Overview & Key Facts
HIGHGATE is a freehold condominium at TOH TUCK ROAD in District 21 (RCR), developed by LUM CHANG PROPERTIES LTD, comprising 216 units, completed in 1995.
Location & Connectivity
HIGHGATE is approximately 1120m from Beauty World MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Beauty World | Downtown Line | 1.1 km |
| Hume | Downtown Line | 1.3 km |
Schools & Education
5 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 1.3 km |
| Ngee Ann Polytechnic | Tertiary | 1.5 km |
| Bukit View Primary School | Primary | 1.7 km |
| Henry Park Primary School | Primary | 1.8 km |
| Singapore University of Social Sciences | Tertiary | 1.9 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 23 | $1,456 psf | $1,858,382 |
| 4 BR | 12 | $1,443 psf | $2,146,917 |
Market Position
HIGHGATE has recorded 35 sales at an average price of $1,957,308.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at HIGHGATE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $3,876/mo | $1,858,382 | 2.50% |
| 4 BR | $3,700/mo | $2,146,917 | 2.07% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 7 | $1,318 psf | — |
| 2022 | 7 | $1,403 psf | ↑ 6.5% |
| 2023 | 3 | $1,423 psf | ↑ 1.4% |
| 2024 | 8 | $1,526 psf | ↑ 7.3% |
| 2025 | 8 | $1,559 psf | ↑ 2.2% |
| 2026 | 2 | $1,403 psf | ↓ 10.0% |
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From the 2025 high, HIGHGATE prices have given back 10.0% — still 6.5% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 21 reads 114.8 as of June 2026 — down 6.0% 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 |
|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | $2,494 psf | 723 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | $2,493 psf | 550 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | $1,956 psf | 485 |
| FORETT@BUKIT TIMAH | Freehold | $2,131 psf | 358 |
What Could Work Against You
- With just 6 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 31+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, car-owning households, long-term hold (10+ yr) and freehold / generational hold. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
HIGHGATE is a freehold development in District 21 (RCR), with 216 units, offering a gross yield of 2.7%.
At ~$1,528 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full HIGHGATE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HIGHGATE against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (240m away), an upgrader gap of about $850,000
- Bukit Batok — 4-room average $626,224 (680m away), an upgrader gap of about $1,350,000
- Bukit Timah — 4-room average $846,049 (700m away), an upgrader gap of about $1,100,000
FAQ
What is the average PSF for HIGHGATE?
Is HIGHGATE freehold?
What is the rental yield for HIGHGATE?
Which MRT is nearest to HIGHGATE?
Sources & Next Steps
- HIGHGATE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) — District 21 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: 35 transactions
- Rental data: 199 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 35 records analysed · Source: URA private-sale caveats