The Reserve Residences
The Reserve Residences is a 99-year lease (94 yrs left) apartment development in District 21 (Upper Bukit Timah / Clementi Park / Ulu Pandan). It has 724 recorded private transactions. Latest sale: $1,808,000 (Jul 2026, 61 sqm, floors 11-15). Median $2,480/sqft. Prices up 7.7% over the period. 94 years lease remaining.
Where The Reserve Residences ranks in District 21
All 61 projects ›Median psf over time
Estimate a unit at The Reserve Residences
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.14% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $2,321 | 19 |
| 06-10 | $2,405 | 228 |
| 11-15 | $2,445 | 197 |
| 16-20 | $2,493 | 94 |
| 21-25 | $2,547 | 83 |
| 26-30 | $2,627 | 84 |
| 31-35 | $2,674 | 19 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jul 2026 | 11-15 | Sub Sale | 61 sqm | $1,808,000 | $2,754 |
| Jun 2026 | 11-15 | Sub Sale | 61 sqm | $1,780,000 | $2,711 |
| Mar 2026 | 31-35 | New Sale | 235 sqm | $6,736,440 | $2,663 |
| Dec 2025 | 31-35 | New Sale | 235 sqm | $6,717,720 | $2,656 |
| Jul 2025 | 01-05 | New Sale | 209 sqm | $5,280,000 | $2,347 |
| Mar 2025 | 06-10 | New Sale | 176 sqm | $4,954,021 | $2,615 |
| Feb 2025 | 11-15 | New Sale | 176 sqm | $5,077,160 | $2,680 |
| Feb 2025 | 06-10 | New Sale | 176 sqm | $5,019,000 | $2,649 |
| Jan 2025 | 26-30 | New Sale | 151 sqm | $4,270,000 | $2,627 |
| Nov 2024 | 01-05 | New Sale | 185 sqm | $4,834,779 | $2,428 |
| Nov 2024 | 21-25 | New Sale | 151 sqm | $4,159,900 | $2,559 |
| Nov 2024 | 31-35 | New Sale | 234 sqm | $7,823,020 | $3,106 |
| Nov 2024 | 26-30 | New Sale | 151 sqm | $4,235,000 | $2,606 |
| Oct 2024 | 06-10 | New Sale | 124 sqm | $3,403,100 | $2,550 |
| Sep 2024 | 16-20 | New Sale | 145 sqm | $4,133,640 | $2,648 |
| Sep 2024 | 06-10 | New Sale | 128 sqm | $3,472,000 | $2,520 |
| Aug 2024 | 21-25 | New Sale | 151 sqm | $4,173,000 | $2,567 |
| Aug 2024 | 06-10 | New Sale | 124 sqm | $3,284,393 | $2,461 |
| Aug 2024 | 06-10 | New Sale | 124 sqm | $3,376,724 | $2,530 |
| Aug 2024 | 06-10 | New Sale | 128 sqm | $3,435,270 | $2,493 |
| Aug 2024 | 06-10 | New Sale | 124 sqm | $3,341,125 | $2,503 |
| Aug 2024 | 26-30 | New Sale | 151 sqm | $4,223,900 | $2,599 |
| Aug 2024 | 21-25 | New Sale | 151 sqm | $4,200,000 | $2,584 |
| Aug 2024 | 21-25 | New Sale | 151 sqm | $4,170,667 | $2,566 |
| Aug 2024 | 06-10 | New Sale | 176 sqm | $5,080,000 | $2,682 |
The Reserve Residences is inside the 1 km Primary 1 priority zone for 1 primary school. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to The Reserve Residences, with their median resale psf. Useful for comparing what The Reserve Residences costs per square foot against nearby developments.
About The Reserve Residences
The Reserve Residences sits near the top of District 21 (Upper Bukit Timah / Clementi Park / Ulu Pandan) on price, its $2,480 psf median dearer than roughly 93% of projects in the district. It has a busy transaction history, with 724 sales between 2023-05 and 2026-07, ranging from $1,083,895 to $8,098,520. The most recent transaction was a 61 sqm unit (floors 11-15) at $1,808,000 in Jul 2026, and the median is $2,480 psf. Floor level matters here: units on the higher 31-35 band have traded around 15% per square foot above the 01-05 band. Prices have risen around 7.7% over the period (about 2.4% a year). On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 94 years remaining is 0.9606, an annual lease decay of about 0.14%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at The Reserve Residences cost?
The most recent transaction at The Reserve Residences was $1,808,000 for a 61 sqm unit in 2026-07. The median price is $2,480 per square foot across 724 transactions, ranging from $1,083,895 to $8,098,520. Data sourced from URA.
Is The Reserve Residences freehold or leasehold?
The Reserve Residences is on a 99-year lease commencing in 2021, with approximately 94 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.14%.
What is the price per square foot (psf) at The Reserve Residences?
The median price at The Reserve Residences is $2,480 psf, with transactions ranging from $2,197 to $3,154 psf. This is based on 724 URA-recorded transactions in District 21.
Have prices at The Reserve Residences gone up or down?
Prices at The Reserve Residences have increased by approximately 7.7% over the data period (around 2.4% a year). The median price is currently $2,480 psf, with the most recent sale at $1,808,000 in 2026-07.