District 23 · Bukit Batok · OCR
Regent Heights
Bukit Batok East Avenue 5 · Condominium · 99 yrs lease commencing from 1995
Current PSF
$1,073
-29.0% vs district median
Gross yield
4.0%
median rent $3,850/mo
3-year gain
5.4%
Transactions · 5y
134
19 in last 12 months
Nearest MRT
Bukit Gombak Mrt Station · 807.965m
NSL
Future MRT
Bukit Batok West Mrt Station
JRL · 2028
Vs local HDB
+73% premium
HDB median $621 psf
Area income
$8,500/mo median
residential zone
En-bloc potential49 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Lianhua Primary School 287m · Phase 2C 0.1× · Keming Primary School 762m · Phase 2C 1.6× balloted · Bukit View Primary School 768m · Phase 2C 0.5× · Knowledge Park Educare Pte Ltd (Keming Primary School) 811m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Hillgrove Secondary School · 336m
Food
Bukit Batok West Hawker Centre · 1.6km
Green
Bukit Batok Town Park · 433m - 5 parks within 1km
Mall
West Mall · 795m
Health
Bukit Batok Polyclinic (polyclinic) · 910m
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 $1,066 psf - 7% above units on floors 1–5 ($997 psf).
Price trend average PSF by year
2021
$797
2022
$886
+11.2%
2023
$1,018
+14.9%
2024
$1,039
+2.1%
2025
$1,076
+3.6%
2026
$1,073
-0.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.33 | 3.7% | 189 |
| 3BR | $4,100/mo | $3.57 | 4.0% | 103 |
| 4BR | $5,800/mo | $2.27 | 2.5% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,250,000 | 1,163 | $1,075 | 01-05 |
| Jun 2026 | $1,075,000 | 1,023 | $1,051 | 21-25 |
| May 2026 | $1,188,000 | 1,023 | $1,162 | 16-20 |
| May 2026 | $1,150,000 | 1,023 | $1,125 | 21-25 |
| Apr 2026 | $1,220,000 | 1,023 | $1,193 | 21-25 |
| Apr 2026 | $1,050,000 | 1,023 | $1,027 | 11-15 |
| Mar 2026 | $1,090,000 | 1,023 | $1,066 | 21-25 |
| Mar 2026 | $1,010,000 | 1,023 | $988 | 01-05 |
| Feb 2026 | $1,038,000 | 1,023 | $1,015 | 21-25 |
| Jan 2026 | $1,350,000 | 1,163 | $1,161 | 06-10 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Regent Heights actually sell for - this project trades at 1.9× the nearest block’s PSF.