Pandan Valley
Pandan Valley is a freehold condominium in District 21 (Bukit Timah) that obtained TOP in 1978, with 605 units across 6 blocks. Across 722 transactions on record, units have recently transacted around S$2.91M (S$1,532 psf, ~1,755 sqft). There are 55 units for sale from S$2.68M to S$6.40M.
What are the key facts about Pandan Valley?
Pandan Valley is a freehold condominium in District 21 (Bukit Timah) that obtained TOP in 1978, with 605 units across 6 blocks.
- Tenure
- Freehold
- TOP / Completion
- 1978
- Developer
- DBS REALTY PTE LTD
- Total units
- 605
- Blocks
- 6
- District / Area
- District 21 (Bukit Timah)
- Market segment
- OCR
- Median PSF
- S$1,532 psf
- Last transacted
- Jul 2026
- Remaining lease
- Freehold
What is the price and PSF at Pandan Valley?
Units have recently transacted around S$2.91M (S$1,532 psf), at a gross rental yield of about 1.6% (URA caveat data).
Recent median price
S$2.91M
recent · 722 sales on record
Median PSF
S$1,532 psf
recent transactions
Median rent (monthly)
S$3,916
2,409 rentals on record
Gross rental yield
1.6%
indicative, gross
Units currently for sale are asking a median of S$1,581 psf — about 3% above the most recent transacted PSF.
Source: URA caveat data, through Jul 2026.
What has recently sold at Pandan Valley?
Pandan Valley has 722 recorded sales; the most recent transacted at S$2,780,000 in Jul 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jul 2026 | S$2,780,000 | 1,668 | S$1,666 psf |
| Jun 2026 | S$2,150,000 | 1,313 | S$1,637 psf |
| May 2026 | S$3,100,000 | 2,024 | S$1,532 psf |
| May 2026 | S$3,650,000 | 2,562 | S$1,425 psf |
| Apr 2026 | S$1,908,888 | 1,173 | S$1,627 psf |
| Apr 2026 | S$5,200,000 | 6,114 | S$851 psf |
| Apr 2026 | S$3,500,000 | 2,088 | S$1,676 psf |
| Feb 2026 | S$2,188,888 | 1,464 | S$1,495 psf |
| Jan 2026 | S$2,910,000 | 1,755 | S$1,659 psf |
| Jan 2026 | S$2,350,000 | 1,335 | S$1,761 psf |
| Jan 2026 | S$4,360,000 | 3,498 | S$1,246 psf |
| Dec 2025 | S$2,930,000 | 2,024 | S$1,448 psf |
722 sales and 2,409 rentals on record since Jan 1995. Source: URA.
Are prices at Pandan Valley rising?
The median transacted PSF at Pandan Valley has risen 69% over the past 9 years (2017–2026), from S$961 psf to S$1,627 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,627 psf | S$2.91M | 11 | +1.6% |
| 2025 | S$1,602 psf | S$2.80M | 12 | +10.1% |
| 2024 | S$1,455 psf | S$3.43M | 19 | +1.8% |
| 2023 | S$1,429 psf | S$3.35M | 9 | +2.2% |
| 2022 | S$1,398 psf | S$2.95M | 20 | +14.5% |
| 2021 | S$1,221 psf | S$2.65M | 31 | +4.4% |
| 2020 | S$1,170 psf | S$2.60M | 10 | -7.8% |
| 2019 | S$1,269 psf | S$2.45M | 5 | +11.4% |
| 2018 | S$1,139 psf | S$2.00M | 8 | +18.5% |
| 2017 | S$961 psf | S$1.80M | 23 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
How many property agents are active around Pandan Valley?
6,633 CEA-registered agents closed at least one recorded deal in District 21 — where Pandan Valley sits — in the last 12 months, across all property types.
Active agents · 12mo
6,633
District 21 · closed ≥1 deal
Deals on record
27,077
all-time · all property types
Source: CEA public transaction records, attributed to District 21across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Pandan Valley?
Pandan Valley has 55 units listed for sale, spanning 1–6-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 1-bedroom | 1 | S$5.49M–S$5.49M | — |
| 2-bedroom | 1 | S$2.69M–S$2.69M | — |
| 3-bedroom | 15 | S$2.68M–S$4.25M | S$1,821 psf |
| 4-bedroom | 34 | S$3.00M–S$5.49M | S$1,499 psf |
| 6-bedroom | 4 | S$3.88M–S$6.40M | — |
Where is Pandan Valley and what's nearby?
