Understanding New Launches: Botanique At Bartley 10-Year Analysis: Tracking Price Appreciation and Rental Returns (2015-2025)

10-Year Investment Performance Review: Kingsford Waterbay vs Rio Vista (2015–2025)

Botanique at Bartley is a 797-unit condominium in Singapore’s city fringe, launched in 2015 on a 99-year lease. Over the past decade, its property values and rental performance have evolved meaningfully, shaped by shifting market conditions and broader economic events.

In this sixth instalment of our series, we take a deep dive into Botanique at Bartley’s 10-year performance (2015–2025) across both sale prices and rental rates, examining how each unit type—1-Bedroom, 2-Bedroom, 3-Bedroom, and the “4-Bedroom” category (represented by the 3-Bedroom Premium units with a utility/universal room)—has appreciated over time.

To provide an objective comparison, we benchmark these results against Bartley Ridge, a similar 99-year leasehold development located directly opposite Botanique at Bartley, with a nearly identical land size. This allows us to contextualise Botanique’s growth against the broader resale market in the immediate vicinity.

Our analysis covers capital appreciation trends, rental growth patterns, and the evolution of rental yields to reveal how closely rental performance correlates with rising property values. We also highlight key anomalies—most notably, the COVID-19 pandemic—where external shocks significantly influenced both rents and resale prices.

Sale Price Trends by Unit Type (2015–2025) – Botanique vs. Bartley Ridge

One-Bedroom Units (Sale)

Two-Bedroom Units (Sale)

Three-Bedroom Units (Sale)

Four-Bedroom Units (Sale)

Botanique at Bartley’s sale prices have appreciated strongly from 2015 to 2025, with larger unit types generally seeing higher gains. The table below summarises the capital appreciation for each unit type in Botanique, alongside Bartley Ridge as a comparison benchmark:

Note: *Anomalies in Bartley Ridge 2- and 3 Bedroom PSF due to the sale of penthouse units with roof terraces, which distorted the % Change for Bartley Ridge. The “4-BR” refers to Botanique’s 3-bedroom + universal room units (premium 3BR), comparable to Bartley Ridge’s 4-bedroom units.

Several insights emerge from the above data:

Strong Capital Appreciation Across the Board:
All unit types in Botanique at Bartley recorded solid price appreciation over the past decade. Even the segment with the lowest growth — the 1-Bedroom units — still gained close to 39% in value. Larger units, however, outperformed significantly, with the 3-Bedroom units almost doubling in price (+81.8%), making them the standout performers.

Comparison with Bartley Ridge:
As a newer project, Botanique at Bartley started at a higher entry price and maintained higher absolute values across most unit types by 2025. Bartley Ridge, being older and initially priced lower, sometimes achieved higher percentage gains. For example, its 2-Bedroom category showed an ~89% increase (from a low base of ~$1,027 psf) compared to Botanique’s 55.8%.

However, this “higher growth” is misleading due to anomalies in Bartley Ridge’s early transactions. Some of the 2-Bedroom units sold at launch were developer penthouses with large roof terraces, which significantly reduced their psf values and artificially depressed the starting point. When compared instead with actual resale transactions from 2017 — which averaged $1,438 psf — the capital gain becomes far more moderate and realistic (~35% from 2017-2025).

A similar distortion occurred in Bartley Ridge’s 3-Bedroom data, where two penthouses were sold at around $1,050 psf, again pulling down the initial psf. When looking at everyday resale transactions from 2017 onwards, the 3-Bedroom performance is noticeably weaker (~56% from 2017-2025) and did not keep pace with Botanique at Bartley.

Larger Units Led in Capital Gains:
Within Botanique, the larger unit types were the clear winners. The 3-Bedroom units rose by approximately $1,044 psf (+82%), reaching around $2,320 psf in 2025 — the most substantial absolute increase among all categories. The “4-Bedroom” (3-Bedroom Premium with utility room) also performed robustly with a +64% gain. This strong demand for larger formats was driven by family buyers and upgraders, a trend that intensified after 2020. In contrast, smaller units such as the 1-Bedroom, while still profitable, showed more modest growth (an increase of under $500 psf), stabilising at around $1,790 psf by 2025.

