District 23 · Bukit Panjang · OCR
Blossom Residences
Segar Road · Executive Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,279
-15.4% vs district median
Gross yield
3.6%
median rent $4,000/mo
3-year gain
8.5%
Transactions · 5y
154
22 in last 12 months
Nearest MRT
Bukit Panjang Mrt Station · 1,450.889m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+121% premium
HDB median $578 psf
Area income
$8,500/mo median
residential zone
En-bloc potential34 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
West Spring Primary School 342m · Phase 2C 0.6× · Greenridge Primary School 450m · Phase 2C 0.3× · Beacon Primary School 779m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Zhenghua Secondary School · 459m
Food
Senja Hawker Centre · 968m
Green
Almond Crescent Pg · 1.8km
Mall
Greenridge Shopping Centre · 586m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 1.3km
Who lives in Bukit Panjang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
138,270
Median age
40 yrs
50% under 40 · getting older
Children 0–9
13,340
▼ 11% since 2015 · future P1 demand
Household size
3.4 avg
Homes
84% HDB
14% condo · 2% landed
Degree holders
29%
residents 15+
Commute
57% transit
23% drive
45 min+ to work
38%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,262 psf - 4% above units on floors 1–5 ($1,208 psf).
Price trend average PSF by year
2021
$950
2022
$1,071
+12.7%
2023
$1,190
+11.1%
2024
$1,241
+4.3%
2025
$1,251
+0.8%
2026
$1,291
+3.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,000/mo | $4.00 | 3.8% | 14 |
| 3BR | $3,800/mo | $3.62 | 3.4% | 53 |
| 4BR | $4,300/mo | $2.97 | 2.8% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,330,000 | 1,055 | $1,261 | 11-15 |
| Jun 2026 | $1,680,000 | 1,335 | $1,259 | 01-05 |
| Jun 2026 | $1,290,000 | 1,076 | $1,198 | 01-05 |
| Jun 2026 | $1,240,888 | 969 | $1,281 | 06-10 |
| May 2026 | $1,720,000 | 1,249 | $1,378 | 11-15 |
| May 2026 | $1,720,000 | 1,249 | $1,378 | 06-10 |
| May 2026 | $1,388,888 | 1,055 | $1,317 | 06-10 |
| Mar 2026 | $1,350,000 | 1,055 | $1,280 | 06-10 |
| Mar 2026 | $1,265,000 | 969 | $1,306 | 06-10 |
| Feb 2026 | $1,350,000 | 1,055 | $1,280 | 16-20 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Blossom Residences actually sell for - this project trades at 2.1× the nearest block’s PSF.