OCR - 4931 transactions in last 3 years
District 23 (Bukit Batok, Bukit Panjang) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.
Last transaction: 2026-06-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | LUMINA GRAND | $1,517 | $1,587 | N/A | 456 | 512 |
| 2 | SOL ACRES | $1,431 | $1,610 | N/A | 383 | - |
| 3 | THE MYST | $2,064 | $2,158 | N/A | 353 | 408 |
| 4 | HILLHAVEN | $2,110 | $2,205 | N/A | 337 | 341 |
| 5 | ALTURA | $1,482 | $1,550 | N/A | 279 | 360 |
| 6 | NARRA RESIDENCES | $2,160 | $2,252 | N/A | 199 | 540 |
| 7 | THE BOTANY AT DAIRY FARM | $2,017 | $2,110 | N/A | 179 | 386 |
| 8 | INZ RESIDENCE | $1,422 | $1,593 | N/A | 140 | - |
| 9 | MIDWOOD | $1,921 | $2,132 | 3.6% | 96 | - |
| 10 | THE ARDEN | $1,808 | $1,889 | 3.4% | 95 | 105 |
| 11 | KINGSFORD . HILLVIEW PEAK | $1,471 | $1,667 | 4.2% | 95 | - |
| 12 | BLOSSOM RESIDENCES | $1,253 | $1,426 | N/A | 95 | - |
| 13 | WANDERVALE | $1,453 | $1,634 | N/A | 89 | - |
| 14 | LE QUEST | $1,634 | $1,825 | 4.1% | 88 | - |
| 15 | HILLION RESIDENCES | $1,772 | $2,000 | 4.0% | 73 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
8 tracked primary schools, including 2 elite-tier.