Market Cycles and Peaks:
Both projects underwent typical market cycles throughout the decade. Prices rose consistently overall, though there were brief periods of moderation around 2018–2020 due to cooling measures (raising of ABSD) and the onset of COVID-19. During Singapore’s 2020 lockdown, private home prices paused rather than collapsing, and by late 2020, demand surged back strongly.

From 2021 to 2022, the market entered a notable upswing, with Singapore private home prices rising ~10.6% in 2021 and ~8.6% in 2022, propelling values at both Botanique and Bartley Ridge to new highs.

Between 2019 and 2022, price growth accelerated particularly for larger units in the Bartley locality, with 3- and 4-Bedroom categories breaking the $2,000 psf threshold by 2022–2023.

By 2023–2024, prices appeared to reach their peak, followed by a slight softening into 2025. For instance, Bartley Ridge’s 1-Bedroom units peaked at roughly $1,872 psf, before settling at around $1,806 psf — a mild post-peak correction typical of market normalisation.

In Summary:
Botanique at Bartley’s first 10 years have delivered strong and sustained capital appreciation, especially for mid-sized and larger units. With capital gains firmly established, the next step is to explore whether the rental market followed the same trajectory, which we will examine in the following section.

Rental Rate Trends by Unit Type (2019–2025)

Botanique at Bartley obtained its Temporary Occupation Permit (TOP) in 2019, so rental data is available from 2019 onward (similarly, Bartley Ridge’s rentals began after its 2016 TOP). Over the last 6 years, Singapore’s rental market saw turbulent swings – a dip during the 2020 pandemic, followed by a historic surge in 2021–2022.

Below, we summarise rental price growth for Botanique’s unit types from 2019 to 2025, again comparing it with Bartley Ridge. (Here, rentals are measured in $/psf per month, a standard metric; e.g., $4.50 psf pm on a 500 sq ft 1-BR implies ~$2,250 monthly rent.)

Key observations from the rental data:

Post-TOP Lease-Up and Pandemic Dip:
Upon TOP in 2019, Botanique’s units entered the rental market at healthy rates (e.g. ~$4.45 psf for 1BR, ~$3.13 for 3BR). Bartley Ridge, being a few years older, had slightly lower rents (e.g. 1BR at $4.27 psf). When COVID-19 hit in 2020, rental demand initially softened – border closures led to some expatriate departures, and landlords had to be flexible. We see a slight dip or stagnation in rents around 2020–early 2021 for both projects. For example, Botanique’s 1BR rents dipped from ~$4.45 to ~$4.2 psf (-5%) in that period (and Bartley’s saw a similar minor decline). This aligns with the nationwide trend where rents softened in 2020 amid lockdowns, then started recovering by late 2020.

Surge from 2021 to 2023:
The rental market rebounded spectacularly from mid-2021 onward. As economies reopened and construction delays squeezed housing supply, rents soared across Singapore – nearly 30% jump in 2022 alone, the fastest pace in 15 years. Botanique and Bartley Ridge rode this wave. All unit types saw sharp rent increases through 2022:

One-Bedroom Units (Rental)

Botanique’s 1-bedroom rents surged to around $6.50 psf by 2025 (with a peak of approximately $6.67 psf in 2023), marking an increase of about 45% from 2019. In absolute terms, this translates to a rise from roughly $2,200 per month to about $3,000 per month for a typical 1-Bedroom unit.

Bartley Ridge’s older 1-bedroom units saw an even higher percentage increase of around 53%, also ending at approximately $6.50 psf (about $3,000/month) in 2025. However, despite having a similar psf, Botanique’s absolute rents remain higher because its 1-bedroom units are larger, ranging from 495 to 517 sq ft, compared to Bartley Ridge’s 441 to 495 sq ft.

This size difference results in Botanique’s absolute monthly rents being about 5–15% higher, reflecting the premium tenants place on newer facilities, more modern interiors, and more efficient layouts.

Two-Bedroom Units (Rental)

Botanique’s 2-Bedroom units saw rents increase from $3.57 to $5.33 psf (+49%). Bartley Ridge’s 2-Bedroom units rose from $3.12 to $4.89 psf (+57%). Although Bartley Ridge experienced a slightly higher percentage increase, this was largely because it started from a much lower base in 2019.

