Resale Project Scorecard
Daintree Residence
D21 · Clementi Park, Upper Bukit Timah · 99-year leasehold · completed 2022 · 327 units
Grade S, 8.21 out of 10, the highest score among 74 resale condos in District 21.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 90 yrs
- Resales, 12 months to Oct 2026
- 29
- To Beauty World MRT
- 540 m
Artist's impression: Setia (Bukit Timah) Pte. Ltd.
Daintree Residence Score
- S
- Grade
- Score out of 10
- 8.21
- Highest score among 74 resale condos in District 21
- 1st
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: future transformation.
Project's Historical Performance25%9/10
Avg Ann. of +4.39% — top-quartile performance within its 2022-era cohort (88th percentile).
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Bukit Timah Primary School at 0.26km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Bukit Timah Primary School
- Pei Hwa Presbyterian Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
327 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%8/10
540 m from Beauty World MRT (DT5) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%7/10
Rental yield of 3.98% — strong income return.
The district median is 3/10.
Tenure10%9/10
99YR tenure — about 90 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.64km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Daintree Residence scores 8.21
Daintree Residence scores 8.21 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 71st of 2,350 resale condos scored in Singapore and 1st of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Project's Historical Performance (9/10) and Primary School Effect (9/10); its weakest is Future Transformation (4/10).
| Factor | This condoDaintree Residence | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 7/10 | +0.50 | 90% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 56% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 45% of district |
| Rental Yield10% | 7/10 | 3/10 | +0.40 | 92% of district |
| Tenure10% | 9/10 | 10/10 | −0.10 | 19% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 23% of district |
Medians are across the 74 scored resale projects in District 21 (Clementi Park, Upper Bukit Timah). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Daintree Residence and a median-profile project (6.93). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Daintree Residence Prices
By unit type at Daintree Residence
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom721 sq ft | 721 sq ft | $1.33M to $1.62M | $2,000 psf | 21 |
| 3-bedroom1,066 sq ft | 1,066 sq ft | $2.21M to $2.36M | $2,121 psf | 7 |
Past transactions at Daintree Residence
29 resales, Nov 2025 to Oct 2026 · median $2,026 psf · $1,335,000 to $3,330,000 · all 29 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Sep 2026 | 11A Toh Tuck Road | 3 | #03-05052BR · Blk 11A | 2BR | 775 | $2,090 | $1,620,000 | Resale |
| 2 Sep 2026 | 11C Toh Tuck Road | 1 | #01-13132BR · Blk 11C | 2BR | 743 | $2,020 | $1,500,000 | Resale |
| 19 Aug 2026 | 11J Toh Tuck Road | 2 | #02-50503BR · Blk 11J | 3BR | 1,055 | $2,171 | $2,290,000 | Resale |
| 14 Aug 2026 | 11C Toh Tuck Road | 4 | #04-13132BR · Blk 11C | 2BR | 743 | $1,979 | $1,470,000 | Resale |
| 5 Aug 2026 | 11L Toh Tuck Road | 3 | #03-58582BR · Blk 11L | 2BR | 678 | $1,991 | $1,350,000 | Resale |
| 29 Jul 2026 | 11G Toh Tuck Road | 2 | #02-35352BR · Blk 11G | 2BR | 743 | $2,100 | $1,560,000 | Resale |
| 17 Jul 2026 | 11E Toh Tuck Road | 4 | #04-22224BR · Blk 11E | 4BR | 1,485 | $2,242 | $3,330,000 | Resale |
| 10 Jul 2026 | 11F Toh Tuck Road | 2 | #02-27272BR · Blk 11F | 2BR | 775 | $2,000 | $1,550,000 | Resale |
| 26 Jun 2026 | 11L Toh Tuck Road | 2 | #02-59592BR · Blk 11L | 2BR | 710 | $1,943 | $1,380,000 | Resale |
| 24 Jun 2026 | 11F Toh Tuck Road | 5 | #05-29293BR · Blk 11F | 3BR | 1,076 | $2,144 | $2,308,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D21 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,831 psf |
| Dec 2025 | 3 | $2,000 psf | $1,895 psf |
| Jan 2026 | 2 | $2,092 psf | $1,761 psf |
| Feb 2026 | 1 | — | $1,994 psf |
| Mar 2026 | 2 | $1,992 psf | $1,765 psf |
| Apr 2026 | 4 | $2,074 psf | $1,994 psf |
| May 2026 | 3 | $1,943 psf | $1,877 psf |
| Jun 2026 | 5 | $2,041 psf | $1,820 psf |
