Type

Units

Min Area

Price Range

2 BR

721 sqft

S$1.5M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$298K on this acquisition.
Located 5 min (410 m) from CC12 Bartley MRT Station.

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Botanique at Bartley: Contemporary Living in Singapore's East Corridor

Botanique at Bartley stands as a modern residential development strategically positioned along Upper Paya Lebar Road, one of the east corridor's most dynamic thoroughfares. The project capitalises on its proximity to Bartley MRT station on the Circle Line, situated merely 410 metres away—a comfortable five-minute walk for residents commuting across Singapore's transport network. This accessibility to public transport fundamentally shapes the appeal of the development for both owner-occupiers seeking convenience and investors evaluating long-term capital growth potential.

The neighbourhood surrounding Botanique at Bartley encompasses a thriving commercial and residential ecosystem. Upper Paya Lebar Road has evolved into a vibrant mixed-use corridor offering retail establishments, dining options, and essential services within walking distance. Residents benefit from the maturity of the estate, where established community facilities and schools serve families of all stages. The location bridges the quieter residential character of the Paya Lebar area with the commercial vitality that the road corridor brings, creating an appealing middle ground for those seeking neither isolation nor excessive urban intensity.

Design and Unit Configuration

The development presents a range of unit configurations suited to varying household compositions and lifestyle preferences. Prospective purchasers can explore layouts ranging from intimate two-bedroom residences upwards, each thoughtfully proportioned to maximise functionality within contemporary living standards. Unit sizes span approximately 721 square feet for two-bedroom, two-bathroom configurations, though the full range of offerings extends across the broader project portfolio. This diversity in sizing makes Botanique at Bartley accessible to first-time buyers downsizing from larger homes, young professionals establishing independent households, and investors seeking efficient unit economics for rental yields.

The architectural approach reflects current design sensibilities, with finishes and spatial planning reflecting modern residential expectations. Each unit benefits from considered floor plans that separate sleeping zones from living and entertaining areas, a fundamental expectation in today's Singapore residential market. The naming of the development—Botanique—suggests an emphasis on landscaping and greenery integration, typical of contemporary developments seeking to enhance quality of life through biophilic design principles.

Location Analysis: The Bartley MRT Advantage

Bartley MRT station's presence on the Circle Line represents a significant advantage for long-term capital appreciation and tenant appeal. The Circle Line provides seamless connections to key nodes across Singapore, including the business districts of Marina Bay and the CBD, the cultural precinct at Dhoby Ghaut, and residential hubs like Bukit Merah. For residents commuting to office parks in Changi, Pasir Ris, or the northern corridor, the station eliminates car-dependency and opens flexible working patterns across the island. This transit connectivity directly influences both owner-occupier satisfaction and rental demand, as tenants increasingly prioritise walkable MRT access when selecting properties.

The immediate catchment around Bartley MRT has undergone gradual intensification over the past decade, with new retail and food establishments strengthening the precinct's attractiveness. This ongoing urbanisation typically supports residential property values as amenity availability increases and the area's reputation as a destination neighbourhood strengthens. Investors particularly benefit from this trajectory, as improving external amenities translate to stronger rental yields and tenant retention rates.

Market Position and Buyer Profiles

Botanique at Bartley appeals across multiple buyer segments within Singapore's residential market. First-time purchasers benefit from the development's accessibility via public transport and proximity to family-oriented amenities, alongside competitive entry pricing relative to central locations. Upgraders moving from HDB flats or earlier-generation private housing find the modern finishes and proximity to MRT attractive for their established careers and family circumstances. High-net-worth individuals seeking investment exposure to the east corridor appreciate the institutional nature of a new development alongside the proven tenant demand that Bartley's neighbourhood generates.

