Bartley Ridge is a large 2016 estate on Mount Vernon Road, built by Hong Leong, CDL and TID: 868 units trading at a median $1,963 psf, a price the small stock of older projects on the same road cannot always match today.
The Circle Line runs the show here. Bartley station (CC12) falls within 500m of the estate, and Tai Seng station (CC11) falls inside the wider 1km band too, giving the estate a second line option within an easy walk of the front gate.
Two schools sit inside the 1km priority band: Cedar Primary School and Maris Stella High School, both a short walk from the estate. Under MOE’s P1 framework, home-school distance decides ballot priority in the later phases, and our P1 registration guide walks through exactly how. Both names carry real weight with families in this corridor.
The estate runs 868 units across 9 blocks of 18 storeys, made up of 189 one-bedders, 382 two-bedders, 212 three-bedders and 85 four-bedders. That is the widest mix of any project in its immediate subzone, and it is why Bartley Ridge functions as both an upgrader estate and a rental block at once.
On tenure: the 99-year lease runs from 2012, leaving roughly 85 years as of 2026. That is a young clock for the area, and it underpins the pricing case the sections below walk through.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 189 | 441 - 635 | 21.77% | |
| 2 Bedroom | 382 | 721 - 1,410 | 44.01% | |
| 3 Bedroom | 212 | 980 - 1,841 | 24.42% | |
| 4 Bedroom | 85 | 1,302 - 2,121 | 9.79% | |
| Overall | 868 | 441 - 2,121 | 100.00% |
The Joo Seng subzone is small and Bartley Ridge dominates it outright, holding more than three quarters of the subzone’s total unit count. The 4 sections below put numbers on what that scale actually buys.
Most Bartley Ridge resale transactions fall between $1,779 and $2,156 psf, with a median of $1,963 psf. That covers 73 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The comparison set is thin because Bartley Ridge is most of its own subzone. Oasis Garden, a smaller 2009 freehold project, trades at a median $1,760 psf on 8 transactions, and The Areca, a 10-unit block, shows just $1,004 psf on 4 low-sample transactions that likely reflect old or unusual units rather than the current market. Bartley Vue, a 115-unit project completing in 2025 on the same stretch, has no 2025-26 resale transactions yet. Bartley Ridge is the only estate here with a real, statistically solid price trail.
Recent prints, from 2026: a 968.8 sqft 3-bedder at $2.128M in June, a 1,302.4 sqft 4-bedder at $2.925M in May, and a 968.8 sqft 3-bedder at $2.18M in July near the top of the band. A 559.7 sqft 1-bedder printed at $892,000, close to the low end.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The size ladder, priced at the $1,963 psf median:
1-bedders, 517 to 635 sqft: about $1.02M to $1.25M.
2-bedders, 721 to 1,109 sqft, several with a store: about $1.42M to $2.18M.
2-bedroom penthouses, 1,313 to 1,410 sqft: about $2.58M to $2.77M.
3-bedders, 980 to 1,259 sqft, most with a store: about $1.92M to $2.47M.
3-bedroom penthouses, 1,561 to 1,841 sqft: about $3.06M to $3.61M.
4-bedders, 1,302 to 1,464 sqft, plus a pair of 4-bedroom penthouses up to 1,927 sqft: about $2.56M to $3.78M.
That is 42 distinct layouts across the estate, one of the deepest ladders in the district. The penthouse stock, spread across every bedroom count from 2 to 4, is what actually separates Bartley Ridge from a standard suburban condo, not the base units.
Supply: the Joo Seng subzone holds 4 projects totalling 1,127 units: Bartley Ridge (868), Oasis Garden (134), Bartley Vue (115, completing 2025) and The Areca (10). Bartley Vue is the only new stock landing here, and it is a fraction of Bartley Ridge’s size.
Demand: Toa Payoh town holds about 19,937 four-room and larger HDB flats already past their Minimum Occupation Period, a deep upgrader pool. Over the last 12 months the median Toa Payoh 4-room resale sold for $1,000,000 and the median 5-room for $1.06M, so a paid-up flat covers roughly half the quantum of a 2-bedder here.
