One hundred and eighty freehold landed transactions across Namly, Coronation, Sixth Avenue, Cluny and Leedon, read enclave by enclave. What the ground actually cleared at — and why the biggest plots in the area trade at the lowest rate per square foot, right up until the point where they don't.
180
freehold landed transactions, Jul 2021 – Jul 2026
+22–25%
land PSF growth since 2021, by house type
$2,054–$2,674
the median land PSF spread across the enclaves
Where the number comes from
A Bukit Timah price is a stack of numbers, not one: the enclave, the house type, the plot size, your position against the school line, and the envelope you could build but haven't. Most owners know one of the five, and it is usually the one their neighbour told them.
Everything below is computed on land PSF — transacted price divided by land area, not built-up area. That single choice is what lets a 15,000 sqft bungalow and a 2,200 sqft terrace sit in the same table without the comparison collapsing. Medians throughout, never averages, and any cell drawn from fewer than five sales is flagged as thin.
Finding one — four enclaves, and a twist at the top.
The area is spoken about as one market. It is at least four, and they do not rank the way the postcode reputation suggests. Namly holds the most expensive ground of the conventional enclaves. Coronation holds the cheapest — and the deepest market.
Median land PSF, by enclave and house type
Namly terrace and the Cluny / Leedon bungalows land on the same figure from opposite ends of the size range. Everything between them slopes the way plot size predicts.
Median land PSF. URA private residential transactions, Jul 2021 – Jul 2026.
Bukit Timah landed, by enclave
Enclave & type
Sales
Median land PSF
Median price
Median plot
Namly — terrace
6
$2,674
$5.87M
2,220 sqft
Namly — semi-detached
41
$2,394
$8.88M
3,460 sqft
Namly — detached
10
$2,255
$14.59M
6,872 sqft
Coronation — semi-detached
46
$2,228
$8.63M
3,849 sqft
Coronation — detached
20
$2,054
$13.69M
6,162 sqft
Cluny / Leedon — GCB detached
11
$2,674
$35.50M
15,256 sqft
mastplan
Median land PSF. Thin cells are excluded from this view and appear in Finding Three.
Namly detached clears $2,255. Coronation detached clears $2,054. Same house type, same district, roughly the same plot band. Two hundred dollars a foot apart.
On a 6,000 square foot plot that gap is worth about $1.2 million. It is tempting to book the whole of it as school-catchment premium, and the source material for this kind of audit usually does. We won't. Namly sits closer to the primary-school line, but it is also tighter, quieter and differently laid out, and no public dataset separates those effects. The arithmetic is measured; the attribution is an inference, and Finding Four is where it gets tested.
You’ve seen the pricing baseline
You've seen what the area costs. Now see what sets yours.
The preview establishes the area and its first enclave comparison. The full audit shows which plot, location and rebuild factors actually determine your home’s value.
The full table — every enclave, every type, thin cells included.
The school line — how the 1km radius is actually measured.
The clock and the spread — liquidity by type, and the middle 50%.
The rebuild equation and the four plot factors that move your number.
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Finding two — land in the area is up around a quarter in five years.
Two ways to read the same five years. One of them is honest and one of them is the chart everybody quotes, so here are both, in that order.
Median land PSF, 2021 against 2025 — like for like
House type held constant, which is the only way this comparison means anything. Semi-detached up 22.7%. Detached up 25%.
20212025
Median land PSF, freehold landed, Bukit Timah.
The all-types median, year by year
The same market with property type let loose. It is the chart that circulates, and it is mostly measuring which houses happened to trade that year.
All freehold landed
*2026 is a part year. All house types pooled — the mix changes from year to year.
Why the two charts disagreeThe like-for-like bars say the market rose steadily by roughly a fifth. The pooled line says it rose 51% to 2024 and then fell back. Both are computed from the same transactions. The difference is that in a market where a bungalow can trade at seven times the price of a terrace, a single unusual year of mix moves the pooled median more than the market itself does.
