District 23 · Bukit Batok · OCR
Hillview Regency
Bukit Batok East Avenue 2 · Condominium · 99 yrs lease commencing from 2000
Current PSF
$1,183
-21.7% vs district median
Gross yield
3.7%
median rent $4,025/mo
3-year gain
9.6%
Transactions · 5y
114
18 in last 12 months
Nearest MRT
Bukit Gombak Mrt Station · 1,084.908m
NSL
Future MRT
Bukit Batok West Mrt Station
JRL · 2028
Vs local HDB
+91% premium
HDB median $621 psf
Area income
$8,500/mo median
residential zone
En-bloc potential42 / 100
26 years old · composite of plot use, age, tenure, value gap & size
Lease decay73 years left
worth 87.5%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-2.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Lianhua Primary School 623m · Phase 2C 0.1× · Keming Primary School 799m · Phase 2C 1.6× balloted · Knowledge Park Educare Pte Ltd (Keming Primary School) 870m · Bukit View Primary School 939m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Hillgrove Secondary School · 712m
Food
Bukit Batok West Hawker Centre · 2.0km
Green
Hillview Crescent Playground · 394m - 7 parks within 1km
Mall
West Mall · 1.1km
Health
Bukit Batok Polyclinic (polyclinic) · 1.3km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,194 psf - 8% above units on floors 1–5 ($1,101 psf).
Price trend average PSF by year
2021
$921
2022
$1,012
+9.9%
2023
$1,092
+7.9%
2024
$1,150
+5.3%
2025
$1,170
+1.7%
2026
$1,197
+2.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.68 | 3.7% | 122 |
| 3BR | $4,100/mo | $3.57 | 3.6% | 164 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,420,000 | 1,130 | $1,256 | 21-25 |
| May 2026 | $1,428,000 | 1,109 | $1,288 | 16-20 |
| Apr 2026 | $1,375,000 | 1,130 | $1,217 | 21-25 |
| Apr 2026 | $1,315,000 | 1,109 | $1,186 | 11-15 |
| Apr 2026 | $1,010,000 | 904 | $1,117 | 06-10 |
| Mar 2026 | $1,420,000 | 1,195 | $1,188 | 16-20 |
| Mar 2026 | $1,360,000 | 1,173 | $1,159 | 06-10 |
| Mar 2026 | $1,360,000 | 1,195 | $1,138 | 21-25 |
| Mar 2026 | $1,358,000 | 1,130 | $1,202 | 11-15 |
| Jan 2026 | $1,350,000 | 1,109 | $1,218 | 11-15 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Hillview Regency actually sell for - this project trades at 2.2× the nearest block’s PSF.