Resale Project Scorecard
High Oak Condo
D21 · Clementi Park, Upper Bukit Timah · 99-year leasehold · completed 1999 · 192 units
Grade A, 6.79 out of 10, the 25th 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
- 69 yrs
- Resales, 12 months to Oct 2026
- 8
- To Beauty World MRT
- 480 m
Background: Clementi Park, Upper Bukit Timah, not this condo. Photo credits
High Oak Condo Score
- A
- Grade
- Score out of 10
- 6.79
- Highest score among 74 resale condos in District 21
- 25th
Strong project with clear strengths. Standout strengths: schools, capital appreciation. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +4.11% — top-quartile performance within its 1999-era cohort (80th percentile).
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Pei Hwa Presbyterian Primary School at 0.44km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Pei Hwa Presbyterian Primary School
- Bukit Timah 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%5/10
192 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 5/10.
MRT Proximity13%8/10
480 m from Beauty World MRT (DT5) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.08% — below-average income return.
The district median is 3/10.
Tenure10%5/10
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.54km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why High Oak Condo scores 6.79
High Oak Condo scores 6.79 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 526th of 2,350 resale condos scored in Singapore and 25th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Primary School Effect (9/10) and Project's Historical Performance (8/10); its weakest is Future Transformation (4/10).
| Factor | This condoHigh Oak Condo | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 67% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Project Size16% | 5/10 | 5/10 | ±0.00 | 38% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 45% of district |
| Rental Yield10% | 4/10 | 3/10 | +0.10 | 64% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 8% 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 High Oak Condo 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.
High Oak Condo Prices
By unit type at High Oak Condo
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,163 sq ft | 1,163 sq ft | $1.68M | $1,441 psf | 2 |
| 3-bedroom1,184 sq ft | 1,184 sq ft | $1.40M to $1.85M | $1,429 psf | 5 |
Past transactions at High Oak Condo
8 resales, Nov 2025 to Oct 2026 · median $1,433 psf · $1,400,000 to $1,990,000 · 6 of the 6 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 12 Aug 2026 | 11 Toh Tuck Road | 2 | #02-36363BR | 3BR | 1,152 | $1,407 | $1,620,000 | Resale |
| 30 Jul 2026 | 11 Toh Tuck Road | 2 | #02-21213BR | 3BR | 1,184 | $1,419 | $1,680,000 | Resale |
| 16 Jun 2026 | 11 Toh Tuck Road | 1 | #01-11114BR | 4BR | 1,399 | $1,422 | $1,990,000 | Resale |
| 12 Jun 2026 | 11 Toh Tuck Road | 4 | #04-02023BR | 3BR | 980 | $1,429 | $1,400,000 | Resale |
| 21 May 2026 | 11 Toh Tuck Road | 3 | #03-37372BR | 2BR | 1,163 | $1,445 | $1,680,000 | Resale |
| 25 Mar 2026 | 11 Toh Tuck Road | 3 | #03-42423BR | 3BR | 1,195 | $1,465 | $1,750,000 | Resale |
| 5 Dec 2025 | 11 Toh Tuck Road | 2 | #02-16163BR | 3BR | 1,259 | $1,471 | $1,852,000 | Resale |
| 3 Nov 2025 | 11 Toh Tuck Road | 4 | #04-23232BR | 2BR | 1,163 | $1,437 | $1,670,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D21 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,831 psf |
| Dec 2025 | 1 | — | $1,895 psf |
| Jan 2026 | — | — | $1,761 psf |
| Feb 2026 | — | — | $1,994 psf |
| Mar 2026 | 1 | — | $1,765 psf |
| Apr 2026 | — | — | $1,994 psf |
| May 2026 | 1 | — | $1,877 psf |
| Jun 2026 | 2 | $1,426 psf | $1,820 psf |
| Jul 2026 | 1 | — | $1,952 psf |
| Aug 2026 | 1 | — | $1,956 psf |
| Sep 2026 | — | — | $1,881 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.4% a year, ranked 6 of 39 in D21 and 59 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 →
High Oak Condo Rent
- Median rent a month
- $3,800 to $4,800
- Gross yield
- 2.7% to 3.4%
- Rental contracts
- 15
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,800 | — | 2.7% | 3 |
| 3-bedroom | $4,800 | $4,080 to $5,030 | 3.4% | 12 |
Rental contracts at High Oak Condo
15 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $3,300 to $5,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jun 2026 | 3BR | 1,200 to 1,300 sq ft | $4,000 |
| Jun 2026 | 3BR | 1,100 to 1,200 sq ft | $4,100 |
| Jun 2026 | 3BR | 1,600 to 1,700 sq ft | $5,500 |
| Mar 2026 | 2BR | 1,000 to 1,100 sq ft | $3,800 |
| Feb 2026 | 3BR | 1,200 to 1,300 sq ft | $4,800 |
| Jan 2026 | 2BR | 1,000 to 1,100 sq ft | $4,200 |
| Jan 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Jan 2026 | 3BR | 1,400 to 1,500 sq ft | $4,800 |
| Jan 2026 | 3BR | 1,200 to 1,300 sq ft | $5,000 |
| Dec 2025 | 3BR | 1,100 to 1,200 sq ft | $4,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
High Oak Condo By stack
- Highest, stack 11
- $1,421 psf
- Lowest, stack 09
- $1,243 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,243 psf | 1,249 sq ft | Level 2 | 2 |
| 11 | $1,421 psf | 1,292 sq ft | Levels 1 to 3 | 2 |
| 23 | $1,391 psf | 1,195 sq ft | Levels 2 to 4 | 2 |
| 28 | $1,364 psf | 1,200 sq ft | Levels 2 to 4 | 2 |
| 32 | $1,280 psf | 1,367 sq ft | Levels 2 to 4 | 3 |
| 39 | $1,377 psf | 1,206 sq ft | Levels 3 to 4 | 2 |
| 47 | $1,352 psf | 1,006 sq ft | Levels 2 to 4 | 2 |
| 49 | $1,287 psf | 1,033 sq ft | Levels 2 to 3 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
High Oak Condo Notes
How these numbers are worked out
- Grade A places High Oak Condo 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: $1,433 psf at High Oak Condo 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 $1,384 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 (22 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 8 resale caveats at High Oak Condo ranged from $1,407 psf to $1,471 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1999, 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), 480 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 High Oak Condo for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.