Bartley in 2026: a finished Bidadari and a closed Circle Line
Updated 2026-10-04
Bartley spent the last decade as a construction address and now sits on the other side of it. Bidadari is complete, the Circle Line loop closed in July 2026, and the 290 homes listed around the station range from freehold terraces to newly minted HDB resale flats. Here is what the area actually offers a buyer or seller today.
What is it like to live near Bartley MRT?
Bartley is a quiet residential pocket on the edge of Serangoon and Toa Payoh, built around a single Circle Line station at 90 Bartley Road. It has no town centre of its own, so daily life runs on the Bidadari estate to the west, Serangoon to the north, and the older industrial and food belt around Tai Seng to the south.
The texture changes within a few hundred metres. North and east of the station sit freehold landed enclaves, including How Sun Drive, bounded by Quemoy Road, Upper Paya Lebar Road and Bartley Road, and the terraces along Jalan Bunga Rampai. West of the station is Bidadari, a 93-hectare planned estate that HDB declared complete on 8 January 2026 after delivering 8,872 flats across 12 projects in four districts: Alkaff, Bartley Heights, Park Edge and Woodleigh.
Where can you get to from Bartley MRT?
Bartley is CC12 on the Circle Line, one stop from Serangoon, where you change to the North East Line and walk straight into NEX. Tai Seng is the other neighbour, and MacPherson, two stops away, gives you the Downtown Line. The station opened on 28 May 2009.
The line itself changed this year. Circle Line Stage 6 opened for passenger service on 12 July 2026, adding Keppel, Cantonment and Prince Edward Road and closing the loop between HarbourFront and Marina Bay. That brings the line to 33 stations and 12 interchanges, and gives Bartley commuters routes into the southern city centre that bypass the crush at City Hall and Raffles Place. LTA bought 23 new trains for the extension, lifting the Circle Line fleet from 64 to 87.
The housing stock: landed enclaves beside leasehold blocks
Hombble currently tracks 290 live listings around Bartley: 193 condominiums, 85 landed homes and 12 HDB flats. That split describes the market better than any single average does.
The leasehold condominiums cluster on the main roads. Bartley Ridge sits on Mount Vernon Road, with Bartley Residences, Botanique at Bartley and The Gazania nearby, and Bartley Vue at Jalan Bunga Rampai, a 115-unit project in two 16-storey blocks that sold out and was slated for completion in July 2026. Public housing supply is thin and young, because the Bidadari flats only reach the resale market as each project clears its five-year minimum occupation period.
How much do homes near Bartley cost?
The average asking price across the 290 live listings is S$3,259,535, on an average size of 1,868 sqft and an average of S$1,922 per sqft. The headline figure is pulled up by the 85 landed houses on the market, not by the condominiums and flats, so read it as a mix effect rather than an entry price.
For context by tier: freehold terraces on Jalan Bunga Rampai have transacted in the region of S$1,700 to S$1,800 psf, the freehold Gazania and Lilium launched at roughly S$2,000 to S$2,100 psf, and Bartley Vue was marketed from S$1.338m for a 657 sqft two-bedroom unit. On the public side, a 1,043 sqft four-room flat at Alkaff Lakeview sold for S$1.368m, or S$1,311 psf, a record for a four-room resale in Toa Payoh. Those early Bidadari sellers bought at S$433,000 to S$550,000 under the 2015 launches.
Schools and everyday amenities
Maris Stella High School, which runs both a primary and a secondary section, is about 220 metres from the station and the closest school to it. Cedar Girls' Secondary is roughly 1 km away, with Paya Lebar Methodist Girls' Primary and Secondary a little beyond that, and Cedar Primary and Bartley Secondary also in the vicinity.
Day-to-day shopping has improved sharply in the past three years. Woodleigh Mall opened in May 2023, and the Woodleigh integrated transport hub, which includes a hawker centre, opened in April 2025. Green space comes from the 13-hectare Bidadari Park, the 1.6 km Bidadari Greenway, and Alkaff Lake, which doubles as a flood-control retention pond.
What is changing next
The near-term supply story is largely finished. Bidadari is built out, Bartley Vue was the last new launch of any scale at the station, and the remaining movement in public housing here is sequencing rather than construction, as Bartley Beacon, Bartley GreenRise and the other recent projects work through their occupation periods.
The longer bet is Paya Lebar Air Base. The roughly 800-hectare site is planned to relocate from the 2030s and be redeveloped with around 150,000 homes, which will progressively lift the building height limits over Districts 14 and 19. Decommissioning is targeted for 2030, but master planning and delivery realistically run into the late 2030s and beyond. Treat it as a reason to hold a property near Bartley, not a reason to overpay for one now.