Earlier this month, a three-bedroom unit at Botanique at Bartley was sold for $2.1 million ($2,269 psf), resulting in a profit of $620,000. The seller had purchased the unit in July 2021 for $1.48 million ($1,599 psf). The price of $2,269 psf is a record high for the 99-year leasehold condo.
We used our analytics tool, Is it a Good Deal?, to assess whether the buyer of the 926-sq ft unit secured a good deal.
Walking distance to Bartley MRT Station
Botanique at Bartley is a 99-year leasehold condo located along Upper Paya Lebar Road in District 19. The development obtained its temporary occupation permit (TOP) in 2019. Botanique at Bartley comprises 797 units, ranging from one-bedroom to three-bedroom units, with sizes between 495 sq ft and 1,356 sq ft.
Amenities within walking distance include Bartley MRT Station and Bartley Secondary School. Other schools within a 1km radius include Maris Stella High School (Primary and Secondary), Paya Lebar Methodist Girls’ School (Primary and Secondary), and St. Gabriel’s Secondary School (see Map 1).
Source: EdgeProp LandLens (as at 24 April 2025)
The land lease of Botanique at Bartley commenced in 2014, so the 99-year leasehold development has a long remaining lease of approximately 88 years (see Screenshot 1).
Source: EdgeProp Is it a Good Deal (as at 24 April 2025)
Our tool also indicated that the transacted price of $2,269 psf is not only higher than the average prices for Botanique at Bartley and District 19, but also higher than that for nearby condos (see Screenshot 2).
Source: EdgeProp Is it a Good Deal (as at 24 April 2025)
Upper end of profit spectrum
The seller had purchased the subject unit in July 2021 for $1.48 million ($1,599 psf) and sold it in April for $2.1 million ($2,269 psf), resulting in a profit of $620,000.
Thus far, Botanique at Bartley has recorded 326 profitable transactions, with profits ranging from approximately $17,000 to $896,000. Hence, the profit of $620,000 for the subject unit is on the upper end of the profit spectrum for the condo.
The subject unit measures 926 sq ft and is located on the seventh storey. It features an en-suite master bedroom (see Floor Plan 1). The other two bedrooms share a common bathroom, which is located opposite them. The unit also includes a balcony adjacent to the living area.
Source: EdgeProp Research
Only three transactions with profits exceeding $800,000
Thus far, no transaction for Botanique at Bartley has fetched a profit exceeding $900,000, but no unprofitable transactions have been recorded for the condo either. Since its launch, only three transactions at the development have recorded profits exceeding $800,000. All three transactions took place either this year or last year. Additionally, the three transactions involved three-bedroom units of at least 1,000 sq ft (see Table 1).
Source: EdgeProp Buddy (as at 24 April 2025)
The most profitable transaction for Botanique at Bartley took place in December last year, when the seller sold a unit on the 17th storey for $2.188 million ($1,936 psf), resulting in a profit of $896,000. The seller had bought the unit from the developer in June 2015 for $1.292 million ($1,143 psf).
The unit involved is a 1,130-sq ft penthouse featuring an en-suite master bedroom, two additional rooms, and a common bathroom. Its layout is very similar to that of the subject unit on the seventh storey. The key difference is a loft in Bedroom 3 of the penthouse (see Floor Plan 2). Given its location within Bedroom 3, the loft can be used as a sleeping area for teenage occupants or as an imaginary treehouse for younger ones.
Source: EdgeProp Research
The units that yielded the second- and third-highest profits are three-bedroom flats measuring 1,066 sq ft. Both units share the same layout featuring an en-suite master bedroom, two additional bedrooms, and a common bathroom (see Floor Plan 3). Unlike the subject unit, the common bathroom is located between the two common bedrooms. Another key difference is the inclusion of a universal room, which can be used as a study for family members with work-from-home arrangements.
Source: EdgeProp Research
The unit that fetched the second-highest profit of $828,000 is located on the 15th storey. The seller purchased the unit from the developer in January 2016 for $1.422 million ($1,334 psf) and sold it last month for $2.25 million ($2,111 psf).
The seller of the third most profitable unit bought it from the developer in October 2015 for $1.393 million ($1,307 psf) and sold the fourth-storey unit in September last year for $2.2 million ($2,064 psf), resulting in a profit of $807,000.
The sellers likely benefitted from the steady price growth of Botanique at Bartley. Since its launch in 2015, the condo’s average price has increased by 51.7% to the current $1,953 psf (see Chart 1).
Source: EdgeProp Market Trends (as at 24 April 2025)
Only three 99-year leasehold neighbours
There are seven condos within walking distance of Botanique at Bartley. However, only Bartley Vue, Bartley Ridge and Bartley Residences have tenures of 99 years, similar to Botanique at Bartley (see Map 2). The other four condos are freehold developments.
Source: EdgeProp LandLens (as at 24 April 2025)
Of the three 99-year leasehold neighbouring condos, the 115-unit Bartley Vue is still under construction, while the 868-unit Bartley Ridge obtained its TOP in 2016 and the 702-unit Bartley Residences obtained its TOP in 2015.