Buy-to-let investors evaluate the development through the lens of rental yield sustainability and capital growth potential. The mature neighbourhood surrounding Bartley MRT ensures consistent tenant interest, with young professionals, couples, and small families regularly seeking rental accommodation close to the station. The unit mix across the broader development allows investors to select configurations matching their target tenant profile, whether studio-equivalent layouts attracting young working professionals or two-bedroom units appealing to established couples and small families.

Investment Considerations and Financing

Prospective buyers considering Botanique at Bartley should factor standard acquisition costs into their purchase planning. Those acquiring as a second residential property will incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, a substantial cost that requires careful financial planning. This duty applies to Singapore Citizens purchasing their second residential property and typically represents a significant outlay requiring clear understanding before committing to purchase.

Financing considerations at typical price points for this development should be evaluated against individual debt-servicing capacity. Most financial institutions offer mortgages covering up to 80% of purchase price for owner-occupiers or 75% for investment acquisitions, meaning buyers require meaningful cash reserves beyond the initial downpayment to cover ABSD, legal fees, and conveyancing costs. The Total Debt Servicing Ratio framework applied by banks means that monthly mortgage repayments on properties in this price range typically consume 30–35% of gross household income for well-qualified borrowers, leaving reasonable headroom for other financial obligations.

The Leasehold Framework

Like all residential developments in Singapore, Botanique at Bartley operates on a leasehold tenure, typically 99 years from the date of launch. Buyers should understand that whilst 99-year leases represent the standard Singapore residential format and carry strong market acceptance throughout their useful life, lease decay does eventually impact property values as the remaining lease term decreases below 80 years. For purchasers with extended investment horizons spanning two to three decades, the lease length presents minimal practical concern, as the property will retain substantial value and marketability throughout that period. However, buyers seeking properties with multi-generational holding potential should factor this characteristic into their long-term planning.

Neighbourhood Context and Future Development

The Upper Paya Lebar corridor forms part of Singapore's established east region, where further residential intensification remains gradual rather than explosive. The Urban Redevelopment Authority's planning framework for this district seeks to maintain the balance between residential, commercial, and recreational uses rather than pursue aggressive high-density rezoning. This measured approach typically supports property values by preserving neighbourhood character whilst allowing incremental improvement in amenities and connectivity. Buyers should research the URA Master Plan to understand potential future developments that might affect views, traffic patterns, or the area's character over coming decades.

Competing developments in the immediate vicinity include other recent condominium launches along the Paya Lebar and Bartley corridors, each offering distinct positioning within the broader market. Prospective purchasers benefit from comparing Botanique at Bartley against these peers in terms of unit efficiency, amenity offerings, and price per square foot to validate value proposition. The broader market context suggests strong but not speculative appreciation potential for well-located developments with proven tenant demand and owner-occupier appeal.

Conclusion

Botanique at Bartley represents a contemporary residential option in a mature, well-connected neighbourhood offering genuine appeal for owner-occupiers and investment-minded buyers alike. The development's positioning near Bartley MRT station, combined with the Upper Paya Lebar location's ongoing maturation as a vibrant mixed-use precinct, creates genuine long-term demand drivers. Buyers evaluating the development should consider their personal circumstances—whether seeking owner-occupancy or investment returns—and factor ABSD implications alongside financing capacity when assessing suitability. For those prioritising location, modern design, and practical MRT access over premium address credentials, Botanique at Bartley merits serious consideration within a structured property acquisition strategy.

Frequently Asked Questions

What is the estimated rental yield for a typical unit at Botanique at Bartley?

Rental yields at Botanique at Bartley typically range between 3.5% and 4.5% gross annually, depending on unit configuration, floor level, and market conditions. Two-bedroom units in the S$1.4–1.7 million range generally command monthly rents of S$4,500–5,500, translating to these yield percentages when calculated against purchase price. The mature neighbourhood and strong MRT connectivity ensure consistent tenant interest, with young professionals and established couples forming the primary rental demographic. Investors should note that actual net yields, after deducting property taxes, maintenance contributions, and allowances for vacancy periods, typically land 0.5–1% lower than gross figures, making careful financial modelling essential before acquisition.

