Botanique at Bartley is the newest and the busiest of the big leasehold estates in this pocket of District 19, 797 units completed in 2019 by UOL Group on Upper Paya Lebar Road. Two things set it apart from its neighbours: 650 of its 797 homes sit in the one and two-bedroom band, and its lease runs from April 2014, the longest remaining of the four estates in this cluster. It was built for liquidity, and the transaction record shows it.
Bartley MRT (CC12) is about 350 metres on foot, and a second Circle Line station, Tai Seng (CC11), also falls inside 1km. Six stations sit within 2km once Woodleigh, Serangoon, Mattar, Potong Pasir and MacPherson are counted. The line runs as an orbital, so Serangoon hands over the North East Line and nex, Paya Lebar the East West and Downtown Lines, and Bishan the North South Line. Our Bartley condo guide walks the whole corner between Serangoon and Toa Payoh, and our Serangoon condo guide covers what the nex premium next door actually buys.
Schools are the second anchor. Paya Lebar Methodist Girls’ School (Primary) and Maris Stella High School both sit inside the 1km ballot radius that carries distance priority under P1 registration, and PLMGPS is the name that holds this whole Bartley stretch together for parents. Our 2026 Primary One registration guide sets out how the phases run, and our roundup of the top primary schools near District 19 condos puts the catchment in context. Ten addresses carry this estate, so a far block can land in a different band from the one you were quoted; the school’s own distance checker is the version that counts.
Eight blocks of up to 17 storeys hold the 797 homes on a 20,078 sqm site at a plot ratio of 2.8, and the mix at Botanique at Bartley is deliberately compact. 192 one-bedroom homes run 495 to 689 sqft across the A1 and A2 series, 458 two-bedders cover 657 to 958 sqft across B1 to B3, and the three-bedroom tier is small at 147 units from 926 to 1,356 sqft. Ground-floor patio variants run across most types. That weighting is the investment case: compact stock beside a Circle Line station is the most liquid segment of the resale market, with a digestible quantum and a recent comparable almost always on the record.
Tenure runs 99 years from April 2014, so about 87 years remain as of 2026. Lease decay still deserves a line in a long-horizon offer, but on a 2014 clock the arithmetic is not the constraint it becomes on older stock. Our 99-year versus freehold guide works through what remaining lease genuinely does to value. The sections below price it.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom | 200 | 495 - 689 | 25.09% | ||
| 2 Bedroom | 413 | 657 - 958 | 51.82% | ||
| 3 Bedroom | 184 | 926 - 1,356 | 23.09% | ||
| Overall | 797 | 495 - 1,356 |
UOL Group is a long-established, publicly listed Singapore developer with a consistent record of delivering well-designed, award-winning, sustainability-focused projects since the 1960s. In Singapore, recent launches such as Watten House, Pinetree Hill, AMO Residence and The Watergardens at Canberra show range across freehold and leasehold homes and different market segments. Beyond residential, UOL develops commercial and integrated projects and operates the Pan Pacific Hotels Group (Pan Pacific, PARKROYAL, PARKROYAL COLLECTION), underscoring strong execution and asset management capabilities. Buyers can expect considered layouts, durable specifications, reliable delivery timelines and steady after-sales support, aimed at long-term livability and value retention.
Botanique at Bartley is the pocket’s liquidity engine. A mix weighted four to one towards compact homes, a station 350 metres away and the youngest lease on the street have produced the busiest caveat book of the four estates here, and that turnover is what a buyer is really paying for.
As of July 2026, the last sixty caveats at Botanique at Bartley cleared between $1,626 and $2,419 psf with the median around $2,000 psf. Fifty-nine of those sixty were lodged in the last twelve months, at a median near $2,001 psf. A record that dense and that recent is what a liquid estate looks like on paper.
Three large leasehold condominiums share this pocket and the differences between them are the whole decision. Bartley Residences completed in 2015 with 702 units, 0.17km away, and Bartley Ridge followed in 2016 with 868 units at 0.25km. Botanique at Bartley is the newest of the three and prices at the top of the group. That premium is not sentiment: it buys a younger building and roughly 87 years of lease against the low eighties next door, and both show up in a bank valuation. Which one is the better buy comes down to holding period.