Interestingly, only Bartley Residences, located along Lorong How Sun, is in District 19 and the Serangoon Planning Area, similar to Botanique at Bartley. The upcoming Bartley Vue is located along Jalan Bunga Rampai in District 19, but it falls within the Toa Payoh Planning Area. Located along Mount Vernon Road, Bartley Ridge is in District 13 and the Toa Payoh Planning Area.
Price for Botanique at Bartley trending higher than district
The average resale price for Botanique at Bartley ($1,953 psf) is trending higher than that for Bartley Residences ($1,836 psf) and 99-year leasehold condos in District 19 ($1,608 psf) (see Chart 2). This could be because Botanique at Bartley is a relatively new condo that is only six years of age. Additionally, it is newer than Bartley Residences by four years.
Despite having higher average resale prices compared to their counterparts in District 19, both Botanique at Bartley (31.6%) and Bartley Residences (37.3%) have experienced lower price growth since 2020 compared to leasehold condos in District 19 (47.5%).
Source: EdgeProp Market Trends (as at 24 April 2025)
Bartley Residences: 300 profitable and 20 unprofitable transactions
Since its launch, Bartley Residences has recorded 300 profitable transactions, with profits ranging from approximately $3,000 to $900,000. Unlike Botanique at Bartley, which has no unprofitable transactions, 20 loss-making transactions have been recorded for Bartley Residences. Losses range from approximately $1,000 to $237,000.
The unit involved in the most profitable transaction for Bartley Residences is a four-bedroom unit on the seventh storey. The 1,346-sq ft unit features an en-suite master bedroom with a private balcony (see Floor Plan 4). It also includes a second en-suite bedroom, two additional bedrooms, and a common bathroom. The unit features a larger balcony adjacent to the living/dining area, as well as a yard and washroom near the kitchen.
Source: EdgeProp Research
The seller bought the unit in March 2020 for $1.68 million ($1,249 psf) and sold it in June last year for $2.58 million ($1,918 psf), resulting in a profit of $900,000.
Interestingly, the same unit was involved in an earlier transaction that resulted in a significantly smaller profit of $3,000 for the seller. The first owner had bought the unit in September 2012 for $1.677 million ($1,246 psf) and sold it in March 2020 for $1.68 million ($1,249 psf) (see Table 2).
Source: EdgeProp Buddy (as at 24 April 2025)
The transaction that resulted in the highest loss of $237,000 for Bartley Residences took place in October 2017, when the seller sold the 2,024-sq ft unit for $2.025 million ($1,001 psf). The seller had bought the unit from the developer in March 2012 for $2.262 million ($1,118 psf).
Interestingly, the same unit was later involved in a transaction that yielded a profit of $355,000. The second owner sold the unit in September 2021 for $2.38 million ($1,176 psf) after purchasing it in October 2017 for $2.025 million ($1,001 psf) (see Table 3).
Source: EdgeProp Buddy (as at 24 April 2025)
Notably, the unit involved in the most unprofitable transaction for Bartley Residences is from the same stack as the unit involved in the most profitable transaction. However, the most unprofitable unit is a duplex penthouse, and it is larger at 2,204 sq ft.
The lower level of the duplex features an en-suite junior master bedroom with a private balcony, as well as a second en-suite bedroom (see Floor Plan 5). There is also a third bedroom and a common bathroom on the lower level. Additionally, the lower level features another balcony adjacent to the living/dining area, as well as a yard and washroom near the kitchen. The master bedroom, with a walk-in wardrobe and attached bathroom, along with a private roof terrace, is located on the upper level.
Source: EdgeProp Research
District 19 trending above North-East Region
Among 99-year leasehold condos that are 10 years old or younger, the average resale price for those in District 19 ($1,817 psf) is above that for their counterparts in the North-East Region ($1,789 psf) but below that for those islandwide ($2,038 psf) (see Chart 3). Notably, the transacted price of $2,269 psf for the subject unit is higher than the average resale prices for similar condos in District 19, the North-East Region, and islandwide.
Interestingly, the average resale price for such condos in District 19 dipped by 1.2% y-o-y to the current $1,817 psf. In contrast, the average resale price for similar condos in the North-East Region increased by 1.4% y-o-y to $1,789 psf, while those islandwide inched up by 0.1% y-o-y to $2,038 psf.
Source: EdgeProp Market Trends (as at 24 April 2025)
Conclusion
The transacted price of $2,269 psf for the subject unit in Botanique at Bartley is a record high for the 99-year leasehold condo. Furthermore, the transacted price is higher than the average resale prices for condos of a similar age in District 19, the North-East Region, and islandwide.
However, the average resale price for Botanique at Bartley has been on an upward trend. This could be due to the condo’s relatively young age, its close proximity to Bartley MRT Station, and the limited number of nearby completed 99-year leasehold condos.
To learn more about this transaction, and whether it is a good deal, click here.
