District 23 · Bukit Batok · OCR
Midwood
Hillview Rise · Condominium · 99 yrs lease commencing from 2018
Current PSF
$1,898
+25.6% vs district median
Gross yield
3.7%
median rent $3,600/mo
3-year gain
-6.8%
Transactions · 5y
380
55 in last 12 months
Nearest MRT
Hillview Mrt Station · 446.029m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+206% premium
HDB median $621 psf
Area income
$8,500/mo median
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.1%
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
Chij Our Lady Queen Of Peace 606m · Phase 2C 0.7× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greenridge Secondary School · 1.4km
Food
Bukit Panjang Hawker Centre · 1.9km
Green
Lorong Kemunchup Playground · 387m - 9 parks within 1km
Mall
Dairy Farm Mall · 1.3km
Health
Bukit Batok Polyclinic (polyclinic) · 2.1km
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,691 psf (342 sales). At today’s $1,898 psf, they are up 12% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,940 psf - 4% above units on floors 1–5 ($1,863 psf).
Price trend average PSF by year
2021
$1,691
2022
$1,712
+1.2%
2023
$2,026
+18.3%
2024
$1,922
-5.1%
2025
$1,928
+0.3%
2026
$1,889
-2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,100/mo | $6.89 | 4.4% | 143 |
| 2BR | $3,800/mo | $5.85 | 3.7% | 129 |
| 3BR | $4,700/mo | $4.95 | 3.1% | 28 |
| 4BR | $6,300/mo | $5.04 | 3.2% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,550,000 | 786 | $1,973 | 21-25 |
| Jun 2026 | $1,690,000 | 893 | $1,892 | 16-20 |
| Jun 2026 | $1,439,800 | 700 | $2,058 | 21-25 |
| Jun 2026 | $1,405,000 | 689 | $2,040 | 26-30 |
| Jun 2026 | $1,400,000 | 700 | $2,001 | 11-15 |
| Jun 2026 | $1,340,000 | 700 | $1,915 | 01-05 |
| Jun 2026 | $1,158,000 | 635 | $1,823 | 01-05 |
| Jun 2026 | $870,000 | 484 | $1,796 | 06-10 |
| Jun 2026 | $850,000 | 495 | $1,717 | 01-05 |
| May 2026 | $1,905,000 | 990 | $1,924 | 16-20 |
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