District 23 · Bukit Batok · OCR
Hilltop Grove
Hillview Avenue · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,178
-22.0% vs district median
Gross yield
3.2%
median rent $4,250/mo
3-year gain
0.2%
Transactions · 5y
44
4 in last 12 months
Nearest MRT
Bukit Gombak Mrt Station · 821.465m
NSL
Future MRT
Bukit Batok West Mrt Station
JRL · 2028
Vs local HDB
+90% premium
HDB median $621 psf
Area income
$8,500/mo median
residential zone
En-bloc potential45 / 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
Lianhua Primary School 640m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Hillgrove Secondary School · 841m
Food
Bukit Batok West Hawker Centre · 1.9km
Green
Chu Yen Playground · 157m - 6 parks within 1km
Mall
West Mall · 1.4km
Health
Bukit Batok Polyclinic (polyclinic) · 1.4km
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%
Price trend average PSF by year
2021
$875
2022
$962
+9.9%
2023
$1,083
+12.6%
2024
$1,107
+2.2%
2025
$1,138
+2.8%
2026
$1,085
-4.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,100/mo | $2.95 | 3.0% | 17 |
| 3BR | $3,600/mo | $2.88 | 2.9% | 23 |
| 4BR | $4,600/mo | $2.79 | 2.8% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,098,000 | 1,012 | $1,085 | 06-10 |
| Dec 2025 | $1,000,000 | 861 | $1,161 | 06-10 |
| Oct 2025 | $1,470,000 | 1,238 | $1,188 | 06-10 |
| Sept 2025 | $1,100,000 | 861 | $1,277 | 06-10 |
| Jul 2025 | $1,180,000 | 1,012 | $1,166 | 01-05 |
| Mar 2025 | $1,138,000 | 1,270 | $896 | 06-10 |
| Feb 2025 | $1,425,000 | 1,249 | $1,141 | 01-05 |
| Sept 2024 | $1,180,000 | 1,012 | $1,166 | 01-05 |
| Aug 2024 | $1,250,000 | 1,281 | $976 | 01-05 |
| May 2024 | $1,465,000 | 1,238 | $1,184 | 06-10 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Hilltop Grove actually sell for - this project trades at 2.2× the nearest block’s PSF.