Pandan Valley is located in Bukit Timah, in the Central Region of Singapore.
Pandan Valley is a freehold condominium completed in 1978. It was developed by DBS REALTY PTE LTD. The development has 605 residential units. It sits on a land area of 80,385 sqm and has a gross floor area of 168,808 sqm. The plot ratio is 2.1.
PANDAN VALLEY is located at 7 Pandan Valley, Singapore 597625. It is part of District 21, Upper Bukit Timah / Clementi Park / Ulu Pandan, Bukit Timah. The project falls within the Central Region and the OCR market segment.
The nearest rail connection is Dover MRT, approximately 808m away, around 13 minutes on foot. Nearby amenities include The Clementi Mall for shopping, LAURELS FOODS SUPPLIERS PTE LTD for groceries, Blk 353 Clementi Ave 2 for food options, and Holland Green Linear Park for greenery and recreation. Facilities in the development include Barbeque Area, Covered car park, Clubhouse, Gymnasium room, Playground, and Putting Green.
Who built Pandan Valley and how big is the development?
Pandan Valley was developed by DBS REALTY PTE LTD, with 605 units.
- Developer
- DBS REALTY PTE LTD
- Blocks
- 6
- Land area
- 80,385 sqm (865,256 sqft)
- Gross floor area
- 168,808 sqm (1,817,032 sqft)
- Plot ratio
- 2.10
How far is Pandan Valley from MRT and schools?
The nearest MRT/LRT to Pandan Valley is Dover MRT, about 808 m away (~13 min walk). 2 schools are within 1 km, including 1 primary school.
Getting around
- Dover MRT808 m · ~13 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Henry Park Primary SchoolPrimary schoolwithin 1 km · P1 priority728 m
- School Of Science And Technology, SingaporeSecondary schoolwithin 1 km778 m
- New Town Secondary SchoolSecondary school1.1 km
- Pei Tong Primary SchoolPrimary school1.2 km
- Nan Hua High SchoolSecondary school1.6 km
- Nus High School Of Mathematics And ScienceMixed-level school1.7 km
- Anglo-Chinese School (Independent)Mixed-level school1.7 km
- Methodist Girls' School (Secondary)Secondary school1.7 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
What facilities does Pandan Valley have?
Pandan Valley has 11 facilities, including Barbeque Area, Covered car park, Clubhouse, Gymnasium room, and more.
What does it cost to own a unit at Pandan Valley?
Buying a unit at Pandan Valley (~S$2.91M) needs about S$21,302/mo in income and S$9,800/mo in repayments, after S$115,100 stamp duty and a S$728k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$2.91M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$115,100
BSD, tiered
Downpayment (25%)
S$728k
cash + CPF
Monthly instalment
S$9,800/mo
30y @ 3.5%
Income required
S$21,302/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
Thinking about Pandan Valley? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Pandan Valley's own transactions.
PropKakiRecent units at Pandan Valley sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Pandan Valley
How much does a unit at Pandan Valley cost?⌄
Units at Pandan Valley have recently transacted around S$2.91M (S$1,532 psf), from 722 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Pandan Valley?⌄
For a unit around S$2.91M as a first home, you'd need roughly S$21,302/mo in income (assessed at the stress-test rate), with repayments near S$9,800/mo after a S$728k (25%) downpayment and S$115,100 Buyer's Stamp Duty.
Is Pandan Valley a good investment?⌄
Gross rental yield is about 1.6%, and current asking prices sit about 3% above the most recent transacted PSF; median PSF has risen about 69% since 2017. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at Pandan Valley going up?⌄
The median transacted PSF at Pandan Valley has risen about 69% between 2017 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Pandan Valley freehold or leasehold?⌄
Pandan Valley is freehold — ownership does not expire.
When was Pandan Valley built and who developed it?⌄
Pandan Valley obtained TOP in 1978, developed by DBS REALTY PTE LTD, with 605 units across 6 blocks.
How many units are for sale at Pandan Valley?⌄
There are 55 units for sale at Pandan Valley, from S$2.68M to S$6.40M.
What is the nearest MRT to Pandan Valley?⌄
The nearest MRT/LRT station to Pandan Valley is Dover MRT, about 808 m away (~13 min walk).
Which primary schools are within 1 km of Pandan Valley?⌄
Henry Park Primary School is within 1 km of Pandan Valley — homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.