| Jul 2026 | 3 | $2,100 psf | $1,952 psf |
| Aug 2026 | 3 | $1,991 psf | $1,956 psf |
| Sep 2026 | 2 | $2,055 psf | $1,881 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.3% a year, ranked 18 of 39 in D21 and 179 of 715 condos. See the most profitable condos in D21 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Daintree Residence Rent
- Median rent a month
- $3,200 to $5,250
- Gross yield
- 2.7% to 3.3%
- Rental contracts
- 33
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,200 | $3,100 to $3,400 | — | 9 |
| 2-bedroom | $4,100 | $4,000 to $4,200 | 3.3% | 20 |
| 3-bedroom | $5,250 | — | 2.7% | 4 |
Rental contracts at Daintree Residence
34 contracts, Sep 2025 to Aug 2026 · median $4,100 a month · $3,050 to $8,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,100 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,250 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,300 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,450 |
| Jul 2026 | 2BR | 600 to 700 sq ft | $4,100 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $4,500 |
| Jun 2026 | 2BR | 700 to 800 sq ft | $4,000 |
| Jun 2026 | 2BR | 700 to 800 sq ft | $4,100 |
| Apr 2026 | 2BR | 600 to 700 sq ft | $3,800 |
| Apr 2026 | 2BR | 700 to 800 sq ft | $4,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Daintree Residence By stack
- Highest, stack 50
- $2,176 psf
- Lowest, stack 38
- $1,943 psf
- Stacks with 2+ resales
- 27
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,023 psf | 667 sq ft | Levels 3 to 5 | 3 |
| 03 | $2,021 psf | 678 sq ft | Levels 2 to 3 | 2 |
| 04 | $1,980 psf | 780 sq ft | Levels 1 to 4 | 2 |
| 05 | $2,090 psf | 775 sq ft | Levels 1 to 3 | 3 |
| 06 | $2,061 psf | 1,076 sq ft | Levels 1 to 2 | 2 |
| 07 | $2,036 psf | 710 sq ft | Levels 3 to 5 | 2 |
| 08 | $2,021 psf | 710 sq ft | Levels 2 to 5 | 3 |
| 09 | $1,971 psf | 710 sq ft | Levels 1 to 3 | 3 |
Show the other 19 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $2,098 psf | 678 sq ft | Levels 3 to 5 | 2 |
| 12 | $2,084 psf | 743 sq ft | Levels 1 to 5 | 2 |
| 13 | $2,000 psf | 743 sq ft | Levels 1 to 5 | 4 |
| 14 | $2,072 psf | 700 sq ft | Levels 1 to 5 | 3 |
| 15 | $2,087 psf | 743 sq ft | Levels 1 to 5 | 3 |
| 16 | $2,110 psf | 1,033 sq ft | Levels 1 to 2 | 2 |
| 17 | $2,064 psf | 775 sq ft | Levels 3 to 5 | 3 |
| 19 | $2,062 psf | 710 sq ft | Levels 2 to 5 | 4 |
| 22 | $2,173 psf | 1,539 sq ft | Levels 1 to 4 | 2 |
| 24 | $2,049 psf | 743 sq ft | Levels 2 to 4 | 2 |
| 29 | $2,106 psf | 1,109 sq ft | Levels 1 to 5 | 2 |
| 32 | $2,016 psf | 667 sq ft | Levels 3 to 4 | 2 |
| 35 | $1,955 psf | 743 sq ft | Levels 1 to 5 | 4 |
| 38 | $1,943 psf | 710 sq ft | Levels 1 to 3 | 3 |
| 40 | $2,041 psf | 710 sq ft | Levels 1 to 4 | 3 |
| 43 | $2,076 psf | 710 sq ft | Levels 1 to 4 | 2 |
| 45 | $2,064 psf | 775 sq ft | Levels 2 to 5 | 3 |
| 50 | $2,176 psf | 1,055 sq ft | Levels 2 to 3 | 2 |
| 58 | $2,015 psf | 678 sq ft | Levels 3 to 4 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Daintree Residence Floor plans
61 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom7 plans · 517 to 560 sq ft
2-Bedroom33 plans · 603 to 786 sq ft
3-Bedroom19 plans · 1,001 to 1,249 sq ft
4-Bedroom2 plans · 1,485 to 1,593 sq ft
Floor plans: Setia (Bukit Timah) Pte. Ltd., Daintree Residence e-brochure. Developer's plans, approximate and subject to change.
Daintree Residence Site plan
Every block in 3D, with the sun on each home →
Site plan: Setia (Bukit Timah) Pte. Ltd. Developer's illustration, not to scale and subject to change.
Daintree Residence Notes
How these numbers are worked out
- Grade S places Daintree Residence in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,026 psf at Daintree Residence against $1,901 psf across District 21, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,060 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (21 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 29 resale caveats at Daintree Residence ranged from $1,900 psf to $2,242 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2022, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Beauty World MRT (DT5), 540 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Daintree Residence for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.