The Reserve Residences

The Reserve Residences is not a condominium near a rebuilt town centre, it is the rebuilt town centre, and the URA Master Plan vision for Beauty World arrived here in one move rather than across a decade of separate parcels. Integrated hubs this complete exist at single digits nationally and this is District 21’s only one. Buyers settled it fast, and the sections below cover the price that produced, the ladder behind it and the supply around it.

The Reserve Residences Prices: The Level the Precinct Sorts Itself Under

Start with the land, because it sets the floor. The Jalan Anak Bukit site was secured for $1,028,333,333, a Land Bid of $989 psf per plot ratio. There is no developer price list left to quote against it: with 724 caveats lodged against 732 units, today’s buyer at The Reserve Residences chooses between owners rather than between balance stock and the resale board.

As of July 2026, the last sixty caveats cleared between $2,304 and $3,154 psf with the median around $2,572 psf. The twelve months to July sit higher at $2,663 psf across only five caveats, which is late resale rather than a market signal. Recent prints run a 657 sqft two-bedder at $1,808,000 in July 2026 and a 2,530 sqft penthouse at $6,736,440 in March 2026.

The precinct sorts itself cleanly below the flagship, which is the useful way to read the number. 8@BT offers the boutique entry at 158 units two streets away, The Sen prices the hillside with 347 units for 2028, Forett at Bukit Timah brings freehold scale at 633 units from 2024, and the completed 99-year set, Daintree Residence at 327 units from 2022, Verdale at 258 from 2023 and Mayfair Gardens at 215 from 2023, holds the resale floor. All of them trade below The Reserve Residences, so the integration premium is explicit rather than argued. Some of that set is freehold and some is 99-year, so our guide to 99-year versus freehold is worth reading before treating it as a like-for-like ladder, and our Upper Bukit Timah property guide tracks how the corridor has priced through the rebuild.

One technical note when you compare. The Reserve Residences was acquired before GFA harmonisation took effect, so its strata areas still include aircon ledges the newer rulebook excludes. Measured against a post-harmonisation launch, the square feet are not the same unit.

Weighing a stack here? Speak to us before you offer. We’ll compare collections and facings against the precinct’s alternatives, honest advice, no pressure. WhatsApp us.

The Reserve Residences Floor Plans: Thirty-Nine Types, Four Collections

The Reserve Residences floor plan sheet opens with 100 one-bedders at 441 to 495 sqft on $325 a month in maintenance, then puts 304 homes in the two-bedroom band on $390: 101 two-bed one-bath at 560 to 614 sqft, 149 two-bed two-bath at 646 to 743 sqft and 54 two-bed-plus-study at 721 to 807 sqft. The family tier splits by collection. 84 standard three-bedders run 883 to 1,044 sqft, Creekside adds 42 three-bedroom homes from 1,119 to 1,378 sqft on $455, and Horizon contributes 76 three-bedroom flexi units and 91 four-bedders at 1,475 to 1,744 sqft. Above them sit the Creekside and Treetops four-bedders and 12 five-bedroom private-lift homes, the duplex reaching 3,003 sqft at $650 a month.

Run the arithmetic at the recent median of about $2,572 psf and each tier prices out cleanly. The one-bedders land between $1.15m and $1.27m, the two-bedroom band from $1.45m to $2.08m, the standard three-bedders $2.27m to $2.69m, the Creekside three-bedroom formats $2.88m to $3.54m, the Horizon four-bedders $3.79m to $4.49m and the five-bedroom private-lift homes from $4.54m past $7.2m. Treat those as arithmetic on the caveat record rather than quotes. The bottom half of that ladder maps onto the budgets Bukit Timah, Bukit Panjang and Clementi households bring, and our HDB upgrading roadmap sets out how that crossing usually gets financed.

The architecture decides which half of the building you should be shortlisting. WOHA’s stepped blocks mirror the ridgeline behind them, with landscaped terraces climbing the development rather than sitting on one podium deck, the same design pedigree as The Tre Ver applied at hub scale. Facilities follow the same logic instead of crowding one deck: the 600m jogging trail threads Levels 4 to 5, the pools take the mid band and the sky lawns crown the top, over 70 facilities across seven levels. Upper stacks look across the nature reserve one way and the city the other, while lower stacks trade that view for the podium underneath them.

Is The Reserve Residences Worth Buying? The Supply Picture

Count the pocket rather than the district. Anak Bukit’s 42 private developments and roughly 6,731 homes are the real competition, and The Reserve Residences alone accounts for more than a tenth of that. Three sites are under construction and nothing else is: 8@BT’s 158 homes and this project’s 732 for 2027, then The Sen’s 347 for 2028. Well over half of the precinct’s incoming supply is The Reserve Residences itself, which is a different risk from waiting on someone else’s tower.

The demand side does not look like a suburb, and pretending otherwise would be misleading. Bukit Timah’s HDB stock is 27 blocks and 2,554 flats in total, 1,983 of them 4-room or larger, a fraction of what a Tampines sends into the private market each year. Demand here comes instead from the district’s own private stock, the school belt and the international-school tenancy, and a hub address collects all three in a way an enclave cannot.

The wider planning area adds context rather than pressure. Bukit Timah holds 188 private projects and about 26,005 homes, only 34 projects and 8,514 units of that dating from 2016 or later, and after 2026 the pipeline is a trickle and mostly elsewhere: Nava Grove in Ulu Pandan for 2027, Dunearn House in 2029, then Dunearn Road, Holland Plain and Amberwood at Holland around 2030.

The absorption curve is the strongest single number on this page. 669 caveats in the launch year, 46 through 2024, 6 in 2025 and 3 more by July 2026. Ninety-one percent of the project cleared in its first year, which is not steady absorption, it is a queue. Our Q2 2026 property market review tracks how city-fringe launches have moved through this cycle, and very few matched that opening. Exit liquidity reads through the district too: 18,145 private homes across 75 condominiums, only twelve of them ten years old or newer.

The other half of the location sits behind the building. The nature reserve’s trails, Rifle Range Nature Park and the Rail Corridor’s green spine are all within a walk or short ride, and our guide to Rail Corridor condominiums explains why frontage onto it has held value better than most amenity claims. An interchange downstairs and a forest at the back door is a pairing very few Singapore addresses can claim.

Who The Reserve Residences Suits

This suits first-condo couples working the small-format band, Pei Hwa and Methodist Girls’ families who need the 1km radius and the convenience in the same purchase, and Creekside households buying the top of the ladder for the view and the space. Our guide to the top primary schools in Bukit Timah maps how those radii overlap. The everyday layer is already built: Bukit Timah Plaza, Beauty World Plaza and Beauty World Centre sit alongside The Reserve Mall, with FairPrice Finest, Cold Storage and the returning hawker floors of Beauty World Market covering the weekly run.

A purchase is half the trade; the resale is the other half. From 2027 The Reserve Residences is the newest full-facilities address in the precinct, on top of a mall and a station, with five international schools inside 2km feeding a tenancy that turns on school-year cycles rather than market ones. The 404 small-format homes are sized for exactly that, and our rental yields guide sets out what the corridor sustains once fees and vacancy are counted.

Fit matters in the other direction too. Value hunters are better served by the precinct’s alternatives, which exist precisely to cost less, and the quiet here belongs to the streets behind rather than to this plot: it is the busiest junction in District 21 and the hub-facing stacks feel it. Two-car households should do the arithmetic early, because carpark provisioning is 586 lots plus 6 EV and 4 accessible bays against 732 homes, which is short of one lot per unit by design.

Thinking about The Reserve Residences? Collection and stack change the maths more than the headline psf does. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.