District 21 · Bukit Panjang · OCR
Southaven Ii
Hindhede Walk · Condominium · 999 yrs lease commencing from 1877
Current PSF
$1,557
-12.4% vs district median
Gross yield
2.5%
median rent $4,600/mo
3-year gain
12.8%
Transactions · 5y
30
12 in last 12 months
Nearest MRT
Beauty World Mrt Station · 782.492m
DTL
Future MRT
Turf City Mrt Station
CRL · 2032
Vs local HDB
+169% premium
HDB median $578 psf
Area income
$8,500/mo median
residential zone
En-bloc potential62 / 100
149 years old · composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+10.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
17%
PSF dispersion within project
The neighbourhood
Food
Bukit Timah Interim Hawker Centre And Market · 761m - 2 hawker centres within 1km
Green
Hoover Park (Lor Pisang Hijau Playground) · 355m - 6 parks within 1km
Mall
Bukit Timah Shopping Centre · 601m
Health
Bukit Batok Polyclinic (polyclinic) · 2.8km
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
$1,262
2022
$1,252
-0.8%
2023
$1,541
+23.1%
2024
$1,546
+0.3%
2025
$1,547
+0.1%
2026
$1,738
+12.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $3.76 | 2.9% | 22 |
| 2BR | $3,700/mo | $3.52 | 2.7% | 52 |
| 3BR | $4,550/mo | $3.14 | 2.4% | 168 |
| 4BR | $5,500/mo | $2.34 | 1.8% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,770,000 | 1,539 | $1,800 | 06-10 |
| Mar 2026 | $2,200,000 | 1,313 | $1,675 | 01-05 |
| Nov 2025 | $2,680,000 | 1,539 | $1,741 | 06-10 |
| Nov 2025 | $2,400,000 | 1,442 | $1,664 | 01-05 |
| Nov 2025 | $1,890,000 | 1,119 | $1,688 | 06-10 |
| Oct 2025 | $2,200,000 | 1,421 | $1,548 | 01-05 |
| Sept 2025 | $5,380,000 | 5,468 | $984 | 06-10 |
| Sept 2025 | $3,050,000 | 3,068 | $994 | 06-10 |
| Sept 2025 | $2,750,000 | 1,539 | $1,787 | 06-10 |
| Sept 2025 | $2,550,000 | 1,539 | $1,657 | 01-05 |
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More in District 21
The HDB blocks next door
The entry point, measured: what the resale flats around Southaven Ii actually sell for - this project trades at 1.7× the nearest block’s PSF.