District 23 · Bukit Batok · OCR
Guilin View
Bukit Batok Street 52 · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,205
-20.3% vs district median
Gross yield
3.7%
median rent $4,065/mo
3-year gain
12.9%
Transactions · 5y
100
14 in last 12 months
Nearest MRT
Bukit Gombak Mrt Station · 278.823m
NSL
Future MRT
Tengah Park Mrt Station
JRL · 2028
Vs local HDB
+94% premium
HDB median $621 psf
Area income
$8,500/mo median
residential zone
En-bloc potential44 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+9.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Lianhua Primary School 255m · Phase 2C 0.1× · Dazhong Primary School 589m · Phase 2C 0.9× · St. Anthony'S Primary School 973m · Phase 2C 1.5× balloted · Saint Anthony'S Primary School 973m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Hillgrove Secondary School · 369m
Food
Bukit Batok West Hawker Centre · 1.2km
Green
Bukit Batok Town Park · 246m - 5 parks within 1km
Mall
West Mall · 775m
Health
Bukit Batok Polyclinic (polyclinic) · 709m
Who lives in Bukit Batok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
158,030
Median age
41 yrs
49% under 40 · steady
Children 0–9
14,740
▲ 19% since 2015 · future P1 demand
Household size
3.1 avg
Homes
79% HDB
17% condo · 4% landed
Degree holders
33%
residents 15+
Commute
58% transit
22% drive
45 min+ to work
32%
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 $1,196 psf - 8% above units on floors 1–5 ($1,112 psf).
Price trend average PSF by year
2021
$916
2022
$1,000
+9.2%
2023
$1,055
+5.5%
2024
$1,153
+9.3%
2025
$1,211
+5%
2026
$1,191
-1.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $4.00 | 4.0% | 133 |
| 3BR | $4,050/mo | $3.24 | 3.2% | 153 |
| 4BR | $5,000/mo | $2.86 | 2.8% | 38 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,030,000 | 1,701 | $1,194 | 21-25 |
| Jun 2026 | $1,570,000 | 1,259 | $1,247 | 11-15 |
| May 2026 | $1,608,000 | 1,238 | $1,299 | 26-30 |
| May 2026 | $1,000,000 | 861 | $1,161 | 11-15 |
| Apr 2026 | $1,168,888 | 1,195 | $978 | 01-05 |
| Mar 2026 | $1,060,000 | 861 | $1,231 | 21-25 |
| Feb 2026 | $1,780,000 | 1,528 | $1,165 | 11-15 |
| Feb 2026 | $1,520,000 | 1,259 | $1,207 | 01-05 |
| Jan 2026 | $1,560,000 | 1,259 | $1,239 | 11-15 |
| Nov 2025 | $2,000,000 | 1,701 | $1,176 | 06-10 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Guilin View actually sell for - this project trades at 1.9× the nearest block’s PSF.