District 23 · Bukit Batok · OCR
The Madeira
Bukit Batok Street 31 · Condominium · 99 yrs lease commencing from 2000
Current PSF
$1,194
-21.0% vs district median
Gross yield
3.4%
median rent $4,090/mo
3-year gain
7.4%
Transactions · 5y
70
11 in last 12 months
Nearest MRT
Bukit Gombak Mrt Station · 269.578m
NSL
Future MRT
Tengah Park Mrt Station
JRL · 2028
Vs local HDB
+92% premium
HDB median $621 psf
Area income
$8,500/mo median
residential zone
En-bloc potential42 / 100
26 years old · composite of plot use, age, tenure, value gap & size
Lease decay73 years left
worth 87.5%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-3.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Dazhong Primary School 190m · Phase 2C 0.9× · Lianhua Primary School 651m · Phase 2C 0.1× · St. Anthony'S Primary School 698m · Phase 2C 1.5× balloted · Saint Anthony'S Primary School 698m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Hillgrove Secondary School · 682m
Food
Bukit Batok West Hawker Centre · 868m
Green
Bukit Batok Town Park · 634m
Mall
West Mall · 862m
Health
Bukit Batok Polyclinic (polyclinic) · 668m
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 floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,217 psf - 13% above units on floors 1–5 ($1,080 psf).
Price trend average PSF by year
2021
$869
2022
$993
+14.3%
2023
$1,106
+11.4%
2024
$1,190
+7.6%
2025
$1,196
+0.5%
2026
$1,188
-0.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,700/mo | $3.52 | 3.5% | 70 |
| 3BR | $4,100/mo | $3.04 | 3.1% | 127 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,268,000 | 1,055 | $1,202 | 06-10 |
| Feb 2026 | $1,450,000 | 1,378 | $1,052 | 01-05 |
| Feb 2026 | $1,340,000 | 1,055 | $1,270 | 16-20 |
| Jan 2026 | $1,560,000 | 1,270 | $1,228 | 21-25 |
| Nov 2025 | $1,488,000 | 1,378 | $1,080 | 01-05 |
| Nov 2025 | $1,200,000 | 936 | $1,281 | 06-10 |
| Oct 2025 | $1,538,000 | 1,238 | $1,242 | 21-25 |
| Sept 2025 | $1,500,000 | 1,238 | $1,212 | 11-15 |
| Sept 2025 | $1,208,000 | 936 | $1,290 | 16-20 |
| Aug 2025 | $2,230,000 | 2,034 | $1,096 | 26-30 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around The Madeira actually sell for - this project trades at 2.4× the nearest block’s PSF.