~268 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameTHE RESERVE RESIDENCES
Street NameJalan Anak Bukit
Property TypeApartment
Tenure99 years leasehold
District / Planning AreaD21 / Bukit Timah
Completion2028 · est. (under construction)
Number of units892 units
Highest floor in the project32
DeveloperFE LANDMARK PTE LTD/FEC RESIDENCES TRUSTEE PTE LTD/FEC RETAIL TRUSTEE PTE LTD
Land Area (sqm)32,185
Master Plan Plot Ratio3.0

All transactions (723)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show
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