Completed 1978

Pandan Valley

D21 · Clementi Park / Upper Bukit Timah · 1 Pandan Valley

A 623-unit freehold condo in D21, completed in 1978. Developed by Dbs Realty Pte Ltd.

Source: Condo master (URA caveats); URA transactions, Nov 2026

Freehold

Tenure

$1,483

Avg $psf, 12 months

Sales, 12 months

1978

Completed

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What brings you to Pandan Valley?

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02 — Prices

Pandan Valley prices

Last 12 months

Sales

$1,483

Average $psf

$851 – $1,761

$psf range

$1.91M – $5.2M

Price range

By unit size

Last 12 months

SizeSalesAvg $psfAvg pricePrice range

1,100–1,299 sq ft1 sale$1,627 psf$1.91M

1,300–1,599 sq ft4 sales$1,606 psfAvg $2.23M$2.15M – $2.35M

1,600–1,999 sq ft2 sales$1,663 psfAvg $2.85M$2.78M – $2.91M

2,000–2,499 sq ft3 sales$1,552 psfAvg $3.18M$2.93M – $3.5M

2,500–3,499 sq ft3 sales$1,292 psfAvg $3.7M$3.09M – $4.36M

3,500+ sq ft1 sale$851 psf$5.2M

Average $psf by year

In 2025, sales here averaged $1,562 psf, 26% below the D21 average of $2,108 psf for private homes (condos, apartments and ECs).

This condoD21 average

$2,400 $1,600 $800

$970

2015’15

$950

2016’16

$943

2017’17

$1,162

2018’18

$1,284

2019’19

$1,113

2020’20

$1,223

2021’21

$1,389

2022’22

$1,349

2023’23

$1,439

2024’24

$1,562

2025’25

$1,485

2026’26

Show as a table

Year	This condo	D21 average
2026	$1,485	$2,105
2025	$1,562	$2,108
2024	$1,439	$2,201
2023	$1,349	$2,216
2022	$1,389	$1,742
2021	$1,223	$1,660
2020	$1,113	$1,695
2019	$1,284	$1,482
2018	$1,162	$1,369
2017	$943	$1,183
2016	$950	$1,122
2015	$970	$1,125

Sales by year

352 sales since 2007; the busiest year was 2007 with 37. The 2026 bar covers Jan–Nov.

Show as a table

Year	Resale	Total
2026	13	13
2025	12	12
2024	19	19
2023	9	9
2022	20	20
2021	31	31
2020	10	10
2019	5	5
2018	8	8
2017	23	23
2016	10	10
2015	12	12
2014	8	8
2013	14	14
2012	31	31
2011	15	15
2010	33	33
2009	32	32
2008	10	10
2007	37	37

Sales in the last two years

32 sales, newest first. Units show the floor only.

DateUnitSizePrice$psfType

12 Oct 2026#02-XX2,562 sq ft$3.09M$1,205 psfResale

30 Sep 2026#02-XX1,464 sq ft$2.24M$1,529 psfResale

6 Jul 2026#12-XX1,668 sq ft$2.78M$1,666 psfResale

19 Jun 2026#04-XX1,313 sq ft$2.15M$1,637 psfResale

18 May 2026#05-XX2,024 sq ft$3.1M$1,532 psfResale

12 May 2026#08-XX2,562 sq ft$3.65M$1,425 psfResale

24 Apr 2026#02-XX1,173 sq ft$1.91M$1,627 psfResale

10 Apr 2026#16-XX6,114 sq ft$5.2M$851 psfResale

2 Apr 2026#09-XX2,088 sq ft$3.5M$1,676 psfResale

27 Feb 2026#04-XX1,464 sq ft$2.19M$1,495 psfResale

Show all 32 sales

Compared with nearby condos

Compared with D21 and the five nearest similar condos · average $psf and price, all unit sizes

Pandan ValleyThis condo · Freehold · 14 sales, last 12 months $1,483 psfavg $3.03M

D21 medianAll condo sales, last 12 months $2,227 psfavg $2.16M

The Trizon150 m · 2012 · Freehold · 6 sales $2,075 psfavg $4.08M Astor Green150 m · 1995 · 99-yr from 1991 · 5 sales $1,502 psfavg $2.07M Pinetree Hill170 m · Uncompleted · 99-yr · 49 sales $2,568 psfavg $3.29M Ridgewood190 m · 1981 · 999-yr · 9 sales $1,784 psfavg $3.03M The Serenade @ Holland200 m · 2004 · 99-yr from 2001 · 1 sale $1,611 psfavg $2.48M

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.

03 — Rent

Pandan Valley rent

Leases starting Sep 2025–Aug 2026

Leases

$5,600

Median rent a month

$3.03M

Avg sale price, 12 months

2.2%

Est. gross yield

D21 median rent: $4,275 a month; est. gross yield 2.2%.

