Overview & Key Facts
BARTLEY VILLAS is a 99 yrs lease commencing from 1993 condominium at HOW SUN WALK in District 19 (OCR), developed by BARTLEY CONSORTIUM PTE LTD, comprising 57 units, completed in 1996.
Location & Connectivity
BARTLEY VILLAS is approximately 320m from Bartley MRT station, with 5 stations within 1.5 km.
Schools & Education
10 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 320m |
| Red Swastika School | Primary | 880m |
| Zhonghua Secondary School | Secondary | 1.2 km |
| Cedar Girls' Secondary School | Secondary | 1.2 km |
| Zhonghua Primary School | Primary | 1.2 km |
| Cedar Primary School | Primary | 1.3 km |
| Montfort Junior School | Primary | 1.6 km |
| Montfort Secondary School | Secondary | 1.7 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 4 | $1,390 psf | $2,351,500 |
| 5+ BR | 2 | $934 psf | $3,050,000 |
Market Position
BARTLEY VILLAS has recorded 6 sales at an average price of $2,584,333.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,062 psf | — |
| 2022 | 1 | $928 psf | ↓ 12.7% |
| 2023 | 2 | $1,321 psf | ↑ 42.4% |
| 2024 | 1 | $1,857 psf | ↑ 40.6% |
| 2025 | 1 | $940 psf | ↓ 49.4% |
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From the 2024 high, BARTLEY VILLAS prices have given back 49.4% — still 11.6% below the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
Lease Analysis
With 66 years remaining on its 99-year lease, BARTLEY VILLAS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 66 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 57-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, car-owning households, long-term hold (10+ yr) and boutique low-density (<100 units) best. Located ~316m from Bartley MRT, this property is a comfortable daily walk for transit commuters.
It is a weaker fit for cpf-only buyers — other options likely serve them better. Lease-remaining profile affects CPF usage caps — verify against the 60-year CPF Board threshold.
Verdict
BARTLEY VILLAS is a 99 yrs lease commencing from 1993 development in District 19 (OCR), with 57 units, offering a gross yield of 3.6%.
At ~$940 psf, it represents a competitive entry point in the OCR segment.
Explore the full BARTLEY VILLAS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BARTLEY VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BARTLEY VILLAS?
Is BARTLEY VILLAS freehold?
What is the rental yield for BARTLEY VILLAS?
Which MRT is nearest to BARTLEY VILLAS?
Sources & Next Steps
- BARTLEY VILLAS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions
- Rental data: 7 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 6 records analysed · Source: URA private-sale caveats