Botanique at Bartley Review — Bartley · D19
HuatScore: 87/100 — Solid Choice!
Is Botanique at Bartley a good buy?
HuatScore rates Botanique at Bartley 87/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2019
- Units: 788
- Developer: UOL Group
- Avg PSF: ~$2,000 psf
- Price from: S$0.8M
Live market data
- Resale transactions (12mo): 45
- Recent resale PSF: ~$2,110 psf
- Gross rental yield: 3.0%
What works in its favour
- Both anchors locked in: 548m to MARIS STELLA HIGH SCHOOL [SAP·Autonomous] and 266m (~3-min walk) to Bartley MRT (Exit A). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — MARIS STELLA HIGH SCHOOL: MARIS STELLA HIGH SCHOOL is SAP · Autonomous. These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- Healthy transaction liquidity: 45 resale transactions in the past 12 months — wide exit pool, easier to price-discover.
- Hot resale demand: Demand pulse 94/100 — 5.6% annual turnover (45 resales/12mo). Units turn over fast; easy to find buyers when you exit.
What to watch out for
- District price gap is wide: New launch PSF is +27% above the 5–10 year resale median in Serangoon Gardens / Hougang / Punggol. Market needs ~6 years of growth to match the entry price.
Who Botanique at Bartley suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Maris Stella High School at 548m. P1 crowd already eyeing. Solid all-round. Worth a proper viewing.