By bedroom type

TypeLeasesMedian rentMiddle halfD21 median

1-Bedroom4 leases$4,100 median$4,000 – $4,425D21 $3,100

2-Bedroom29 leases$4,900 median$4,118 – $5,500D21 $4,000

3-Bedroom32 leases$6,000 median$5,025 – $7,530D21 $5,000

4-Bedroom22 leases$7,000 median$6,675 – $8,162D21 $6,800

Rent and yield compared with nearby condos

Est. gross yield, with median rent a month · nearest condos with 5+ leases

Pandan ValleyThis condo · Freehold · 87 leases 2.2%$5,600 median rent

D21 medianAll condo leases, same months 2.2%$4,275 median rent

The Trizon150 m · 2012 · Freehold · 70 leases 1.8%$6,000 median rent Astor Green150 m · 1995 · 99-yr from 1991 · 27 leases 2.5%$4,300 median rent Ridgewood190 m · 1981 · 999-yr · 98 leases 2.2%$5,500 median rent Montview230 m · 2008 · Freehold · 16 leases 2.2%$6,650 median rent Quinterra300 m · 2009 · 99-yr from 2006 · 9 leases 2.7%$5,800 median rent

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Location

Near Pandan Valley

MRT stations

EW Clementi 2.2 km · 27 min walk

EWCC Buona Vista 2.2 km · 27 min walk

EW Dover 2.7 km · 33 min walk

DT King Albert Park 3.8 km · 45 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools

Within 1 km

Henry Park Primary SchoolPopular 610 m · 11 min walk

Within 2 km

Pei Tong Primary School 1.3 km · 22 min walk

Methodist Girls' School (Primary)Popular 1.6 km · 39 min walk

Clementi Primary School 1.9 km · 28 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities

Park Holland Green Linear Park 1.2 km · 14 min

Clinic Arcadia Clinic 610 m · 7 min

Supermarket Laurels Foods Suppliers 610 m · 7 min

Hawker centre Clementi Ave 2 Market/Cooked Food Centre 1.8 km · 21 min

Map of the area around Pandan Valley, with nearby MRT stations and primary schools — Map data © OpenStreetMap contributors

Source: OneMap walking routes, Nov 2026

05 — Nearby

Condos and supply around Pandan Valley

Closest condos

The Trizon150 m · 2012 · Freehold avg $4.08M$2,075 psf Himiko Court150 m · 1983 · Freehold Astor Green150 m · 1995 · 99-yr from 1991 avg $2.07M$1,502 psf Ridgewood190 m · 1981 · 999-yr avg $3.03M$1,784 psf

New launches within 2 km

Pinetree Hill170 m · 99-yr avg $3.29M$2,568 psf Nava Grove360 m · 99-yr avg $3.55M$2,646 psf Amberwood at Holland1.5 km · 99-yr from 2025 avg $3.48M$3,018 psf Elta1.7 km · 99-yr avg $3.41M$2,578 psf

Upcoming supply

Pine Grove (Parcel B)410 m · about 584 units · 2.5 ha Awarded · $13,168 psm GFA · Nov 2023

Holland Plain1.2 km · about 684 units · 3.42 ha Upcoming

Holland Plain1.2 km · about 314 units · 1.57 ha Awarded · $16,048 psm GFA · May 2026

Clementi Avenue 11.4 km · about 523 units · 1.35 ha Awarded · $13,455 psm GFA · Nov 2023

Source: URA transactions; URA land sales; OneMap distances, Nov 2026

06 — From Stacked

Questions about Pandan Valley

Is Pandan Valley freehold?

Yes. Pandan Valley is a freehold condo.

When was Pandan Valley completed?

1978.

How many units does Pandan Valley have?

623 units.

What is the price psf at Pandan Valley?

14 sales in the last 12 months averaged $1,483 psf, ranging from $851 to $1,761 psf.

What did the latest sale go for?

A 2,562 sq ft unit sold for $3.09M ($1,205 psf) on 12 Oct 2026.

How much is the rent at Pandan Valley?

Leases starting Sep 2025–Aug 2026 had a median rent of $5,600 a month ($4,100 for a 1-bedroom, $4,900 for a 2-bedroom and $6,000 for a 3-bedroom). That is an estimated gross yield of about 2.2%, before costs.

What is the nearest MRT station?

Clementi (EW), a 27-minute walk (2.2 km). Buona Vista (EW, CC) is 2.2 km away.

Which primary schools are within 1 km?

Henry Park Primary School, 610 m away.

Who developed Pandan Valley?

Dbs Realty Pte Ltd.

Answers generated from the data on this page, Nov 2026