Daintree Residence Review — Upper Bukit Timah / Ulu Pandan · D21
HuatScore: 65/100 — Good
Is Daintree Residence a good buy?
HuatScore rates Daintree Residence 65/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.1% 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 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$2,024 psf
- Price from: S$1.35M
Live market data
- Resale transactions (12mo): 32
- Recent resale PSF: ~$2,070 psf
- Gross rental yield: 3.1%
What works in its favour
- Both anchors locked in: 617m to PEI HWA PRESBYTERIAN PRIMARY SCHOOL [SAP] and 537m (~7-min walk) to Beauty World MRT (Exit C). 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 — PEI HWA PRESBYTERIAN PRIMARY SCHOOL: PEI HWA PRESBYTERIAN PRIMARY SCHOOL is SAP. 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.
- Hot resale demand: Demand pulse 100/100 — 9.8% annual turnover (32 resales/12mo). Units turn over fast; easy to find buyers when you exit.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +37% above the 5–10 year resale median in Upper Bukit Timah / Ulu Pandan. Market needs ~8 years of growth to match the entry price.
- Thin future upgrader pool: Live count: 1 HDB block within 2km cross the 5-year MOP between 2025 and 2028 (of 133 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 3 new launches competing in D21 · Upper Bukit Timah / Ulu Pandan: 3 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Daintree Residence suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.1% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
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
Pei Hwa Presbyterian Primary School at 617m. P1 crowd already eyeing. Not the easiest to offload — hold long, sell slow.