Despite this, by 2025, Botanique still commanded a rental premium of about 9% on a psf basis ($5.33 vs. $4.89 psf).

In terms of size, Botanique’s 2-Bedroom units range from 656 to 753 sq ft, while Bartley Ridge’s are noticeably larger, spanning 721 to 990 sq ft. As a result, the absolute monthly rent for a typical Botanique 2-Bedroom is around $3,700. In contrast, tenants are generally willing to pay around $3,900 per month for the larger 2-Bedroom layouts at Bartley Ridge.

While Botanique leads in psf rent due to its newer build and modern facilities, Bartley Ridge’s larger 2-bedroom unit sizes allow it to achieve slightly higher absolute monthly rents.

Three-Bedroom Units (Rental)

Perhaps surprisingly, Bartley Ridge’s 3-Bedroom rentals caught up dramatically. Starting at just $2.98 psf in 2019, Bartley 3-bedrooms surged to ~$4.89 (+64%). Botanique’s 3BRs rose from $3.13 to $4.95 (+58%). By 2025, both were fetching almost the same absolute rent (~$4.90 psf) – meaning an older 3BR in 2025 can rent as high as a newer one, likely due to huge family demand and limited large-unit supply post-COVID. Families during the pandemic sought larger living spaces (for home offices, etc.), boosting demand for 3-bedroom+ units even in older condos. This eroded the rent premium that Botanique initially had for 3BRs – an interesting convergence.

Four-Bedroom Units (Rental)

Larger units typically command lower $psf rents, as tenants are willing to pay more in absolute dollars but expect a discount per square foot once units exceed a specific size. Interestingly, there were no recorded rentals for the 4-Bedroom units at Botanique at Bartley, as most owners of these larger layouts appear to be own-occupiers rather than landlords.

At Bartley Ridge, however, 4-Bedroom rents rose significantly from ~$2.54 psf to ~ $4.20 psf (+65%), with a sharp surge from 2021 onward. This aligns with the pandemic-driven shift, in which more tenants sought additional space for work-from-home arrangements, boosting demand for larger units.

New vs. Older Project Rental Dynamics:
Across most unit types, Botanique at Bartley generally achieved higher psf rents than Bartley Ridge, a premium attributed to its newer facilities, modern interiors, and more efficient layouts. This rental gap was most pronounced for the 2-Bedroom units, while the differences in the 1- and 3-Bedroom categories were relatively marginal.

Although newer projects typically command higher rents, the post-2020 surge in demand for larger living spaces enabled Bartley Ridge’s bigger units to narrow the rental gap, despite being an older development.

Overall, both developments experienced strong rental growth, particularly during 2021–2022. Landlords at Botanique benefited from this rental upswing in addition to strong resale appreciation. Next, we will explore how these two components—rental income and capital gains—interact through rental yield performance, and whether higher capital appreciation is associated with stronger or weaker yields over time.

Rental Yield Analysis (2019–2025)

Rental yield is the annual rental return on a property’s value. It’s an essential metric for investors, indicating cash flow relative to asset price. Here we analyse yields for Botanique at Bartley from the time it was rentable (2019) to 2025, by unit type, and identify how yields changed over time and in relation to price movements. We will also highlight “anomaly” years like 2020 (COVID shock) and 2022 (rent spike) to see their effect on yields.

How we calculate yield: We take the average market rent and divide by the average market price for the unit each year. For simplicity, we use psf figures – e.g., if a 1-BR rents at $6.00 psf/month and is worth $1,800 psf, the annual yield ≈ ($6.00×12) / $1,800 = 0.04, or 4.0%.

The table below shows approximate gross yields for Botanique at Bartley’s units at key points:

And this table below shows the approximate gross yields for Bartley Ridge units at key points:

Note: Yields are rough estimates based on average psf rents and prices. “Rent Surge” corresponds to late 2021/2022 when rents peaked; 2025 assumes slightly moderated rents and the current price level.

Yield Trend Highlights:

Initial Yields (2019):
Upon completion, Botanique’s rental yields ranged from ~2.5% for 3-bedroom units up to ~3.5% for 1-bedroom units. Smaller units tend to have higher yields because they command high rent per square foot relative to their price (some investors favour 1BR/2BR for this reason). Larger family-oriented units had lower yields (~2–3%) because their prices per sq ft were not matched by equivalent rent per sq ft (tenants pay a discount per sq ft for bulk space).