How does Botanique at Bartley's price per square foot compare to recent transactions in the Upper Paya Lebar area?

Recent transaction data for two-bedroom units in the broader Paya Lebar and Bartley catchment suggests price-per-square-foot ranges of approximately S$1,950–2,150, with newer developments and MRT-proximate properties commanding the upper end of this spectrum. Botanique at Bartley's positioning at competitive market rates reflects the development's modern specifications and genuine MRT accessibility, neither commanding an outlier premium nor offering extraordinary bargain value. Buyers should cross-reference these figures against comparable completed projects such as nearby developments to validate pricing alignment. Market fluctuations and unit-specific characteristics—such as floor level, orientation, and exact distance from the station—create meaningful variation around these averages, making direct property-level comparison essential for informed decision-making.

What is the Additional Buyer's Stamp Duty impact for a second residential property purchase at Botanique at Bartley?

Singapore Citizens acquiring Botanique at Bartley as a second residential property must pay Additional Buyer's Stamp Duty at the rate of 20% on the purchase price, in addition to all other stamp duties. On a purchase price of S$1.5 million, this equates to S$300,000—a substantial outlay requiring clear planning before committing to acquisition. This duty applies regardless of the property's configuration or location and must be paid upon completion, necessitating adequate liquidity beyond the mortgage downpayment. First-time property buyers and non-Citizens face different ABSD treatments, making consultation with a qualified conveyancing solicitor essential to understand individual liability and planning opportunities.

Does the 99-year leasehold at Botanique at Bartley present resale value risk in future decades?

The 99-year leasehold tenure at Botanique at Bartley follows Singapore's standard residential framework and carries no meaningful resale impact for purchasers with holding periods extending to 15–25 years, during which lease decay remains negligible. However, properties with remaining lease terms below 80 years do experience accelerated value depreciation, as financing becomes more constrained and buyer interest diminishes. Purchasers acquiring Botanique at Bartley today should anticipate robust resale markets through the 2040s and 2050s, with meaningful lease concerns emerging only beyond that horizon. For investors with shorter holding periods (5–10 years), lease decay presents no material concern, whilst long-term owner-occupiers should simply factor that eventual lease extension or replacement will likely feature in their succession planning decades hence.

How does Bartley MRT station's Circle Line position influence capital appreciation at Botanique at Bartley?

Bartley MRT station's location on the Circle Line represents a significant structural support for capital appreciation, as the station provides seamless connections to multiple high-employment districts, cultural precincts, and secondary residential hubs across Singapore. Properties within 400–500 metres of MRT stations historically demonstrate stronger appreciation than those requiring longer walking distances, as tenant demand and owner-occupier desirability centre disproportionately on walkable transit access. The Circle Line's maturity and comprehensive coverage mean that rental tenants and future owner-occupiers will view Bartley station as a permanent convenience rather than a new amenity. This structural advantage typically translates to 15–25% value appreciation advantages over comparable properties in similar-quality developments lacking MRT proximity, providing meaningful long-term capital growth for both investors and owner-occupiers.

Is Botanique at Bartley suitable for first-time property buyers in Singapore?

Botanique at Bartley presents a credible option for qualifying first-time property buyers, offering modern specifications, proven neighbourhood credentials, and MRT accessibility that appeal across diverse household types. First-timers benefit from avoiding ABSD entirely, focusing instead on financing, downpayment, and ongoing mortgage servicing capacity. The development's location outside the city's highest-price-per-square-foot zones makes entry-level pricing accessible for professional couples and established young workers, whilst the neighbourhood's maturity and community amenities suit families with young children or those prioritising stability over cutting-edge urban positioning. First-timers should carefully assess affordability across the full cost-of-ownership picture—including maintenance contributions, property taxes, and insurance—ensuring that mortgage repayments do not consume excessive portions of household income, as this creates financial fragility and reduces quality of life.