What to do with the 2024 peakTreat it as a composition artefact until proven otherwise. A year with more large-plot sales in the small-plot enclaves will print a higher pooled figure without a single owner being better off. If someone shows you the pooled line to justify a price, ask which house type it holds constant. The answer is none.
Growth here has been real and unspectacular: roughly 22–25% over five years, depending on house type. Anything steeper is the mix talking.
Finding three — the full table. Every enclave, every property type.
Including the two cells that are too thin to price off. They are printed because leaving them out would make the area look tidier than it is, and because a four-sale terrace figure of $2,914 is exactly the number a neighbour will quote at you.
Plot size against land PSF — where the pattern holds, and where it breaks
Every enclave-and-type cell in the table, plotted. The slope down to the right is the size gradient. The Cluny / Leedon bungalows sit above it, and that is Finding Seven.
NamlyCoronationCluny / LeedonThin sample
Grey points are thin cells — four and three sales. Jul 2021 – Jul 2026.
Every enclave, every property type
Enclave
Type
Sales
Median land PSF
Median price
Plot (sqft)
Namly
Terrace
6
$2,674
$5.87M
2,220
Namly
Semi-detached
41
$2,394
$8.88M
3,460
Namly
Detached
10
$2,255
$14.59M
6,872
Sixth / Fifth Ave
Terrace
4 (thin)
$2,914
$6.10M
2,104
Sixth / Fifth Ave
Detached
3 (thin)
$1,629
$22.00M
12,750
Coronation
Semi-detached
46
$2,228
$8.63M
3,849
Coronation
Detached
20
$2,054
$13.69M
6,162
Cluny / Leedon
GCB detached
11
$2,674
$35.50M
15,256
mastplan
Jul 2021 – Jul 2026. Cells under five sales are flagged thin and should not be priced off.
Coronation is the liquid cornerSixty-six sales across semi-detached and detached, more than any other enclave in the table, sitting on the cheapest ground of the lot at $2,054 for detached. Depth and discount usually travel together, and here they do.
The two thin cells cancel each other outSixth Avenue prints the highest terrace figure in the area on four sales and the lowest detached figure on three. Neither is a market. Both are what happens when a handful of unusual plots are all the evidence there is.
Finding four — the most valuable measurement here is not floor area.
It is the distance from your front door to a school gate, and it is measured in a way that surprises most owners the first time they check it properly.
The radius is one kilometre, and it is drawn straightPriority in the primary-one registration phases is assessed on a one-kilometre radius measured as the crow flies from the school, not along the road you would actually walk. A house four hundred metres away by map can sit outside the line if the road bends, and a house that feels further away can sit inside it.
It is measured to the metre, and it can split a streetThe boundary does not respect estate names, block numbers or which side of the junction you are on. Two houses opposite each other can fall on different sides of it. This is the single most checkable fact about your plot and the one most often assumed rather than verified.
The magnets here are Nanyang Primary and Raffles Girls' PrimaryBoth sit inside the Bukit Timah landed belt, which is why the school effect shows up in the price data at all. Most landed enclaves in Singapore do not have a national-tier primary school inside their own catchment.
The premium is address-specific and time-limitedIt attaches to a coordinate, not to an enclave, and it matters to a buyer for the handful of years around registration. That makes it a real value driver and a volatile one: your buyer pool for the premium is narrower than your buyer pool for the house.
This is the one finding you can settle in an afternoon. Measure the straight-line distance from your plot to both schools before you price anything. If you are inside, it is evidence. If you are just outside, knowing it stops you defending a number you cannot support.
Finding five — the deep pool is not the terrace. It is the semi-detached.
How often your house type trades sets how much comparable evidence exists, how long a sale takes, and how much a buyer can argue with your price. In this area the answer is lopsided.
Freehold landed sales by property type, five years
Roughly twenty semi-detached sales a year. The terrace and the bungalow each trade about twice a year — a buyer waiting for the right one may wait a long time, and so may you.
Counts are drawn on the type-level cut and will not sum to the headline dataset.
If you own the semi-detachedYou are in the liquid part of the market. Your comparable set is deep, your buyer knows it, and your pricing has to be defensible against roughly twenty recent sales. The upside is that a correctly-priced house moves.
