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District 23 · OCR · Outside Central Region

District 23 — Bukit Batok, Bukit Panjang, Choa Chu Kang

The nature-access district. $1,558 psf across 541 transactions, with Hillview's condo cluster pricing above the Choa Chu Kang end by a clear margin.

Bukit BatokBukit PanjangChoa Chu KangHillviewDairy Farm

Figures pulled 23 July 2026 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices.

Private condo

$1,664 psf

median $1,490,000

1,075 caveats

HDB 4-room · BUKIT BATOK

$640,000

580 resales

Condo rent

$3,800 / month

948 contracts

MRT

North South, Downtown, LRT

The nature-access district. $1,664 psf across 1,075 transactions, with Hillview’s condo cluster pricing above the Choa Chu Kang end by a clear margin.

What moves price here

  1. Hillview and Dairy Farm price above the rest of the district — nature reserve access and Downtown Line proximity both count.
  2. Choa Chu Kang HDB at $558,000 is among the most affordable, giving this district a very wide internal price range.
  3. The district spans three distinct towns. A single median across Bukit Batok, Bukit Panjang and Choa Chu Kang hides more than it reveals.

Who it suits

Families who want green space and space generally, at a price the central districts can’t approach.

What to check before you commit

  • Which of the three towns your comparable is in
  • LRT versus MRT access — they price differently
  • Age of the Bukit Batok condo stock

Figures pulled 2026-07-23 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices. Caveats lag the live market by a few weeks. Want the numbers for a specific project or block in District 23? Ask me and I’ll pull them.

Can you afford it?

What income does District 23 actually need?

Banks don't test you at the rate they advertise. They test you at the MAS floor of 4%. Here's the gross household income needed to clear that test on a median-priced home here.

Median homePriceLoan at 75%Monthly at 4%Income needed
HDB 4-room resale · BUKIT BATOKMSR 30% cap$640,000$480,000$2,534$8,445
Private condoTDSR 55% cap$1,490,000$1,117,500$5,899$10,725

What this does not include

This is the arithmetic on a median home, nothing more. Your real ceiling moves with existing debt (a car loan bites hard), your CPF balance, your age — which caps loan tenure — citizenship, and how much cash you hold for the portion CPF can't cover. It also assumes a 25-year tenure and no other borrowings. Two households on identical incomes routinely get very different answers.

Run my actual numbers — free

Assumes 75% loan-to-value on a first housing loan, 25-year tenure, and the MAS medium-term interest rate floor of 4% used for TDSR/MSR computation. Income figures are gross monthly household income with no other debt. Frameworks per MAS; property medians from URA caveats and HDB resale registrations.

The private market

Which condos actually trade here.

The district median is an average of very different buildings. These are the projects with the most completed transactions in the last 12 months — the ones you'll actually be comparing against.

ProjectDealsMedian psfTenure
Narra ResidencesNew launch207$2,16599-yr
Midwood69$1,91999-yr
The MystNew launch54$2,04199-yr
Dairy Farm Residences37$1,79499-yr
Hillion Residences33$1,77299-yr
Kingsford . Hillview Peak32$1,46999-yr

One district, 2.2× the price. Parkview Apartments trades at $993 psf (23 deals) while Narra Residences trades at $2,165 psf (207 deals) — both in District 23. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

60 projects transacted in District 23 over the 12 months to July 2026, across 1,075 caveats. Ranked by transaction volume. Median psf per project from URA caveat data — completed transactions, not asking prices. “New launch” marks projects where most deals were new sales from the developer. The high/low comparison above only uses projects with at least 5 transactions, so a one-off sale never sets the range.

Let's run your numbers before you commit.

Tell me where you are — thinking about it, actively looking, or already got an offer on the table. I'll come back with the actual figures for your situation. Free, no obligation, no pressure.

Get my free numbers breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty