District 23 · Bukit Batok · OCR
Hillsta
Phoenix Road · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,331
-11.9% vs district median
Gross yield
4.0%
median rent $3,050/mo
3-year gain
-0.9%
Transactions · 5y
122
19 in last 12 months
Nearest MRT
Bukit Panjang Mrt Station · 629.05m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+114% premium
HDB median $621 psf
Area income
$8,500/mo median
residential zone
En-bloc potential32 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.2%
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
Teck Whye Primary School 864m · Phase 2C 0.2× · Shg Student Care (Teck Whye Primary School) 864m · West View Primary School 904m · Phase 2C 0.5× · Big Heart Student Care (West View Primary School) 904m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Chua Chu Kang Secondary School · 770m
Food
Senja Hawker Centre · 1.3km
Green
Phoenix Park · 112m - 4 parks within 1km
Mall
Teck Whye Shopping Centre · 596m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 800m
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 $1,370 psf - 3% above units on floors 1–5 ($1,331 psf).
Price trend average PSF by year
2021
$1,139
2022
$1,202
+5.5%
2023
$1,324
+10.1%
2024
$1,324
+0%
2025
$1,369
+3.4%
2026
$1,312
-4.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,700/mo | $4.91 | 4.4% | 96 |
| 2BR | $3,350/mo | $3.94 | 3.6% | 176 |
| 3BR | $4,200/mo | $4.00 | 3.6% | 51 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,738,888 | 1,206 | $1,442 | 16-20 |
| Jun 2026 | $3,030,000 | 3,369 | $899 | - |
| Jun 2026 | $1,016,000 | 753 | $1,348 | 06-10 |
| May 2026 | $1,350,000 | 980 | $1,378 | 06-10 |
| May 2026 | $856,000 | 624 | $1,371 | 06-10 |
| Apr 2026 | $760,888 | 527 | $1,443 | 11-15 |
| Mar 2026 | $1,170,000 | 850 | $1,376 | 06-10 |
| Mar 2026 | $1,143,888 | 850 | $1,345 | 01-05 |
| Feb 2026 | $1,190,000 | 850 | $1,399 | 06-10 |
| Jan 2026 | $3,050,000 | 3,369 | $905 | - |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Hillsta actually sell for - this project trades at 2.7× the nearest block’s PSF.