If you own the terrace or the bungalowScarcity cuts both ways. There is little to compare you against, which means a well-positioned house can reach further than the median suggests — and a badly-positioned one can sit for a very long time with no evidence to defend it.
Finding six — even inside one property type, land PSF is a range, not a point.
Every median in this audit is the middle of a distribution. How wide that distribution is tells you how much of your number is set by the market and how much is set by your specific plot.
Land PSF — the middle half of sales, by property type
The bar is where half of all transactions landed. The wider it is, the more the individual plot matters and the less the type-level median tells you.
25th percentile75th percentile
25th to 75th percentile of land PSF. Freehold landed, Jul 2021 – Jul 2026.
The spread, in figures
Property type
25th – 75th percentile
Width
Read
Terrace
$2,552 – $2,969
±$417
tightest
Semi-detached
$2,106 – $2,636
±$530
—
Detached
$1,849 – $2,510
±$661
—
GCB-scale
$1,784 – $2,802
±$1,018
widest
mastplan
Half of all sales in each type fall inside these bands.
On a 15,000 square foot bungalow plot, the distance between the two ends of that GCB band is worth more than fifteen million dollars. At that scale there is no such thing as a market price — there is only your plot.
The ordering is the finding. Terraces are close to commodities: similar frontages, similar depths, similar constraints, so the range is tight and the median is genuinely useful. Bungalow-scale land is the opposite. Every plot is a one-off, and a median quoted at you without the spread beside it is a number with most of its information removed.
Finding seven — at the very top, land gets more expensive again.
The whole size gradient in this audit says the same thing: bigger plots clear at a lower rate per square foot. It holds all the way up, and then at the top of the market it reverses.
Detached land PSF — where the gradient breaks
Coronation detached sits on a 6,162 sqft median plot. The Cluny and Leedon bungalows sit on 15,256 sqft — two and a half times the land — and clear 30% more per foot.
Median land PSF, Jul 2021 – Jul 2026.
What the premium is actually buyingNot floor area, and not location in the ordinary sense — Coronation is not a worse address. It is buying the plot itself: the setbacks, the two-storey height cap that keeps the neighbours low, the frontage, and the fact that nobody can build a five-storey anything beside you.
The buyer pool is legally fixedLand within a designated Good Class Bungalow Area can only be bought by Singapore citizens. That is not a market preference, it is a rule, and it means the demand side of this pocket cannot be expanded by foreign capital the way the condominium market can.
Scarcity you can countThere are roughly 2,800 Good Class Bungalows in the whole of Singapore, across a small number of gazetted areas. Eleven of them traded around Cluny and Leedon in five years. That is the entire evidence base, and it is why the spread in Finding Six is as wide as it is.
The practical read: if you own bungalow-scale land here, the type-level detached median is not your comparable. If you own a large detached house that is not in a gazetted area, the GCB figures are not yours either — and the gap between those two mistakes is the widest mispricing in this audit.
Finding eight — often the house is a discount, not a feature.
This section is not measured, and it is labelled that way deliberately. Construction costs are industry ranges, they move with the tender market, and they are not quotations. They belong in a pricing audit anyway, for one reason: on a plot at these prices, an older house is frequently something the buyer is pricing the removal of.
What work on a landed house costs, per square foot of built-up area
Three different jobs that owners routinely quote as one number. The gap between the ends is the whole argument.
Indicative 2026 industry ranges, per sqft of built-up area. Not quotations.
The timeline is the hidden costEighteen to twenty-four months for a full rebuild, and that is after planning clearance, not including it. Holding costs run for the whole of it. On a $13M Coronation plot the carry is not a rounding error, and it is the line owners leave out of the comparison.
The test that actually decides itLand price plus demolition plus build plus professional fees plus the carry, against what a finished new build nearby has recently transacted at. If the all-in number lands above the finished comparable, the rebuild is a lifestyle decision, not a value one. That is a perfectly good reason to do it — it is just not the reason people give.
Why it matters even if you never buildYour buyer is running that arithmetic whether or not you are. If you have not, you are negotiating against a number the other side has already worked out.
