The traditional prime-residential heartland, and the district where the school premium is most nakedly priced. $2,244 psf across 636 transactions, at the highest median absolute price measured anywhere: $3,420,000.
What the numbers say
Condominium transactions, 12 months to July 2026 (URA caveats). Rental medians, Q2 2026 (URA contracts). HDB figures are 4-room resale registrations for BUKIT TIMAH, 12 months to July 2026 (data.gov.sg) — HDB publishes by town, not by postal district.
| Measure | Figure | Sample |
|---|---|---|
| Median private condominium | $2,244 psf · $3,420,000 median price | 636 transactions |
| Median rent (all sizes) | $6,300 / month | 2085 contracts |
| HDB 4-room, BUKIT TIMAH | $922,500 | 18 transactions |
What moves price here
- The highest median transaction price in Singapore at $3,420,000 — a function of large unit sizes and landed-adjacent stock, not just psf.
- Nanyang and Raffles Girls’ Primary drive a school premium that survives market cycles better than almost any other factor here.
- HDB stock is negligible — 18 four-room transactions in twelve months. Effectively a private-only district.
Who it suits
Families chasing the top primary-school catchments, and buyers who want a prime address with genuine floor area.
What to check before you commit
- Whether you are actually inside the 1km school band
- Freehold versus 99-year on the same street — both exist here
- Total holding cost, including property tax on high annual values
Figures pulled 2026-07-23 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices. Caveats lag the live market by a few weeks. Want the numbers for a specific project or block in District 10? Ask me and I’ll pull them.