Impact of COVID-19 (2020–2021):
In 2020, rental yields generally remained flat across most unit types. This was largely because rents either softened or stayed stagnant during the early months of the pandemic, while property prices also saw minimal movement. For instance, the yield for Botanique’s 1-Bedroom units increased only slightly, from ~3.55% to ~3.67%, reflecting a modest uptick in rents despite subdued market conditions.

In contrast, the 3-Bedroom units showed a more noticeable improvement, with yields rising from 2.52% to 2.84%, driven by slightly stronger rental performance in that segment.

This period was very much an anomaly: transaction volumes dropped significantly during the “circuit breaker” phase, yet prices remained remarkably resilient, preventing yields from falling despite the softer rental environment.

Post-COVID Rental Boom (2022) – Yields Rebound:
By 2022, rents had exploded upwards (as detailed earlier), outpacing the rise in resale prices for a brief period. This led to a spike in yields across many segments in 2021–2022. Botanique’s 1-BR yield jumped to 4%, hitting in 2022 – the highest in the decade – thanks to rents surging ~20% from pre-COVID levels, while its resale price had risen more slowly over the same period. Even the 3-BR yield crept up from ~2.84% to ~2.95%. In effect, the rental boom improved cash flow returns for owners, partially closing the gap between rental growth and earlier price growth.

Current Yields (2025) and Correlation with Capital Growth:
By 2025, rental yields will have stabilised from the sharp peaks seen in 2022, particularly for the smaller unit types, as resale prices have since caught up with the earlier surge in rents. Botanique’s 1-Bedroom units now achieve yields of around 4.3%, which is slightly higher than at launch. This means that an investor who purchased a 1-Bedroom unit at launch would today be enjoying an effective yield of almost 6% based on their original purchase price ($12921psf, $6.45psf/pm) .

Larger units, however, continue to deliver more modest yields in the mid-2% range, reflecting their stronger capital appreciation relative to rent growth. Even so, buyers who entered at launch would now be seeing an effective yield of approximately 4.7%, thanks to both rising rents and their much lower entry prices in 2015 ($ 1276 psf, $ 4.95 psf/pm).

For example, Botanique 3-bedroom yields ~2.56% on 2025 values, versus ~2.52% on 2019 values – a minor uptick. The fundamental trend is that unit types with the highest capital appreciation tend to see more yield compression, and vice versa. Botanique’s 3-bedroom, which nearly doubled in price, did not double its rent – hence its yield (rent/value) stayed low. In contrast, the 1-bedroom’s more modest price growth combined with strong rent growth actually improved its yield. This indicates an inverse correlation: when capital values ran far ahead of rents (as with larger units), yields remained thin; where rent kept pace or overtook price (as with some compact units post-COVID), yields rose.

Botanique vs Bartley Ridge Yields:
By 2025, Botanique’s gross rental yields are broadly comparable to Bartley Ridge’s across equivalent unit types, even though Botanique consistently commands a higher rent per psf ft. This yield alignment is expected: while tenants are willing to pay a premium for newer developments in terms of psf rent, yields naturally converge over time. As the market stabilises and both projects mature, rental rates tend to reflect the prevailing market average, resulting in similar yields despite differences in age, design, or finishes.

Key Years – Anomalies and Spikes:

• 2020 – Pandemic Shock but Stable Market:
Despite global uncertainty, rents did not fall, and capital values also held firm. Once Singapore’s lockdown measures eased, property sales rebounded quickly by mid-2020. The combination of steady rents and resilient prices demonstrated the underlying strength of the property market, even during an unprecedented crisis.

• 2021–2022 – Exceptional Spike in Both Prices and Rents:
This was a highly unusual period where both rents and prices surged sharply, but rental growth far outpaced price growth, especially in 2022. Landlords enjoyed significantly higher income returns as yields peaked across most unit types. By end-2022, private residential rents were reported to be ~30% higher year-on-year, marking one of the fastest increases in recent history. At the same time, 2021 saw private home prices jump by around 10%, which partially offset yield gains, but the overall impact in 2022 remained strongly yield-positive.