Rental: tenancy depth is proven, with 314 leases signed since January 2025 across the mix. One-bedders let at a median $3,000, two-bedders at $4,000, three-bedders at $5,000 and four-bedders at $6,200. Gross yields run about 2.8% to 3.6%, strongest on the smaller formats.
The honest take: at 868 units this is a busy estate, and Mount Vernon Road still sits beside pockets of industrial land working through redevelopment. 85 years of lease is comfortable, but check the specific stack’s facing and facility load on a weekend before you commit. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what is still coming to the corridor.
HDB upgraders anchored to Cedar or Maris Stella High, investors who want proven rental depth across every bedroom count, and buyers who want Circle Line access without the smaller subzone’s thin price trail.
Buyers chasing new-launch finishes are better served by Bartley Vue once its own resale record builds up, and buyers who want a different stretch of the same corridor should look at Botanique at Bartley. For everyone else, Bartley Ridge is the subzone’s only estate with real price and rental data behind it.
Thinking about Bartley Ridge?
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Bartley Ridge has 11 blocks of 18 storeys.
Bartley Ridge rises 18 storeys across 11 blocks.
Bartley Ridge has 868 residential units.
Bartley Ridge offers 1 Bedroom (441 to 635 sqft), 2 Bedroom (721 to 1,410 sqft), 3 Bedroom (980 to 1,841 sqft), 4 Bedroom (1,302 to 2,121 sqft).
The floor plans we hold for Bartley Ridge 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 Ridge sits on a site of about 20,071 sqm (roughly 216,000 sqft).
Bartley Ridge is 99-year leasehold (lease from Apr 2012).
No, Bartley Ridge is a 99-year leasehold development (lease from Apr 2012).
Bartley Ridge is developed by Hong Leong Holdings, CDL & TID.
Bartley Ridge is at 30 Mount Vernon Road, Singapore 368055 – about 300m from Bartley MRT (CC12).
Bartley Ridge is in District 13 (Macpherson, Braddell), in the Rest of Central Region (RCR).
The nearest MRT is Bartley (CC12), about 300m away. Tai Seng (CC11) is also within 1km.
Schools within 1km of Bartley Ridge: Cedar Primary School, Maris Stella High School.
Primary schools within 2km of Bartley Ridge: Cedar Primary School, Maris Stella High School, Canossa Catholic Primary School, Paya Lebar Methodist Girls’ School (Primary), St. Andrew’s Junior School and Yangzheng Primary School. Of these, Cedar Primary School and Maris Stella High School fall inside the 1km P1 registration radius. Secondary options nearby include Bartley Secondary School, Maris Stella High School, St. Gabriel’s Secondary School and Cedar Girls’ Secondary School.
Shopping malls within about 2km of Bartley Ridge include 18 Tai Seng, MacPherson Mall, The Woodleigh Mall, nex, Upper Serangoon Shopping Centre and The Poiz Centre.
Yes – parks within about 2km of Bartley Ridge include Bunga Rampai Park, Thrift Drive Open Space, Bidadari Greenway, Neighborhood Park and Kensington Sq Recreation Area.
Based on transactions in the last 12 months, PSF ranges from about $1,747 to $2,246.
Based on recent transactions, 1 Bedroom units start from about $813,000, 2 Bedrooms from about $2.49M, 3 Bedrooms from about $2.55M.
Bartley Ridge has seen average rental yields of about 3.3% based on recent transactions, and the nearest MRT, Bartley (CC12), is about 300m away. As with any RCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Bartley Ridge is a good fit for school-focused families – Cedar Primary School, Maris Stella High School are within 1km.
Bartley Ridge is a 99-year leasehold condominium in District 13 developed by Hong Leong Holdings, CDL & TID, CDL, TID, comprising 868 units across 11 blocks. It obtained TOP in 2016.
Bartley Ridge obtained TOP in 2016.
Bartley Ridge is fully completed – TOP was obtained in 2016. Units are now available on the resale market.
Yes. Foreigners can buy Bartley Ridge because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Bartley Ridge 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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