Bartley Residences is the closest condominium to Bartley MRT in this belt of District 19, a 702-unit leasehold estate on Lorong How Sun completed in 2015. Two facts carry it: the station sits about 140 metres from the door, and three primary schools fall inside the 1km ballot band. Hong Leong Holdings, City Developments and TID built it together, and the grounds still show that pedigree a decade on.
Bartley MRT (CC12) is about 140 metres on foot, a two-minute walk with no main road to cross. The Circle Line runs as an orbital, so Serangoon interchange is one stop away for the North East Line and nex, while Paya Lebar, MacPherson and Bishan connect without a transfer. Drivers get the CTE, PIE and KPE, with the Bartley Tampines Viaduct shortening the run east.
Families get one of the deepest school clusters in the district. Cedar Primary School, Maris Stella High School and Paya Lebar Methodist Girls’ School (Primary) all sit inside the 1km radius that sets ballot priority under P1 registration, with Maris Stella directly opposite the development, so a boys’ option and a girls’ option sit in one radius. Our District 19 primary schools guide ranks the cluster and our 2026 Primary One registration guide sets the phases out in order. Distances run from the exact address and this estate spans eight of them, so check your block on the school’s own distance checker.
Eight blocks of up to 17 storeys hold 702 homes on a 22,096 sqm site, and the ladder is the widest in the Bartley pocket: 130 one-bedders from 463 sqft, 224 two-bedders from 797 sqft, 273 three-bedders from 1,023 sqft and 77 four-bedders up to 2,250 sqft, including 14 dual-key layouts. 350 of the 702 homes carry three bedrooms or more, enough family stock to keep the estate owner-heavy while the compact band gives landlords an entry point. Our dual-key condo guide covers where that format costs you at resale.
Tenure is the middle rung of this cluster: 99 years from June 2011, so a buyer today has roughly 84 years left, fresher than the 2000s stock filling much of District 19 and shorter than the pocket’s newest arrivals. Our 99-year versus freehold guide explains why the market pays for that gap, and the sections below price it.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 130 | 463 - 570 | 18.52% | (1)a |
| 2 Bedroom | 224 | 797 - 1,432 | 31.91% | (2)a, (2)c & (2+1)a - (2+1)f2 |
| 3 Bedroom | 273 | 1,023 - 1,808 | 38.89% | (3)a - (3)g2 & (3+1)a - (3+1)b2 |
| 4 Bedroom | 77 | 1,345 - 2,250 | 10.97% | (4)a, (4)c & Dual-Key (D) |
| Overall | 702 | 463 - 2,250 | 100.00% |
City Developments Limited (CDL) is a Singapore developer with a continuous track record since 1963, known for delivering well-built homes and managing projects reliably through market cycles. Its portfolio spans residences, offices, retail, integrated developments, and a global hotel arm under Millennium & Copthorne. Notable projects include Lumina Grand (EC), Tembusu Grand, The Myst, CanningHill Piers, and the revitalised Republic Plaza. Buyers value CDL’s consistent execution, thoughtful layouts, and durable specifications, as well as its focus on sustainable, future-ready design. With strong local experience and stewardship of landmark sites, CDL offers confidence on delivery, long-term asset upkeep, and enduring neighbourhood impact.
Hong Leong Holdings Limited is an established Singapore developer with a long, consistent record in quality, design, and sustainability. It is recognised for dependable delivery and well-planned mid- to high-end homes across mature and emerging districts. Notable projects include Lentoria, Lentor Hills Residences, One-North Eden, Penrose, and the luxury development The Avenir, reflecting steady execution and site selection across diverse locales.
Beyond residential work, the group manages commercial assets, underscoring broad real estate capability. Key strengths include disciplined project management, practical layouts, attention to build quality, and responsive after-sales service—factors that support liveability and long-term value for buyers.
TID Pte Ltd is a joint venture between Singapore’s Hong Leong Group and Japan’s Mitsui Fudosan, building in Singapore since 1972. It has delivered nearly 12,000 homes across dozens of launches, with a consistent record of reliable delivery and solid build quality. Notable residential projects include Lentoria, Lentor Hills Residences, One-North Eden, and The Jovell, alongside a broader portfolio of condos islandwide. Beyond homes, TID also develops commercial, industrial, and hotel assets, bringing end-to-end capability and operational know‑how. Strengths include disciplined project execution, practical, well-planned layouts, and the use of advanced methods such as PPVC that support workmanship standards and long-term value.
Bartley Residences buys the shortest station walk in the pocket at the lowest entry of the three big estates around it, and the market has handed it the best rental yield of the three in return. Below is the price record, the floor plans, and the supply behind the address.
As of July 2026, the last sixty caveats at Bartley Residences cleared between $1,361 and $2,046 psf with a median around $1,793 psf. The twelve months to July carried 42 transactions at a median of $1,796 psf, so the market has settled into a band rather than swinging inside one.
