The Raintree is the value entry point against Bukit Timah Nature Reserve: 315 units at a median $1,457 psf, the lowest median of the three D21 projects in this batch. Completed in 2008 by Frasers Centrepoint, the 10-block, 10-storey estate sits on Bukit Drive on 99-year leasehold land.
Two stations now sit within 1km of the estate, neither inside the tighter 500m band: Hume (DT4) and Beauty World (DT5). Both are a genuine walk rather than a doorstep, but neither existed at this scale when the estate first sold.
Here is the honest fact up front: no primary school falls within the 1km priority band. Bukit Timah Primary, CHIJ Our Lady Queen of Peace, Keming Primary, Methodist Girls’ (Primary) and Pei Hwa Presbyterian all sit in the wider 1km to 2km ring instead. Under MOE’s P1 framework, that distance band matters to balloting families, and our P1 registration guide explains exactly how the phases work.
The mix is three-bedroom heavy: 59 two-bedders, 226 three-bedders and 30 four-bedders, so 240 of 315 units, more than 3 in 4, are 3-bedders. Ten low-rise blocks of 10 storeys keep the estate at ground level rather than tower height.
On tenure: the 99-year lease runs from March 2003, which leaves roughly 76 years as of 2026. That is the shortest remaining clock of the three D21 projects in this batch, and it is baked into the discount the price sections below show.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 59 | 926 - 1,313 | 18.73% | A1 - A3, B1, B2, C1, C5 |
| 3 Bedroom | 226 | 1,270 - 1,604 | 71.75% | B1, C1 - C6, D1, D2 |
| 4 Bedroom | 30 | 1,582 - 1,884 | 9.52% | E1 |
| Overall | 315 | 926 - 1,884 | 100.00% |
The Nature Reserve subzone is small and old, just 6 projects, and The Raintree sits mid-table on price against them despite carrying the newest rail access on the row now that Hume has opened. The 4 sections below put numbers on that.
Most The Raintree resale transactions fall between $1,412 and $1,580 psf, with a median of $1,457 psf. That covers 15 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
Against the row, Springdale Condominium (999-year, TOP 1998) traded at a median $1,701 psf over the same 2 years, the highest of the group on the strength of its near-freehold tenure. Le Wood (99-year, 2000) sits at $1,286 psf, and Southaven I (99-year, 1998) at $1,256 psf. The Raintree’s discount to Springdale runs about 14%, while it commands roughly 13% more than Le Wood at the value end of the row.
Recent prints, as of April 2026: a 1,313.2 sqft unit at $1.88M, a 1,302.4 sqft unit at $2.06M, a 1,291.7 sqft unit at $1.9M, and a 947.2 sqft unit at $1.5M, the smallest transacted size on record and the highest psf print at $1,584.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The size ladder we hold verified data for, priced at the $1,457 psf median:
2-bedders, 926 sqft, about $1.35M.
2-bedders, 947 sqft, about $1.38M.
2-bedders with a store, 1,141 sqft, about $1.66M.
2-bedders, 1,163 sqft, about $1.69M.
2-bedders with a store, 1,313 sqft, about $1.91M.
That ladder only covers the 2-bedroom format, but the estate itself is dominated by 3-bedders, 240 of the 315 units, at sizes that recent transactions put between roughly 1,270 and 1,506 sqft based on actual sold sqft figures, without a confirmed floor-plan-to-price ladder entry for that band. We are naming that gap rather than guessing a number for it.
Supply: the Nature Reserve subzone holds just 6 projects totalling about 1,313 units. Mont Timah (2011, 10 units) is the newest completion, and nothing has been built in the subzone since. This pocket is effectively finished.
Demand: Bukit Panjang town holds about 30,787 four-room and larger HDB flats already past their Minimum Occupation Period, one of the largest upgrader pools in Singapore. Over the last 12 months the median Bukit Panjang 4-room resale sold for $570,000 and the median 5-room for $699,000, so a paid-up 5-room flat covers roughly half the quantum of the smallest verified 2-bedder here.
Rental: 56 leases signed since January 2025. Two-bedders let at a median $4,000 a month, three-bedders at $5,000, four-bedders at $5,900. Against the 2-bedder ladder above, gross yields run about 2.5 to 3.6%.
The honest take: no school falls inside the 1km ballot radius, the building turns 18 this year, so renovation budgets belong in any offer, and 76 years of remaining lease deserves a check against your own exit year. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what is still coming to the wider corridor.
Nature-first families who want the reserve as a front yard, Bukit Panjang HDB upgraders working with a modest quantum, and 3-bedroom households who value space over a tight MRT walk. Families comfortable in the 1km to 2km school ring, rather than inside it, fit this estate well.
Balloting families who need a school inside 1km should look elsewhere in the district, and buyers who want the newest freehold stock nearby are better served by Daintree Residence or Verdale. For everyone else, this is the value seat next to the forest, now with 2 stations inside 1km instead of none.
Thinking about The Raintree?
Before you offer, speak to us. We will run the stack you are eyeing against the latest transactions and give you an honest read, no pressure either way. WhatsApp us
The Raintree has 10 blocks of 10 storeys.
The Raintree rises 10 storeys across 10 blocks.
The Raintree has 315 residential units.
The Raintree offers 2 Bedroom (926 to 1,313 sqft), 3 Bedroom (1,270 to 1,604 sqft), 4 Bedroom (1,582 to 1,884 sqft).
The floor plans we hold for The Raintree 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.
The Raintree sits on a site of about 16,076 sqm (roughly 173,000 sqft).
The Raintree is 99-year leasehold (lease from Mar 2003).
No, The Raintree is a 99-year leasehold development (lease from Mar 2003).
The Raintree is developed by Frasers Centrepoint (CPL Place Pte Ltd).
The Raintree is at 81 Bukit Drive, Singapore 587850 – about 850m from Hume MRT (DT4).
The Raintree is in District 21 (Upper Bukit Timah, Clementi Park, Ulu Pandan), in the Outside Central Region (OCR).
The nearest MRT is Hume (DT4), about 850m away. Beauty World (DT5) is also within 1km.
There are no primary schools within 1km of The Raintree.
Primary schools within 2km of The Raintree: Bukit Timah Primary School, CHIJ Our Lady Queen of Peace, Keming Primary School, Methodist Girls’ School (Primary) and Pei Hwa Presbyterian Primary School.
Shopping malls within about 2km of The Raintree include Bukit Timah Shopping Center, Beauty World Centre, Beauty World Plaza, Dairy Farm Mall and HillV2 Mall.
Yes – parks within about 2km of The Raintree include Hoover Park, Jalan Tekukor Playground, Mayfair Park, Fuyong Interim Park and Eng Kong Garden.
Based on transactions in the last 12 months, PSF ranges from about $1,389 to $1,584.
Based on recent transactions, 2 Bedroom units start from about $1.36M, 3 Bedrooms from about $1.93M.
The Raintree has seen average rental yields of about 3.1% based on recent transactions, and the nearest MRT, Hume (DT4), is about 850m away. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
The Raintree suits professionals, couples and investors more than school-focused families – there are no primary schools within 1km.
The Raintree is a 99-year leasehold condominium in District 21 developed by Cpl Place Pte Ltd, comprising 315 units across 10 blocks. It obtained TOP in 2008.
The Raintree obtained TOP in 2008.
The Raintree is fully completed – TOP was obtained in 2008. Units are now available on the resale market.
Yes. Foreigners can buy The Raintree because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
The Raintree 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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