District 23 · Bukit Batok · OCR
Le Quest
Bukit Batok Street 41 · Apartment · 99 yrs lease commencing from 2016
Current PSF
$1,644
+8.8% vs district median
Gross yield
4.2%
median rent $3,500/mo
3-year gain
2.7%
Transactions · 5y
120
28 in last 12 months
Nearest MRT
Bukit Batok Mrt Station · 1,210.124m
NSL
Future MRT
Tengah Park Mrt Station
JRL · 2028
Vs local HDB
+165% premium
HDB median $621 psf
Area income
$8,500/mo median
commercial zone
En-bloc potential24 / 100
10 years old · composite of plot use, age, tenure, value gap & size
Lease decay89 years left
worth 94.3%of freehold today (Bala’s Table) · loses ~3.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Bukit View Primary School (U/C) 295m · Princess Elizabeth Primary School 748m · Phase 2C 5.7× balloted · Big Heart Student Care (Princess Elizabeth Primary School) 748m · Dazhong Primary School 892m · Phase 2C 0.9× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bukit Batok Secondary School · 824m
Food
Bukit Batok West Hawker Centre · 119m
Green
Bukit Batok Town Park · 1.5km
Mall
West Mall · 1.1km
Health
National Healthcare Group Polyclinics (Tengah Polyclinic) (polyclinic) · 622m
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 $1,634 psf - 2% below units on floors 1–5 ($1,662 psf).
Price trend average PSF by year
2021
$1,484
2022
$1,535
+3.4%
2023
$1,619
+5.5%
2024
$1,623
+0.2%
2025
$1,616
-0.4%
2026
$1,662
+2.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $6.44 | 4.7% | 163 |
| 2BR | $3,650/mo | $5.62 | 4.1% | 262 |
| 3BR | $4,800/mo | $5.05 | 3.7% | 91 |
| 4BR | $6,500/mo | $4.81 | 3.5% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,710,000 | 980 | $1,746 | 11-15 |
| May 2026 | $1,813,000 | 1,141 | $1,589 | 16-20 |
| May 2026 | $1,660,000 | 980 | $1,695 | 06-10 |
| May 2026 | $1,656,000 | 980 | $1,691 | 01-05 |
| May 2026 | $1,468,000 | 883 | $1,663 | 06-10 |
| May 2026 | $1,200,000 | 710 | $1,689 | 01-05 |
| Apr 2026 | $1,560,000 | 936 | $1,666 | 06-10 |
| Apr 2026 | $805,000 | 495 | $1,626 | 11-15 |
| Apr 2026 | $730,000 | 431 | $1,695 | 01-05 |
| Mar 2026 | $1,405,000 | 883 | $1,592 | 01-05 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Le Quest actually sell for - this project trades at 2.5× the nearest block’s PSF.