What TDSR headroom should buyers anticipate at typical Botanique at Bartley price points?

Buyers financing a S$1.5 million property at Botanique at Bartley through an 80% mortgage (S$1.2 million loan) at current interest rates of approximately 4% will face monthly repayments around S$5,700–6,000, requiring gross household monthly income of approximately S$16,500–17,000 to maintain a prudent 35% Total Debt Servicing Ratio. Most financial institutions apply stricter lending standards for investment acquisitions, capping loan-to-value at 75% and enforcing lower TDSR thresholds, meaningbuyers purchasing for rental purposes require proportionately higher household income. Buyers should maintain clear buffer headroom beyond the minimum TDSR threshold, as this creates resilience against interest rate increases and personal income fluctuations. Professional couples with combined gross incomes of S$180,000+ typically possess comfortable headroom for ownership at these price points, whilst single-income households approaching the maximum TDSR threshold face reduced financial flexibility.

How does Botanique at Bartley compare to competing new developments in the Bartley and Paya Lebar area?

The Bartley and Paya Lebar corridor hosts several competing residential developments offering similar price points, MRT proximity, and target demographics to Botanique at Bartley. Recent competitor launches have emphasised amenity differentiation, with some prioritising recreational facilities, others emphasising wellness features, and newer entrants focusing on sustainable design credentials. Botanique at Bartley's positioning around botanical and landscaping themes distinguishes it within the competitive set, appealing to buyers prioritising greenery integration and biophilic design. Price-per-square-foot comparisons suggest competitive alignment rather than outlier positioning, with unit efficiency and actual layout usability often mattering more than headline size figures. Prospective buyers should site-visit competing developments to evaluate finishes quality, amenity appeal, and neighbourhood feel, as these subjective factors ultimately drive satisfaction and long-term value performance more meaningfully than price sheets suggest.

Which floor levels or unit stacks at Botanique at Bartley offer the best value proposition?

Lower-to-mid stack units (levels 3–12) typically represent superior value at Botanique at Bartley, offering meaningful price discounts versus upper floors whilst maintaining excellent MRT connectivity and neighbourhood views that justify ownership. Units on these levels experience minimal noise transmission from the street and typically command faster rental turnover as tenants perceive them as convenient without the premium associated with high-floor prestige. Mid-stack positioning often proves optimal for investor acquisitions, balancing capital cost against rental yield and maintenance complexity. Upper-floor units (levels 18+) command 8–15% premiums over lower configurations whilst offering superior views and perceived status, suiting owner-occupiers willing to pay for these amenities more than yield-focused investors. Corner units throughout the stack generally command 5–10% premiums due to superior light and views, making these less attractive purely from a value-per-square-foot perspective, though personal preference legitimately justifies the uplift for some buyers.

What future supply pipeline developments might affect Botanique at Bartley's long-term appreciation potential?

The Upper Paya Lebar and broader Bartley district faces measured future intensification within the URA Master Plan framework, with planned developments focusing on retail, office, and supporting community facilities rather than aggressive residential supply expansion. The maturity of this established neighbourhood means that significant new residential launches remain less frequent than in emerging growth corridors, reducing oversupply risk that might constrain price appreciation. Planned improvements to Bartley MRT station infrastructure and connectivity enhancements typically support rather than undermine existing residential values, as these initiatives strengthen the neighbourhood's appeal. Buyers should review the URA Master Plan documents and attend community engagement sessions to understand potential future planning changes that might affect views, traffic patterns, or neighbourhood character. Generally, the measured development pace in this established district suggests strong support for stable, consistent appreciation rather than the dramatic growth cycles characterising emerging precincts, making Botanique at Bartley suitable for buyers prioritising value stability over speculative returns.

[For Sale] Botanique At Bartley — From S$1.5M