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4-MIN READ | Published Sept 2020
Area to watch: Upper Bukit Timah
Residents in D21 enjoy a balance of lifestyle amenities and rich foliage
Leonard Tay and Khoo Zi Ting
She may be a little more nondescript than her more famous Bukit Timah cousins of D10 and D11, but the Upper Bukit Timah area — or D21 — is a charming residential sanctuary without the congestion of many urban towns.
Encompassing private residential areas Binjai, Hume, Hindhede, Jalan Jurong Kechil, King Albert Park, Rifle Range Road, Sunset Way, Toh Tuck and Ulu Pandan, D21 comprises 13,344 non-landed homes and 3,576 landed houses (as at Q2 2020). The number of private residential homes there increased by only 1.2 per cent — from 16,727 in 2016 to 16,920 — this year.
Despite the Covid-19 outbreak restrictions, market activity remained steady in the area, with 237 non-landed (excluding executive condominiums) and 16 landed transactions made in the first half of 2020 (based on data available as at Sept 1, 2020). These 253 transactions were slightly under the 268 recorded in H1 2019 — a testament to the appeal of homes in the area. However in July and the partial month of August 2020 alone, URA Realis data showed an estimated 418 transactions after the country eased out of the circuit breaker in phases, reflecting strong pent-up demand especially for new homes in the area.
Home prices in this area have been on an uptrend since 2015 driven by steady demand. Unit prices of non-landed homes rose by 35.4 per cent from 2015 to reach an average of $1,523 per psf on strata area in the first half of 2020 (Exhibit 1). These non-landed home prices remained more affordable compared to those of District 10 and 11, which averaged above $2,000 psf in the same period.
Location, location, location
D21 is well placed and offers accessibility to a wide range of lifestyle amenities, schools and eateries.
Residents can travel to centres for learning and educational institutions such as Nexus International School, Singapore Polytechnic and Ngee Ann Polytechnic within minutes. They are also connected to the rest of Singapore by the Bukit Timah (BKE) and Pan-Island (PIE) expressways, and the Downtown Line mass transit system.
Various retail malls and lifestyle hotspots are situated close by. The Sixth Avenue enclave is home to coffee shops, restaurants and pubs, while malls such as King Albert Park, Coronation Plaza and Jelita cater to all shopping needs.
And while many worked from home in their residential estates and new towns all over the island during the Covid-19 circuit breaker period, Upper Bukit Timah residents were able to enjoy a natural environment detached from the madding crowd — since D21 homes are close to Bukit Timah Nature Reserve, Bukit Timah Nature Park, Hindhede Nature Park and Rifle Range Nature Park, extending all the way north to Upper Pierce Reservoir.
Find your dream home here
Forett@Bukit Timah was the latest project to launch in D21, while soon-to-be-launched projects include KI Residences At Brookvale and The Linq @ Beauty World. Some of these will be served by the long-awaited Hume MRT Station, slated to open by 2025 to serve residents in D21.
Another significant marker would be the upcoming development of a mixed-use commercial and residential site with an integrated transport hub at Jalan Anak Bukit, launched recently for tender.
It is expected to inject a new lease of life and boost connectivity and accessibility within D21. The sizeable site area of over 348,000 sq ft will provide the latitude for developers to combine the experiential shopping of a retail facility with exclusive residences, all located in-between present older commercial buildings such as Bukit Timah Plaza, Beauty World Centre and Bukit Timah Shopping Centre.
In the near future, residents can also look forward to trail enhancements of the Rail Corridor as part of the Urban Redevelopment Authority’s Draft Master Plan 2019, while the former Bukit Timah Fire Station and Beauty World will be rejuvenated as “gateways” for the surrounding nature trails and heritage spaces.
Leonard Tay is Head of Research at Knight Frank Singapore and Khoo Zi Ting is a research analyst at Knight Frank Singapore.
武吉知马上段
住在第21邮区的城市绿洲中，享受均衡的绿意和生活便利
译写／李佳惠
尽管武吉知马上段或更为人熟悉的第21邮区,不像 武吉知马(第10、11邮区)那样出名,但这里绝对称 得上是一个遗世独立的城市绿洲,带你离 市的 拥挤。
第21邮区涵盖了明才、谦道、海希德、惹兰裕廊 克基、阿尔柏王园、射靶场路、斜阳大道、道德路和 乌鲁班丹等私宅地区,共有1万3344个 有地私宅和 3576个有地私宅(截至2020年第二季度)。本区私宅 数量的年增长率仅为1.2%,从2016年的1万6727增长 至今年的1万6920个。 虽受冠病19疫情的抑制，但本区仍保持稳定的市场活动。不包括执行共管公寓（EC），今年上半年共有233个非有地私宅和15个有地私宅转手。（ 2020年7月21日的数据）。这个交易量略低于2019年上半年的268个，显示出本区房产仍具有吸引力。
虽受冠病19疫情的抑制,但本区仍保持 定的市 场活动。不包括执行共管公寓 (EC),今年上半年共有 233个非有地私宅和15个有地私宅转手 ( 2020年7月 21日的数据)。这个交易量略低于2019年上半年的268 个,显示出本区房产仍具有吸引力。
在 定需求的推动下,本区的房价自2015年以来 一直呈上升趋势。非有地私宅的单位价格较2015年上 涨了36.0%,在2020年上半年达到每平方 尺1531元 的均价(图表1), 与第10和11邮区每平方英尺超过2100 元的均价相比,更容易负担的起。
地点，地点，地点
第21邮区的地理位置优越,可通往各种各样的生活设 施、学校及餐饮店。
这里的居民只需几分钟就能到达学校和教育机构, 如毅德国际学校(Nexus International School)、新加坡 理工学院和义安理工学院。还 通过武吉知马高速公路 和泛岛高速公路,滨海市区地铁线前往全岛各处。
附近有许多零售商场和热门地点。不论是咖 啡厅、餐厅或酒吧,第六道都应有尽有。阿尔柏王 园、加冕购物中心和日利达购物中心都能满足 有 购物需求。
尽管阻断措施期间大部分人居家办公,但武吉知 马上段的居民还能 离人群,享受宜人的自然环境。 这是因为第21邮区的住宅区毗邻武吉知马自然保护 区、武吉知马自然公园,海希德自然公园和射靶场自 然公园,并一路向北延伸至贝雅士上段蓄水池。
在这里找到梦想之家
即将在第21邮区推出新项目包括福瑞轩 (Forett @ Bukit Timah)、翠宁苑(Ki Residences At Brookvale)和The Linq @ Beauty Worl 等项目,其中 一些公寓居民有机会使用预计在2025年开始运营的谦 道地铁站。
另一个重要地标是即将动工的惹兰安娜武吉混合 用途商住两用地段,这个地段将被发展为综合交通枢 纽,并已于近期招标。
该地段位于武吉知马大厦、美世界中心和武吉知 马购物中心之间,预计将为第21邮区注入新活力,并 增强其与各地区的交通连通性。该地段占地超过34万 8000平方英尺,可以发展成为集住宅和零售设施于一 体的新建筑。
根据市区重建局2019年的总体规划,铁道走廊即 将迎来升级改造,前武吉知马消防局和美世界也将焕 发新活力,成为附近自然走廊和文化遗产的“入口”。