Finding nine — two identical houses, twenty per cent apart.
Everything to this point prices the enclave and the type. What is left is the plot, and four factors do most of the work. None of them appear in any public dataset, and all four are visible from the street.
The plot, not the house — frontage, shape and orientation set the ceiling.
Frontage and shapeA wide, regular frontage rebuilds cleanly and takes a larger footprint inside the same setback rules. A deep, narrow or triangular plot of identical area does not. Above roughly sixteen metres of frontage a plot may open up subdivision options entirely, which is a step change in value rather than a premium — and it is a question for a qualified person against the prevailing guidelines, not a rule you can apply from a tape measure.
Orientation and the west sunNorth-south orientation carries a quiet, repeatable premium. An east-west plot with unshaded living areas taking the afternoon sun is a genuine deduction, and buyers who have lived through one recognise it in the first five minutes of a viewing.
Level, elevation and drainageHigher, well-drained land outvalues low-lying land that pools, and the gap widens every time there is a headline about flash flooding. This is one of the few factors a buyer can verify in bad weather and cannot verify in good.
The junction and the reserveA plot facing oncoming traffic at a junction, or backing onto a large drainage reserve, carries a discount that is consistent enough to plan around. Naming it yourself and pricing it in is a negotiation you control. Waiting for the buyer to find it is not.
The through-line of this audit
Land PSF falls as plot size rises — the pattern holds across every enclave until the very top, where it reverses.
Namly holds the most expensive conventional ground; Coronation holds the cheapest and by far the deepest market.
Growth has been roughly 22–25% over five years like for like. The steeper pooled line is measuring mix, not value.
The one-kilometre school line is measured straight, to the metre, and can split a single street. Check yours.
The wider the spread inside a type, the less the median tells you — and for bungalow-scale land the spread is everything.
mastplan
How this audit was built
180 freehold, land-title transactions drawn from URA private residential transaction data covering July 2021 to July 2026, across Namly, Sixth and Fifth Avenue, Coronation, Cluny, Leedon and the surrounding District 10 landed belt. Terrace, semi-detached and detached.
All PSF figures are land PSF, computed on land area, not built-up area.
Medians throughout, never averages — one $35M bungalow should not set an enclave's figure.
Property type is held constant in every like-for-like comparison.
Strata-title and 99-year leasehold transactions are excluded.
Cells drawn from fewer than five transactions are flagged as thin and should not be priced off.
The enclave cut and the property-type cut are drawn on different boundaries, so their counts do not sum to the headline figure. Each is internally consistent; they are not additive.
Two things sit outside public data and no audit can invent them: asking prices, because URA records only what transacted, and built-up area, which is not published. Both matter to your own number, and both are why the last figure in any audit belongs to the plot, not to the enclave.
The plot, not the enclave
Get your own plot read.
Nine findings price the area. The tenth is your plot, and three things move it by six figures that no public dataset holds: your exact land size and frontage, your position against the one-kilometre school line, and the build envelope you own but have not used. Send us the street and property type and we'll come back with a read on all three.
Your true comp setYour exact school positionYour buildable envelopeYour realistic price bandOne figure, transacted
Got it.
We'll come back to you shortly with your plot read.
About the figures Land-PSF, price, plot-size and sales-count figures are computed from URA private residential transaction data covering July 2021 to July 2026 (180 freehold land-title landed transactions across the Bukit Timah landed belt) and are indicative as at publication, subject to revision by the relevant authorities. Enclave-level and type-level cuts are drawn on different boundaries and are not additive. Rebuild, A&A and renovation costs and construction timelines are industry ranges, not quotations, and move with the tender market. Frontage, subdivision and building-envelope parameters are subject to the prevailing URA guidelines for the specific plot and must be confirmed by a qualified person. School registration rules, Good Class Bungalow Area boundaries and ownership eligibility are as at publication and are set by the relevant authorities. Published for educational purposes; nothing here is a valuation, an offer, or financial advice. Please check with a professional before making any property decision. See our full Disclaimer.
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