District 23 · Bukit Panjang · OCR
Eco Sanctuary
Chestnut Avenue · Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,621
+7.3% vs district median
Gross yield
3.6%
median rent $3,400/mo
3-year gain
5.7%
Transactions · 5y
108
11 in last 12 months
Nearest MRT
Hillview Mrt Station · 1,435.908m
DTL
Future MRT
Turf City Mrt Station
CRL · 2032
Vs local HDB
+180% premium
HDB median $578 psf
Area income
$8,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-2.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Bukit Panjang Primary School 866m · Phase 2C 1.3× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greenridge Secondary School · 1.5km
Food
Bukit Panjang Hawker Centre · 857m
Green
Zhenghua Nature Park · 171m - 9 parks within 1km
Mall
Dairy Farm Mall · 655m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 2.3km
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 $1,659 psf - 17% above units on floors 1–5 ($1,417 psf).
Price trend average PSF by year
2021
$1,331
2022
$1,388
+4.3%
2023
$1,543
+11.2%
2024
$1,617
+4.8%
2025
$1,638
+1.3%
2026
$1,631
-0.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $4.73 | 3.5% | 32 |
| 2BR | $3,300/mo | $5.08 | 3.8% | 227 |
| 3BR | $4,300/mo | $4.53 | 3.4% | 69 |
| 4BR | $5,400/mo | $4.00 | 3.0% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,250,000 | 753 | $1,659 | 16-20 |
| Jul 2026 | $1,238,000 | 732 | $1,691 | 06-10 |
| Jun 2026 | $1,180,000 | 732 | $1,612 | 06-10 |
| Apr 2026 | $1,780,000 | 1,216 | $1,463 | 01-05 |
| Mar 2026 | $1,715,000 | 990 | $1,732 | 06-10 |
| Mar 2026 | $1,610,000 | 990 | $1,626 | 06-10 |
| Feb 2026 | $825,000 | 506 | $1,631 | 16-20 |
| Dec 2025 | $1,750,000 | 990 | $1,767 | 11-15 |
| Nov 2025 | $1,040,000 | 667 | $1,558 | 06-10 |
| Oct 2025 | $1,768,888 | 990 | $1,786 | 16-20 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Eco Sanctuary actually sell for - this project trades at 3.4× the nearest block’s PSF.