High Oak Condominium
Overview & Key Facts
High Oak Condominium is a low-rise 99-year leasehold development tucked into 11 Toh Tuck Road in District 21, within the Upper Bukit Timah planning area. Developed by High Oak Properties Pte Ltd, a subsidiary of Far East Organization — Singapore’s largest private property developer — and completed in 2000, it comprises 192 units arranged in a single continuous four-storey block that winds gently uphill from Toh Tuck Road to its Lorong Kismis boundary. The lease commenced in 1996, leaving approximately 69 years remaining as of 2026.
The architectural layout is distinctly low-density for a D21 development. Rather than the tower-and-podium format common in newer condominiums, High Oak’s serpentine block creates 14 separate lift lobbies, with each lift core serving no more than 16 units. The result is a surprisingly private living environment where you are unlikely to encounter more than a handful of neighbours on any given trip to the lobby. At four storeys, the development sits well below the surrounding tree canopy in parts, lending a landed-home feel unusual for a condominium.
The immediate context matters: High Oak sits in the Toh Tuck residential enclave, a predominantly low-rise neighbourhood of landed houses, walk-up apartments, and a handful of condominiums. The Beauty World rejuvenation — including the integrated The Reserve Residences development directly at Beauty World MRT — is poised to bring new retail, dining, and transport infrastructure to the precinct over the next few years, which could meaningfully improve the area’s appeal without altering High Oak’s quiet residential character.
Location & Connectivity
High Oak’s location on Toh Tuck Road places it within comfortable reach of Beauty World MRT (Downtown Line), approximately 590 metres or an 8-minute walk away. By Singapore condominium standards, this is a solid MRT connection — not doorstep convenience, but genuinely walkable for most residents. The Downtown Line runs directly to Botanic Gardens, Stevens, Newton, and Bugis, reaching the CBD in under 25 minutes without transfers.
For drivers, the location is well-connected. The Pan Island Expressway (PIE) is accessible via Toh Tuck Road, and the Bukit Timah Expressway (BKE) via Upper Bukit Timah Road. The CBD is roughly 20 minutes in off-peak conditions, while one-north and Science Park are under 15 minutes. Orchard Road is a 15-minute drive via Dunearn Road or Bukit Timah Road.
The Beauty World food and shopping strip is the immediate lifestyle draw. Beauty World Plaza, Beauty World Centre, and Bukit Timah Plaza are all within 700 metres, offering a mix of hawker food, local retail, and everyday services. The Bukit Timah Market & Food Centre — one of Singapore’s most popular hawker centres — is a short drive away. For larger retail needs, Clementi Mall and the upcoming Reserve Residences integrated retail are accessible options.
The educational ecosystem is a major selling point. Anglo-Chinese Junior College (ACJC) is just 660 metres away, Ngee Ann Polytechnic 840 metres, and Henry Park Primary School 1.17 km. The broader Bukit Timah belt also places Methodist Girls’ School (Primary), Pei Hwa Presbyterian Primary, and National University of Singapore within easy reach. For families with school-age children, the density of quality institutions here is hard to replicate elsewhere.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | Within 1 km |
| Ngee Ann Polytechnic | tertiary | Within 1 km |
| Henry Park Primary School | primary | ~1.2 km |
| Singapore University of Social Sciences | tertiary | ~1.3 km |
| Australian International School | international | ~1.9 km |
Facilities
High Oak’s facilities are functional rather than extravagant, reflecting its era of construction and its relatively compact 192-unit footprint. The development offers the standard condominium package: a swimming pool, tennis court, BBQ pit, gymnasium, fitness corner, clubhouse, and children’s playground. A basement car park and 24-hour security round out the practical amenities.
What High Oak lacks in facility count, it compensates for in usability. With only 192 units sharing these amenities, the pool is rarely crowded, the tennis court is bookable without weeks of waiting, and the BBQ pits are available most weekends — a stark contrast to newer mega-developments where 500+ units compete for the same facilities. Residents consistently note that the low density makes the existing amenities far more accessible than the spec sheet might suggest.