Three large leasehold condominiums share this pocket and Bartley Residences is the value entry. Bartley Ridge brought 868 units in 2016 and Botanique at Bartley 797 units in 2019, 0.17km away. Bartley Residences carries the lowest average psf of the three at about $1,787, against roughly $1,953 at Bartley Ridge and above $1,900 at Botanique, while producing the best rental yield at about 3.8 percent against 3.4 and 3.2 percent. Our rental yields guide sets out the maths after maintenance and vacancy; check the unit’s own achievable rent, not the estate average.
The wider field frames it. The Gazania offers 250 freehold units from 2022 at 0.37km for buyers who want the title, Forest Woods brings 519 units from 2020 at 1.08km, and deeper into Serangoon Affinity at Serangoon at 1,052 units, The Garden Residences at 613 and The Scala at 468 mark the alternatives. Bartley Vue is the belt’s newest at 115 units, Rio Vista and Stars of Kovan show what the money buys further out, and River Isles and Riversails sit up the north east corridor. Against its own district Bartley Residences has run about 16 percent appreciation over two years versus a District 19 average of 12.9 percent.
Bartley Residences predates GFA harmonisation, so its strata areas still include aircon ledges and bay windows the newer rulebook excludes. A psf gap against a post-harmonisation launch is not measuring identical square feet.
Weighing an entry at these levels? Speak to us first. We will pull the latest transactions, check the stack you are eyeing and give you an honest read, no pressure either way. WhatsApp us.
The Bartley Residences floor plan set opens at 463 sqft and closes at 2,250 sqft, the broadest range in this cluster. A household can move up inside the estate instead of out of it, which keeps resale demand arriving from more than one direction.
Price the ladder at the July 2026 median of about $1,795 psf: the 463 sqft one-bedder near $830,000, the 797 sqft two-bedder about $1.43m, the 1,023 sqft three-bedder around $1.84m stretching to roughly $3.25m at 1,808 sqft, and the four-bedroom tier from about $2.41m to $4.04m at 2,250 sqft. Treat those as arithmetic on the caveat record rather than quotes.
The live prints add what the median hides. A 1,163 sqft three-bedder cleared $2,046 psf for $2.38m in July 2026, the top of the band, while a 560 sqft one-bedder went at $1,586 psf for $888,000 in May 2026 and a 1,378 sqft four-bedder at $1,876 psf for $2.585m in July 2026. Three-bedders command the highest psf here and the compact stock the lowest, the reverse of the usual pattern and a direct read on what the school cluster does to demand. One-bedroom entry runs from about $790,000.
The grounds carry the rest. Density is moderate at a 2.8 plot ratio and the allowance went horizontal: a 50m lap pool, a full-sized tennis court, aqua dining booths, hammock pods, a Zen pavilion, gym and clubhouse across landscaped courtyards. The signature is a century-old Bodhi tree, conserved on site inside a large playground, heritage no new launch nearby can manufacture. Our resort-style condo guide covers what that is worth day to day. Carparking runs 702 lots against 702 homes.
Zoom in to the pocket that competes. Bartley Residences sits in Upper Paya Lebar subzone, which holds 28 private developments and about 3,627 homes. Bartley Residences is 702 of those on its own, close to a fifth of everything private here, and no new private project is under construction in the subzone. In a pocket this tightly built, the absence of fresh stock supports resale pricing.
Set that against the demand side. Serangoon town carries about 21,961 HDB flats and 16,686 of them are 4-room or larger, the types upgraders sell from, more than four for every private home in the subzone. Bidadari adds to it: the estate next door reached major completion in early 2026 and its flats already trade above a million dollars, so as they clear their Minimum Occupation Period around 2030 a fresh cohort arrives with a short move to make. Our District 19 upgrading checklist walks that step by step.
New supply is coming to Serangoon, but not to this pocket. Chuan Park adds 916 units in Lorong Chuan for 2027, the two Chuan Grove parcels another 1,065 around 2030 and Belgravia Ace 104 in Seletar Hills for 2028, all on other stations. Longer term, the Paya Lebar Airbase relocation in the 2030s frees roughly 800 hectares for a new town and lifts the aviation height restrictions capping this corridor. The URA Master Plan shows how the area is zoned in the meantime.
Two checks belong in any offer. The lease started in June 2011, so about 84 years remain, and that clock matters most on a long horizon. Liquidity is the counterweight: 197 caveats between August 2021 and July 2026 against 702 units, roughly 5.6 percent turning over each year, rising again to 45 trades in 2025. Both sides of a negotiation here argue from a large, recent evidence base. About 78 percent of owners are Singaporean, and tenants come from Tai Seng and the Paya Lebar hub.
Bartley Residences suits families targeting Maris Stella or Paya Lebar Methodist Girls’ Primary, investors who treat station proximity as the core tenet, and buyers who want the Bartley address at the lowest entry of the three. Landlords get the pocket’s strongest yield at about 3.8 percent, a tenant pool drawn from Tai Seng, Paya Lebar and the two international schools, and 130 one-bedroom units sized for exactly that market. Our guide to city-fringe living in District 19 explains why this corner draws the demand it does.
