What's really driving property prices in Singapore's prestigious District 21? In this episode, we go beyond the headlines to uncover a fascinating two-tiered market that has emerged over the past 24 months.

First, we break down the top tier, where brand-new launches like the integrated hub The Reserve Residences and the nature-centric Pinetree Hill are setting record-breaking prices, consistently commanding S$2,500 per square foot and higher. Discover the powerful premiums buyers are willing to pay for hyper-convenience, modern concepts, and proximity to elite schools.

Then, we explore the second tier – the vast and varied resale market. This is where savvy homebuyers and investors can find incredible value. We analyze the pricing spectrum, from sprawling family homes in established 1980s projects transacting for nearly half the price of new builds, to newer freehold condos that bridge the gap.

We'll also unpack the key catalysts set to shape D21's future, including the massive Beauty World rejuvenation project and the unshakable "school effect" that provides a resilient demand floor. Whether you're a homebuyer focused on space and value or an investor chasing capital appreciation, this deep dive provides the essential insights to navigate the dynamic property landscape of Upper Bukit Timah.