The clubhouse serves as a community gathering point and is adequate for small functions. The gym is basic — residents serious about fitness will likely prefer a commercial gym — but serviceable for casual workouts. The landscaping, while not the lush tropical gardens of newer developments, is mature and well-maintained, with established trees providing natural shade around the pool and common areas.
“The facilities are not as extensive as newer condos, but for a development this size, everything is always available when you need it. The pool is never crowded. That matters more than having 50 facilities you can never book.”
— Resident feedback via Singapore Expats
Monthly maintenance fees are competitive: approximately S$339 for two-bedroom units and S$452 for three- or four-bedroom units, inclusive of sinking fund contributions. For the Bukit Timah area, these are below average, and the MCST appears to maintain the common areas to a reasonable standard despite the development’s age.
Unit Sizes & Layout
High Oak offers a spread of unit types ranging from one-bedroom apartments at around 721–753 sqft to four-bedroom units reaching up to 1,938 sqft. The sweet spot in the development is the three-bedroom configuration, which ranges from 980 to 1,894 sqft — significantly more generous than the 700–900 sqft three-bedrooms common in new launches. Two-bedroom units span 958 to 1,356 sqft, again considerably larger than contemporary equivalents.
The four-storey block format means most units enjoy natural cross-ventilation, and the winding layout of the building ensures that many units do not directly face neighbours across a narrow courtyard. Upper-floor units on the elevated sections of the site — particularly those facing the Lorong Kismis boundary — benefit from views over the surrounding low-rise landed housing, creating an open, airy feel that belies the development’s age.
As a year-2000 development, buyers should expect finishings that reflect the era. Original fittings — particularly bathrooms and kitchens — will likely need updating. Many owners have renovated extensively, and prospective buyers should budget S$50,000–80,000 for a full refresh of a three-bedroom unit. The structural layout, however, is sound: regular room shapes, minimal wasted corridor space, and practical kitchen configurations that accommodate serious cooking.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,042 | $785,000 |
| 3 BR | 33 | $1,273 | $1,469,296 |
| 4 BR | 10 | $1,161 | $1,755,500 |
Pricing & Market Position
Based on 44 recorded transactions, sale prices range from $785,000 to $1,910,000, averaging $1,518,790 (~$1,434 psf).
Rents range from $2,200 to $5,600 per month across 79 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 36.5% (from $1,073 to $1,465 psf).
Neighbourhood Comparison
The competitive landscape in D21 has shifted dramatically with the arrival of several new launches, all priced at steep premiums to High Oak. The Reserve Residences (Far East Organization, TOP ~2028) averages S$2,494 psf — a 78% premium over High Oak’s S$1,404 psf. Pinetree Hill and Nava Grove sit at approximately S$2,485–S$2,487 psf respectively. Even the slightly older KI Residences (TOP 2024) commands S$1,953 psf, a 39% premium.
What does this price gap buy you? At new launches, you get a fresh 99-year lease, contemporary finishings, and typically better common-area design. But you also get significantly smaller units: a new-launch three-bedroom at 900 sqft costs S$2.24 million at S$2,487 psf, versus High Oak’s 1,200 sqft three-bedroom at approximately S$1.68 million. The difference is S$560,000 and 300 sqft of living space — a trade-off that matters daily.
Within the resale market, Forett at Bukit Timah (S$2,129 psf) offers a 2022 completion and freehold tenure but at a significant premium. The Nexus (freehold, older) and Toh Tuck Apartment (leasehold, older) offer lower entry points but with less favourable layouts or MRT access. High Oak’s combination of Far East pedigree, walkable MRT, and the largest unit sizes in the immediate vicinity at the lowest psf makes it the clear value pick — provided you are comfortable with the lease timeline.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HIGH OAK CONDOMINIUM | 99 yrs lease commencing from 1996 | 2000 | 192 | $1,434 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 1996, meaning approximately 30 years have already been consumed. Roughly 69 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~69 years | Full bank financing available |
| 2035 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2055 | ~39 years | Significant financing restrictions for next buyer |
| 2095 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~59 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates HIGH OAK CONDOMINIUM across multiple dimensions.
