Overview & Key Facts
CRYSTAL HEIGHTS is a freehold condominium at PASIR PANJANG HILL in District 5 (RCR), developed by GREENLAND DEVELOPMENT PTE LTD, comprising 17 units, completed in 2010.
Location & Connectivity
CRYSTAL HEIGHTS is approximately 400m from Haw Par Villa MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Haw Par Villa | Circle Line | 400m |
| Pasir Panjang | Circle Line | 870m |
| Kent Ridge | Circle Line | 1.3 km |
Schools & Education
3 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | International | 1.2 km |
| National University of Singapore | Tertiary | 2 km |
| Alexandra Primary School | Primary | 2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,569 psf | $1,250,000 |
| 3 BR | 2 | $1,215 psf | $1,275,000 |
| 4 BR | 1 | $1,315 psf | $2,350,000 |
Market Position
CRYSTAL HEIGHTS has recorded 4 sales at an average price of $1,537,500.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at CRYSTAL HEIGHTS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,500/mo | $1,250,000 | 3.36% |
| 3 BR | $4,569/mo | $1,275,000 | 4.30% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,215 psf | — |
| 2023 | 1 | $1,315 psf | ↑ 8.3% |
| 2024 | 1 | $1,569 psf | ↑ 19.3% |
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The latest reading marks the highest point in this series — CRYSTAL HEIGHTS prices have climbed 29.2% since 2021.
Price Index Check
The ShiokNest Price Index for District 5 reads 136.5 as of June 2026 — down 4.3% 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 |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,856 psf | 6215 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1431 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1426 |
| ELTA | 99 yrs lease commencing from 2024 | $2,558 psf | 412 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 383 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 17-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
Buyers most likely to be happy here: mrt-walkable commuters, international school families, tertiary student housing and yield-focused investors. Located ~405m from Haw Par Villa MRT, this property is a comfortable daily walk for transit commuters.
For long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
It is a weaker fit for short-term flippers (<5 yr) — other options likely serve them better. TOP 2010 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
CRYSTAL HEIGHTS is a freehold development in District 5 (RCR), with 17 units, offering a gross yield of 3.3%.
Explore the full CRYSTAL HEIGHTS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CRYSTAL HEIGHTS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (540m away), an upgrader gap of about $650,000
- Bukit Merah — 4-room average $894,787 (2 km away), an upgrader gap of about $650,000
FAQ
What is the average PSF for CRYSTAL HEIGHTS?
Is CRYSTAL HEIGHTS freehold?
What is the rental yield for CRYSTAL HEIGHTS?
Which MRT is nearest to CRYSTAL HEIGHTS?
Sources & Next Steps
- CRYSTAL HEIGHTS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 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: 4 transactions
- Rental data: 13 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2024 · 4 records analysed · Source: URA private-sale caveats