• 2023–2025 – Stabilisation Phase:
With new housing supply entering the market and cooling measures taking effect, rental growth has moderated since 2023. Rising interest rates and a plateauing of capital values further contributed to a more balanced market environment. As a result, yields between 2023 and 2025 have generally levelled off. Botanique’s 1-Bedroom units continued to see yield improvements in 2025 due to strong rental demand, while larger units maintained yields within a stable and narrow range.

Best-Performing Unit Type and Conclusion

Considering both capital appreciation and rental performance, the 3-Bedroom units at Botanique at Bartley emerge as the best-performing in overall returns. They delivered the highest absolute price gains (over $1,000 psf) and a near-doubling in value, meaning owners saw massive equity upside. Their rental income also rose substantially (~58%), keeping their cash yields around 2.5%. While the yield percentage is lower than smaller units, the total rental income in dollar terms for a 3BR is high (and it kept pace enough to maintain yield). An owner of a 3BR who bought in 2015 would not only have enjoyed a massive jump in the property’s market value by 2025, but also steady rental income (which spiked in 2022 and remains strong thanks to family tenant demand).

By contrast, 1-BR units, which investors might consider primarily for rental yield, had the lowest capital growth. Their advantage was stable-to-improving yields (~4%+ by 2025) and easier rentability even during COVID (singles and couples still rented smaller units, though at lower rates). If one’s goal was purely income, the 1-bedroom did OK – but in sheer wealth build-up, the 3-BR wins. The 2-BR units offered a middle ground – solid capital growth (~56%) and moderate yields (~3%), making them a balanced investment. The “4-BR” premium units also performed very well in capital terms (+64%), but like 3BRs, they had low yields, appealing more to owner-occupiers and long-term investors than yield-focused buyers.

External market events clearly influenced the trajectory of both Botanique at Bartley and its counterpart: The COVID-19 pandemic initially slowed momentum – 2020 saw low sales and slight rent dips. But it also set the stage for a remarkable upswing. Low interest rates, stimulus measures, and shifts in housing preferences (e.g., the need for home offices, which has led people to seek larger homes) created a post-pandemic property boom. Both sale prices and rents at Botanique climbed to record levels by 2022–2023. For instance, many units bought for around $1,200–1,300 psf in 2015 were transacting at above $1,800 psf by 2023. Rents that were ~$3.50 psf in 2019 shot past $5.00 psf in just a few years. – Bartley Ridge, as a benchmark, showed that an older resale can appreciate robustly, too.

In conclusion, Botanique at Bartley’s first 10 years have been very fruitful for the owners. The condo benefited from a generally rising property market, with particularly high growth in the city-fringe segment. All unit types saw significant capital appreciation, with larger homes (3BR/4BR) excelling in value growth. Rental performance was strong as well, especially after the pandemic shock, with small units achieving higher yields. In contrast, big units rode a wave of rental demand that nearly equalised rents between the new and older projects. The best unit type depends on an investor’s goal: for maximum capital gain, the 3-bedroom was king; for highest yield, the 1-bedroom held an edge.

Moving forward, with 2025 marking a more stabilised phase (slower price growth and cooling rent increases), owners can expect more normalised returns. Rental yields at Botanique are likely to remain in the ~3-4% range overall, and future capital upside will depend on broader market conditions, such as interest rate reduction. Nonetheless, the last decade’s performance has firmly established Botanique at Bartley as a highly successful development, outperforming expectations and demonstrating resilience through a pandemic and economic cycles.

Article contributed by Jerry Wong.

Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.

Properties Highlighted In This Article

Articles You May Also Like

Analysis & Insights,Blog

Prima Is Leaving Keppel Road in 2028—What Could Replace Its Historic Flour Mill?

9 October, 2026

Analysis & Insights,Blog

Why Buy an Older Office Tower When Singapore’s Newest Offices Are Commanding Higher Rents?

9 October, 2026

Analysis & Insights,Blog

Singapore Offices Are In Demand—So Why Has Marina One’s S$5.7 Billion Sale Taken So Long?

9 October, 2026

Blog,Guides & Reviews

Vela Bay Unit Types Review: Which Floor Plan Is Best for You?

9 October, 2026