District 23 · Bukit Batok · OCR
Merawoods
Hillview Avenue · Condominium · 999 yrs lease commencing from 1885
Current PSF
$1,525
+0.9% vs district median
Gross yield
2.5%
median rent $4,350/mo
3-year gain
7.2%
Transactions · 5y
28
7 in last 12 months
Nearest MRT
Bukit Gombak Mrt Station · 862.651m
NSL
Future MRT
Bukit Batok West Mrt Station
JRL · 2028
Vs local HDB
+146% premium
HDB median $621 psf
Area income
$8,500/mo median
residential zone
En-bloc potential56 / 100
141 years old · composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+4.1%
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
Lianhua Primary School 578m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Hillgrove Secondary School · 761m
Food
Bukit Batok West Hawker Centre · 1.9km
Green
Hillview Crescent Playground · 215m - 7 parks within 1km
Mall
West Mall · 1.3km
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%
Price trend average PSF by year
2021
$1,160
2022
$1,326
+14.3%
2023
$1,405
+6%
2024
$1,430
+1.8%
2025
$1,513
+5.8%
2026
$1,506
-0.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,300/mo | $3.14 | 2.5% | 74 |
| 3BR | $4,250/mo | $3.15 | 2.5% | 114 |
| 4BR | $6,000/mo | $2.93 | 2.3% | 17 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $3,080,000 | 2,045 | $1,506 | 01-05 |
| Dec 2025 | $2,220,000 | 1,421 | $1,562 | 06-10 |
| Nov 2025 | $2,095,000 | 1,345 | $1,557 | 01-05 |
| Nov 2025 | $1,455,000 | 1,001 | $1,453 | 01-05 |
| Oct 2025 | $3,078,000 | 1,938 | $1,589 | 06-10 |
| Oct 2025 | $2,028,000 | 1,345 | $1,507 | 06-10 |
| Oct 2025 | $1,498,888 | 1,001 | $1,497 | 06-10 |
| Jul 2025 | $2,850,000 | 2,002 | $1,424 | 06-10 |
| Jul 2025 | $2,150,000 | 1,421 | $1,513 | 06-10 |
| Nov 2024 | $1,450,000 | 1,001 | $1,448 | 06-10 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Merawoods actually sell for - this project trades at 2.9× the nearest block’s PSF.