Your eventual buyer matters as much as you do, and here the exit audience is being built next door right now. Bidadari’s flats and the Serangoon upgrader pool supply the family end, landlords buying the compact band the rest. Renters get the strongest version of the estate, two minutes to the platform on a quiet side road, which keeps the vacancy window short.
Fit matters in the other direction too. If the lease clock is your deciding factor, The Gazania sells freehold title 0.37km away at a premium. If you want the newest building and the longest remaining lease in the pocket, Botanique at Bartley is the one to price. If you want the lift lobby to open onto a mall, that is not this product: retail sits one or two stops out at nex, The Woodleigh Mall and 18 Tai Seng, and what you get back is How Sun Linear Park and a road without town-centre traffic. Our Bartley condo guide covers how the pocket sits between Serangoon and Toa Payoh. At eleven years old most units are on their first renovation cycle, so budget for that on untouched stock.
Thinking about Bartley Residences? With three comparable condominiums in one pocket, the right pick depends on your stack, your budget and whether you are buying for the schools or the yield. Before you shortlist, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.
Bartley Residences has 8 blocks of 17 storeys.
Bartley Residences rises 17 storeys across 8 blocks.
Bartley Residences has 702 residential units.
Bartley Residences offers 1 Bedroom (463 to 570 sqft), 2 Bedroom (797 to 1,432 sqft), 3 Bedroom (1,023 to 1,808 sqft), 4 Bedroom (1,345 to 2,250 sqft).
The floor plans we hold for Bartley Residences are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Bartley Residences sits on a site of about 22,096 sqm (roughly 237,800 sqft).
Bartley Residences is 99-year leasehold (lease from Jun 2011).
No, Bartley Residences is a 99-year leasehold development (lease from Jun 2011).
Bartley Residences is developed by Bartley Development Pte Ltd (Hong Leong Holdings, CDL & TID Residential).
Bartley Residences was designed by P & T Consultants Pte Ltd and built by Woh Hup Private Limited.
Bartley Residences’ facilities include a 50m lap pool, a full-sized tennis court, aqua dining booths, hammock pods and a Zen meditation pavilion. A conserved century-old Bodhi tree is integrated into the estate’s large playground.
Bartley Residences is at Lorong How Sun, on a gentle rise above Bartley Road – about 140m from Bartley MRT (CC12), at the meeting point of Serangoon, Hougang and the Bidadari estate.
Bartley Residences is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest MRT is Bartley (CC12) on the Circle Line, about 140m away. Serangoon interchange (CC13/NE12) is one stop away.
Schools within 1km of Bartley Residences: Cedar Primary School, Maris Stella High School, Paya Lebar Methodist Girls’ School (Primary).
Primary schools within 2km of Bartley Residences: Cedar Primary School, Maris Stella High School, Paya Lebar Methodist Girls’ School (Primary), Canossa Catholic Primary School, Xinghua Primary School and Yangzheng Primary School. Of these, Cedar Primary School, Maris Stella High School and Paya Lebar Methodist Girls’ School (Primary) fall inside the 1km P1 registration radius. Secondary options nearby include Maris Stella High School, Bartley Secondary School, St. Gabriel’s Secondary School and Paya Lebar Methodist Girls’ Secondary School.
Shopping malls within about 2km of Bartley Residences include 18 Tai Seng, The Woodleigh Mall, Upper Serangoon Shopping Centre, MacPherson Mall, nex and Heartland Mall.
Yes – parks within about 2km of Bartley Residences include Bidadari Greenway, How Sun Linear Park, Bunga Rampai Park, Thrift Drive Open Space and Kensington Sq Recreation Area.
Based on transactions in the last 12 months, PSF ranges from about $1,360 to $2,036, averaging around $1,787.
Based on recent transactions, 1 Bedroom units start from about $790,000, 2 Bedrooms from about $1.29M, 3 Bedrooms from about $2.52M.
Bartley Residences has seen average rental yields of about 3.8%, ahead of neighbours Bartley Ridge (about 3.4%) and Botanique at Bartley (about 3.2%). It sits about 140m from Bartley MRT, and prices have appreciated from roughly $1,240 psf at 2012 launch to around $1,787 psf. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Bartley Residences is a good fit for school-focused families – Cedar Primary School, Maris Stella High School, Paya Lebar Methodist Girls’ School (Primary) are within 1km.
Bartley Residences is a 99-year leasehold condominium in District 19 developed by Bartley Development Pte Ltd, a joint venture of Hong Leong Holdings, City Developments Limited and TID Residential. It comprises 702 units across 8 blocks and obtained TOP in 2015.
Bartley Residences obtained TOP in 2015.
Bartley Residences launched in 2012 and is fully completed – TOP was obtained in 2015. Units are now available on the resale market.
Yes. Foreigners can buy Bartley Residences because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Bartley Residences is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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