District 23 · Bukit Panjang · OCR
Maysprings
Petir Road · Apartment · 99 yrs lease commencing from 1994
Current PSF
$1,196
-20.8% vs district median
Gross yield
3.5%
median rent $3,500/mo
3-year gain
10.6%
Transactions · 5y
134
18 in last 12 months
Nearest MRT
Bukit Panjang Mrt Station · 294.427m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+107% premium
HDB median $578 psf
Area income
$8,500/mo median
residential zone
En-bloc potential45 / 100
32 years old · composite of plot use, age, tenure, value gap & size
Lease decay67 years left
worth 84.2%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.8%
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
Zhenghua Primary School 737m · Phase 2C 0.8× · Bukit Panjang Primary School 787m · Phase 2C 1.3× balloted · West View Primary School 800m · Phase 2C 0.5× · Big Heart Student Care (West View Primary School) 800m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greenridge Secondary School · 197m
Food
Bukit Panjang Hawker Centre · 1.0km
Green
Hazel Pk Os · 624m - 6 parks within 1km
Mall
Hillion Mall · 142m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 703m
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%
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 $1,175 psf - 10% above units on floors 1–5 ($1,069 psf).
Price trend average PSF by year
2021
$891
2022
$976
+9.5%
2023
$1,084
+11.1%
2024
$1,158
+6.8%
2025
$1,182
+2.1%
2026
$1,199
+1.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $3.37 | 3.4% | 285 |
| 3BR | $4,100/mo | $3.04 | 3.0% | 206 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,050,000 | 807 | $1,301 | 06-10 |
| May 2026 | $1,650,000 | 1,313 | $1,256 | 06-10 |
| May 2026 | $1,160,000 | 915 | $1,268 | 06-10 |
| May 2026 | $1,125,000 | 818 | $1,375 | 11-15 |
| Apr 2026 | $1,410,000 | 1,335 | $1,056 | 06-10 |
| Apr 2026 | $1,360,000 | 1,324 | $1,027 | 01-05 |
| Feb 2026 | $1,550,000 | 1,292 | $1,200 | 16-20 |
| Jan 2026 | $1,520,000 | 1,302 | $1,167 | 06-10 |
| Jan 2026 | $1,388,888 | 1,292 | $1,075 | 11-15 |
| Jan 2026 | $1,205,000 | 915 | $1,317 | 16-20 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Maysprings actually sell for - this project trades at 1.7× the nearest block’s PSF.