The wider field frames the number. Forest Woods brings 519 units from 2020 about 1.22km away and The Gazania 250 freehold units from 2022 at 0.53km, the tenure comparison that explains part of the leasehold discount. Further out, Affinity at Serangoon adds 1,052 units from 2023, The Garden Residences 613 from 2021, The Scala 468 from 2013, and Chuan Park 916 units with completion expected in 2027. In the value tier, Jewel @ Buangkok trades near a $1,775 psf median, River Isles near $1,471 psf and Parc Vera near $1,411 psf. The gap to those is what the Circle Line position, the 2019 building and the 2014 lease cost.
One note before you compare against a launch. Botanique at Bartley predates GFA harmonisation, so its strata areas still include aircon ledges the newer rulebook excludes. Those are not identical square feet, and the honest comparison adjusts first.
Pricing a specific stack? Talk to us before you offer. We will pull the caveats for that exact format and facing and tell you where the asking sits, honest advice, no pressure. WhatsApp us.
The Botanique at Bartley floor plan set opens at 495 sqft and tops out at 1,356 sqft, and over 80 percent of the estate sits in the one and two-bedroom band. Ground-floor patio variants add outdoor space no upper floor can offer. The flip side is plain: there are no four-bedroom homes here, and at 147 units the three-bedroom stock is thin and slow to appear.
Run the arithmetic at the $2,000 median and the ladder prices out cleanly: the 495 sqft one-bedder near $990,000, the 689 sqft one-bedder-with-patio around $1.38m, the 657 sqft two-bedder near $1.31m, the 958 sqft two-bedder about $1.92m, the 926 sqft three-bedder near $1.85m and the 1,356 sqft three-bedder around $2.71m. Treat those as arithmetic on the caveat record rather than quotes.
The live prints confirm the band. A 657 sqft two-bedder cleared $2,078 psf for $1.365m in July 2026, an 850 sqft penthouse format $2,000 psf for $1.7m the same month and a 1,130 sqft three-bedder $2,035 psf for $2.3m in June 2026. On recent transactions, one-bedroom entry starts from about $835,000 and two-bedroom entry from about $1.33m.
Botanique at Bartley spends its density well. At a 2.8 plot ratio across 20,078 sqm it goes into eight blocks rather than ground coverage, so the grounds carry the landscaping the project is named for. Parking runs 797 lots against 797 homes, generous for a development weighted this heavily to compact stock, and it removes a complaint that costs other estates their tenants.
The pocket that competes is the Upper Paya Lebar subzone: 28 private developments and about 3,627 homes in total. At 797 units Botanique at Bartley is the single largest development in the subzone, more than a fifth of all private stock here, and nothing new is under construction inside it. That cuts both ways: your competition on exit is largely your own neighbours, but no new project is arriving to undercut them.
The demand side behind Botanique at Bartley is deeper than the supply side. Serangoon town holds about 21,961 HDB flats, of which 16,686 are 4-room or bigger, the flat types an upgrader sells before buying private. That pool outnumbers the entire private stock of this subzone several times over. Bidadari next door finished in early 2026 and its flats already clear a million dollars, which sets a firm floor under private housing here and refreshes the buyer pool as each cohort clears its Minimum Occupation Period. Our District 19 upgrading checklist walks that move through step by step.
Serangoon’s pipeline sits elsewhere. The planning area has about 2,085 homes scheduled after 2026, and every one of them lands in Lorong Chuan or Seletar Hills: Chuan Park with 916 for 2027, the pair of Chuan Grove parcels with 1,065 by 2030, Belgravia Ace with 104 in 2028. Longer term, the Paya Lebar Airbase relocation in the 2030s frees roughly 800 hectares and lifts the aviation height restrictions capping what can be built nearby; the URA Master Plan’s regional plans set that out. None of it is priced into a 2019 estate the way it is into a launch selling today, and our comparison of new launch versus resale in District 19 puts hard numbers against the gap.
Liquidity is the clincher. Botanique at Bartley has lodged 267 caveats since August 2021 against 797 units, the busiest book of the four estates in this pocket, and the curve is steady rather than spiky: 26 in 2021, 49 in 2022, 43 in 2023, 63 in 2024, 55 in 2025 and 31 more by July 2026. Rental yields have averaged about 3.3 percent and our rental yields guide explains what that figure has to cover. About 79 percent of owners are Singaporean with a further 18.5 percent Permanent Residents, so this reads as an owner-occupier estate rather than a speculative one.
