District 23 · Bukit Batok · OCR
The Jade
Bukit Batok Central Link · Condominium · 99 yrs lease commencing from 2001
Current PSF
$1,411
-6.6% vs district median
Gross yield
3.2%
median rent $4,375/mo
3-year gain
11.5%
Transactions · 5y
40
11 in last 12 months
Nearest MRT
Bukit Batok Mrt Station · 59.626m
NSL
Future MRT
Bukit Batok West Mrt Station
JRL · 2028
Vs local HDB
+127% premium
HDB median $621 psf
Area income
$8,500/mo median
residential zone
En-bloc potential34 / 100
25 years old · composite of plot use, age, tenure, value gap & size
Lease decay74 years left
worth 88.0%of freehold today (Bala’s Table) · loses ~5.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.4%
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
Bukit View Primary School 633m · Phase 2C 0.5× · Lianhua Primary School 824m · Phase 2C 0.1× · Knowledge Park Educare Pte Ltd (Keming Primary School) 894m · Princess Elizabeth Primary School 912m · Phase 2C 5.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bukit View Secondary School · 517m
Food
Bukit Batok West Hawker Centre · 1.0km
Green
Bukit Batok Town Park · 1.0km
Mall
West Mall · 119m
Health
Bukit Batok Polyclinic (polyclinic) · 355m
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
Price trend average PSF by year
2021
$1,070
2022
$1,176
+9.9%
2023
$1,275
+8.4%
2024
$1,326
+4%
2025
$1,386
+4.5%
2026
$1,422
+2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $3.81 | 3.2% | 132 |
| 3BR | $5,000/mo | $3.70 | 3.1% | 97 |
| 4BR | $6,000/mo | $3.64 | 3.1% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,900,000 | 1,335 | $1,424 | 01-05 |
| Apr 2026 | $1,998,000 | 1,335 | $1,497 | 26-30 |
| Mar 2026 | $2,200,000 | 1,475 | $1,492 | 11-15 |
| Mar 2026 | $1,380,000 | 1,012 | $1,364 | 26-30 |
| Jan 2026 | $1,350,000 | 1,012 | $1,334 | 11-15 |
| Dec 2025 | $1,950,000 | 1,335 | $1,461 | 21-25 |
| Oct 2025 | $2,380,000 | 1,615 | $1,474 | 26-30 |
| Sept 2025 | $1,345,000 | 1,012 | $1,329 | 21-25 |
| Aug 2025 | $2,120,000 | 1,475 | $1,438 | 06-10 |
| Aug 2025 | $1,988,888 | 1,475 | $1,349 | 06-10 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around The Jade actually sell for - this project trades at 2.8× the nearest block’s PSF.