District 23 · Bukit Panjang · OCR
Hillion Residences
Jelebu Road · Apartment · 99 yrs lease commencing from 2013
Current PSF
$1,800
+19.1% vs district median
Gross yield
4.1%
median rent $3,000/mo
3-year gain
3.3%
Transactions · 5y
145
27 in last 12 months
Nearest MRT
Bukit Panjang Mrt Station · 224.067m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+211% premium
HDB median $578 psf
Area income
$8,500/mo median
commercial zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+5.8%
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
West View Primary School 688m · Phase 2C 0.5× · Big Heart Student Care (West View Primary School) 688m · Zhenghua Primary School 707m · Phase 2C 0.8× · Bukit Panjang Primary School 861m · Phase 2C 1.3× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greenridge Secondary School · 319m
Food
Senja Hawker Centre · 1.0km
Green
Phoenix Park · 746m - 6 parks within 1km
Mall
Hillion Mall · 65m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 598m
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%
Price trend average PSF by year
2021
$1,528
2022
$1,597
+4.5%
2023
$1,720
+7.7%
2024
$1,739
+1.1%
2025
$1,819
+4.6%
2026
$1,777
-2.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,700/mo | $4.93 | 3.3% | 204 |
| 3BR | $5,350/mo | $4.65 | 3.1% | 14 |
| 4BR | $6,100/mo | $4.21 | 2.8% | 11 |
| 5BR | $10,500/mo | $4.12 | 2.7% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,238,000 | 1,163 | $1,925 | 16-20 |
| Jul 2026 | $838,000 | 474 | $1,769 | 06-10 |
| Jun 2026 | $1,400,000 | 710 | $1,971 | 16-20 |
| Jun 2026 | $838,000 | 474 | $1,769 | 16-20 |
| May 2026 | $1,340,000 | 710 | $1,886 | 06-10 |
| May 2026 | $800,000 | 463 | $1,728 | 06-10 |
| Apr 2026 | $2,610,000 | 1,356 | $1,924 | 21-25 |
| Mar 2026 | $840,000 | 549 | $1,530 | 06-10 |
| Feb 2026 | $868,000 | 549 | $1,581 | 06-10 |
| Feb 2026 | $830,000 | 463 | $1,793 | 11-15 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Hillion Residences actually sell for - this project trades at 2.2× the nearest block’s PSF.