Botanique at Bartley suits buyers who want the newest building and the longest remaining lease in the pocket, investors after liquid compact units beside a Circle Line station, and families targeting PLMGPS who do not need four bedrooms. Landlords get the sharpest version: a 657 sqft two-bedder 350 metres from Bartley MRT, inside the catchment of Tai Seng and the Paya Lebar hub, lets and re-lets quickly. The 3.3 percent yield is average for the district; the speed of the re-let is not, and that is the part a headline yield never shows.
Think about who buys it from you. The exit audience for Botanique at Bartley is that same compact-unit investor pool plus the Serangoon and Bidadari upgraders trading a flat for a two-bedder near rail. Deep buyer pools and small quantums are what keep a sale here measured in weeks rather than seasons.
Fit matters in the other direction too. If entry price is the deciding factor, Bartley Residences and Bartley Ridge sit a few hundred metres away at lower psf, and Parc Vera or River Isles stretch the budget further again. If you need four bedrooms or a dual-level format, Botanique at Bartley is not the estate: Forest Woods and The Gazania carry that stock nearby. And the retail here is a short ride out at nex, The Woodleigh Mall and 18 Tai Seng rather than downstairs.
Botanique at Bartley has 8 blocks of 17 storeys.
Botanique at Bartley rises 17 storeys across 8 blocks.
Botanique at Bartley has 797 residential units.
Botanique at Bartley offers 1 Bedroom (495 to 689 sqft), 2 Bedroom (657 to 958 sqft), 3 Bedroom (926 to 1,356 sqft).
The floor plans we hold for Botanique at Bartley 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.
Botanique at Bartley sits on a site of about 20,078 sqm (roughly 216,100 sqft).
Botanique at Bartley is 99-year leasehold (lease from Apr 2014).
No, Botanique at Bartley is a 99-year leasehold development (lease from Apr 2014).
Botanique at Bartley is developed by UOL Development (Bartley) Pte Ltd (UOL Group).
Botanique at Bartley is along Upper Paya Lebar Road in Serangoon – about 350m from Bartley MRT (CC12), with Tai Seng (CC11) also within 1km.
Botanique at Bartley 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 350m away. Tai Seng (CC11) is also within 1km, and Serangoon interchange is within 2km.
Schools within 1km of Botanique at Bartley: Maris Stella High School, Paya Lebar Methodist Girls’ School (Primary).
Primary schools within 2km of Botanique at Bartley: Maris Stella High School, Paya Lebar Methodist Girls’ School (Primary), Canossa Catholic Primary School, Cedar Primary School, Xinghua Primary School and Yangzheng Primary School. Of these, Maris Stella High School and Paya Lebar Methodist Girls’ School (Primary) fall inside the 1km P1 registration radius. Secondary options nearby include Bartley Secondary School, Maris Stella High School, St. Gabriel’s Secondary School and Paya Lebar Methodist Girls’ Secondary School.
Shopping malls within about 2km of Botanique at Bartley include 18 Tai Seng, MacPherson Mall, The Woodleigh Mall, Upper Serangoon Shopping Centre, nex and Heartland Mall.
Yes – parks within about 2km of Botanique at Bartley include Bidadari Greenway, Bunga Rampai Park, How Sun Linear Park, Thrift Drive Open Space and Kensington Sq Recreation Area.
Based on transactions in the last 12 months, PSF ranges from about $1,626 to $2,420.
Based on recent transactions, 1 Bedroom units start from about $835,000 and 2 Bedrooms from about $1.33M.
Botanique at Bartley has seen average rental yields of about 3.3%, with Bartley MRT (CC12) about 350m away and Tai Seng also within 1km. Being the newest of the three large Bartley condos, it commands the area’s highest PSF – which is exactly why entry price matters here. Speak to us for a detailed breakdown before committing.
Botanique at Bartley is a good fit for school-focused families – Maris Stella High School, Paya Lebar Methodist Girls’ School (Primary) are within 1km.
Botanique at Bartley is a 99-year leasehold condominium in District 19 developed by UOL Group, comprising 797 units across 8 blocks. It obtained TOP in 2019.
Botanique at Bartley obtained TOP in 2019.
Botanique at Bartley is fully completed – TOP was obtained in 2019. Units are now available on the resale market.
Yes. Foreigners can buy Botanique at Bartley because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Botanique at Bartley 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
Hi 
We offer private property consultations for readers. Interested?