What Residents Say
“Excellent location with lots of amenities, good foods, excellent schools and MRT. The blocks are separate and not in close clusters, creating a serene, clean environment that doesn’t feel claustrophobic.”
— Resident review via EdgeProp
“If convenience, size, and affordability are the top considerations on your list, High Oak units are spacious and come at price tags almost 50% lower than units in most neighbouring condominiums.”
— UppMarket SG, property review
“Well served by public transport — given the many buses serving the area, complemented by the MRT — it’ll be easy for you or even your kids to get just about anywhere without a car.”
— COS.sg, property listing review
The consistent themes across resident feedback are: appreciation for the spacious units, the quiet low-rise environment, and the proximity to schools and Beauty World amenities. The development attracts a mix of owner-occupiers (predominantly families with school-age children) and tenants (often drawn by the schools and relative affordability for the district). Expat residents note the combination of space and value as the primary draw.
On the less positive side, residents flag traffic congestion on Toh Tuck Road during peak hours as a recurring frustration. The road narrows near the junction with Upper Bukit Timah Road, and the ongoing construction activity from nearby new developments has not helped. Parking within the development is generally adequate, though the basement layout reflects its era and can feel tight for larger vehicles.
Strengths & Weaknesses
- Massive price discount vs new launches — ~40-45% cheaper psf than Reserve Residences, Nava Grove, Pinetree Hill
- Generous unit sizes — 3-BR up to 1,894 sqft vs 700-900 sqft in new builds
- Walkable to Beauty World MRT (Downtown Line) at 590m / 8 minutes
- Far East Organization pedigree — reputable developer with strong build quality
- Low-rise 4-storey format with landed-home feel and natural ventilation
- Strong school proximity — ACJC 660m, Ngee Ann Poly 840m, Henry Park Primary 1.17km
- Low maintenance fees — ~$339 (2BR) to ~$452 (3BR) inclusive of sinking fund
- Beauty World rejuvenation and Reserve Residences retail will uplift precinct
- Steady PSF appreciation — ~30% growth over 5 years ($1,073 to $1,397)
- Decent en-bloc potential (59/100) — 192 units on sizeable D21 site
- Only 69 years remaining on lease — drops below critical 60-year mark in ~9 years (2035)
- Bank financing restrictions will tighten progressively as lease shortens
- Year-2000 finishings require renovation budget ($50K-$80K for full refresh)
- Low walkability score (40/100) — Toh Tuck is suburban and car-dependent for many errands
- Traffic congestion on Toh Tuck Road during peak hours
- Basic facilities compared to newer developments — no resort-style amenities
- Basement car park layout feels dated and tight for larger vehicles
- Narrowing buyer pool over time as lease decreases — resale liquidity risk
Verdict
High Oak Condominium occupies a specific and defensible niche: it is arguably the most affordable entry point into the Bukit Timah / Toh Tuck residential belt, in a development with genuine walkability to an MRT station, from a reputable developer (Far East Organization), with unit sizes that new launches in the area cannot match at any price. The average PSF of S$1,404 represents a massive discount to nearby new launches — The Reserve Residences at S$2,494 psf, Nava Grove at S$2,487 psf, and Pinetree Hill at S$2,485 psf — making High Oak roughly 40–45% cheaper per square foot than its newest neighbours.
The price appreciation trend is encouraging: PSF has moved steadily from S$1,073 to S$1,397 over the past five years, representing roughly 30% capital growth. With a gross yield of 3.2% and median rent of S$4,000, it delivers reasonable rental returns for D21. The en-bloc score of 59/100 adds a layer of optionality — at 192 units on a sizeable site in a sought-after planning area, a collective sale remains a plausible medium-term outcome, though not one to bank on.
For the right buyer — a family that wants Bukit Timah schools, walkable MRT access, and spacious living at a price point that leaves financial headroom — High Oak is one of the smarter buys in D21. The walkability score of 40/100 reflects the quiet, suburban character of Toh Tuck rather than a genuine amenity deficit, and the Beauty World transformation will only improve the immediate ecosystem. Just go in with clear eyes on the lease timeline.