District 23 · Bukit Panjang · OCR
Chestervale
Bangkit Road · Executive Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,028
-32.0% vs district median
Gross yield
3.4%
median rent $4,200/mo
3-year gain
12.4%
Transactions · 5y
52
4 in last 12 months
Nearest MRT
Bukit Panjang Mrt Station · 1,445.347m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+78% premium
HDB median $578 psf
Area income
$8,500/mo median
residential zone
En-bloc potential48 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts 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
7%
PSF dispersion within project
The neighbourhood
P1 ring
Zhenghua Primary School 552m · Phase 2C 0.8× · Beacon Primary School 648m · Phase 2C 0.4× · Bukit Panjang Primary School 764m · Phase 2C 1.3× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greenridge Secondary School · 1.2km
Food
Bukit Panjang Hawker Centre · 231m
Green
Almond Crescent Pg · 613m - 6 parks within 1km
Mall
Fajar Shopping Centre · 730m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 1.7km
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,012 psf - 5% above units on floors 1–5 ($964 psf).
Price trend average PSF by year
2021
$718
2022
$840
+17%
2023
$901
+7.3%
2024
$967
+7.3%
2025
$1,037
+7.2%
2026
$1,013
-2.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $3,800/mo | $2.62 | 3.1% | 64 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $1,240,000 | 1,259 | $985 | 06-10 |
| Jan 2026 | $1,310,000 | 1,259 | $1,040 | 06-10 |
| Sept 2025 | $1,520,000 | 1,399 | $1,086 | 06-10 |
| Aug 2025 | $1,410,000 | 1,410 | $1,000 | 06-10 |
| Jul 2025 | $1,518,888 | 1,410 | $1,077 | 11-15 |
| Jun 2025 | $1,300,000 | 1,259 | $1,032 | 11-15 |
| Jun 2025 | $1,250,000 | 1,259 | $993 | 06-10 |
| May 2025 | $1,380,000 | 1,432 | $964 | 01-05 |
| Apr 2025 | $1,280,000 | 1,259 | $1,016 | 11-15 |
| Mar 2025 | $1,530,000 | 1,410 | $1,085 | 06-10 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Chestervale actually sell for - this project trades at 2.1× the nearest block’s PSF.