District 23 · Bukit Panjang · OCR
Bukit 828
Upper Bukit Timah Road · Apartment · Freehold
Current PSF
$1,811
+19.9% vs district median
Gross yield
3.4%
median rent $2,950/mo
3-year gain
0.0%
Transactions · 5y
4
1 in last 12 months
Nearest MRT
Bukit Panjang Mrt Station · 614.207m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+213% premium
HDB median $578 psf
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
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
1%
PSF dispersion within project
The neighbourhood
P1 ring
Bukit Panjang Primary School 701m · Phase 2C 1.3× balloted · Chij Our Lady Queen Of Peace 931m · Phase 2C 0.7× · Zhenghua Primary School 958m · Phase 2C 0.8× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greenridge Secondary School · 218m
Food
Bukit Panjang Hawker Centre · 1.1km
Green
Hazel Pk Os · 248m - 8 parks within 1km
Mall
Hillion Mall · 509m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 1.0km
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2022
$1,416
2024
$1,739
+22.8%
2025
$1,841
+5.9%
2026
$1,811
-1.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $5.09 | 3.4% | 11 |
| 2BR | $3,400/mo | $5.23 | 3.5% | 12 |
| 3BR | $4,200/mo | $4.42 | 2.9% | 5 |
Recent transactions URA, latest 4
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,150,000 | 635 | $1,811 | 01-05 |
| Apr 2025 | $1,168,888 | 635 | $1,841 | 01-05 |
| Feb 2024 | $880,000 | 506 | $1,739 | 01-05 |
| Feb 2022 | $1,890,000 | 1,335 | $1,416 | 06-10 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Bukit 828 actually sell for - this project trades at 3.0× the nearest block’s PSF.