District 23 · Bukit Panjang · OCR
Michaels' Residences
Almond Avenue · Semi-detached · 99 yrs lease commencing from 2012
Current PSF
$1,511
+0.0% vs district median
Gross yield
2.6%
median rent $14,000/mo
3-year gain
-6.7%
Transactions · 5y
17
3 in last 12 months
Nearest MRT
Hillview Mrt Station · 1,089.345m
DTL
Future MRT
Turf City Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts 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
19%
PSF dispersion within project
The neighbourhood
P1 ring
Bukit Panjang Primary School 573m · Phase 2C 1.3× balloted · Chij Our Lady Queen Of Peace 772m · Phase 2C 0.7× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greenridge Secondary School · 1.2km
Food
Bukit Panjang Hawker Centre · 826m
Green
Chestnut Close Park · 145m - 9 parks within 1km
Mall
Dairy Farm Mall · 543m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 2.0km
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
Price trend average PSF by year
2021
$1,351
2022
$1,407
+4.1%
2023
$1,619
+15.1%
2025
$1,522
-6%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $5,900,000 | 5,325 | $1,108 | - |
| Nov 2025 | $4,000,000 | 2,224 | $1,799 | - |
| Oct 2025 | $3,700,000 | 2,274 | $1,627 | - |
| Jul 2025 | $3,900,000 | 2,511 | $1,553 | - |
| Dec 2023 | $3,600,000 | 2,224 | $1,619 | - |
| Dec 2022 | $4,100,000 | 2,941 | $1,394 | - |
| Oct 2022 | $3,300,000 | 2,274 | $1,451 | - |
| Aug 2022 | $3,268,888 | 2,237 | $1,461 | - |
| Jun 2022 | $3,800,000 | 2,697 | $1,409 | - |
| Feb 2022 | $3,800,000 | 2,742 | $1,386 | - |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Michaels' Residences actually sell for - this project trades at 3.1× the nearest block’s PSF.