District 23 Property Market: Resale prices, tenure, supply and buyer and seller considerations

Not one market

District 23 runs from Hillview and Dairy Farm through Bukit Panjang and Bukit Batok to Choa Chu Kang and Yew Tee. URA places almost all of it in the Outside Central Region: 798 of the 805 resales in the 12 months to September 2026.

It has seven groups of home: freehold and 999-year developments, private 99-year developments of three lease eras, and executive condominiums of three lease eras. Freehold and 999-year homes made 148 of the resales, 89 of them on Hillview Avenue. Private 99-year homes made 469. Executive condominiums made 188, or 23%.

The seven groups differ in size and in price per square foot, so the figures below are given for each group, and no single price is given for the district as a whole. Six of the seven had median prices between $1.20M and $1.56M; freehold and 999-year homes, at $2.06M, stood apart.

Stock profile

What sold each year

In the four full years from 2022 to 2025, resales ran between 849 and 1,052 a year. New sales were highest in 2024, at 1,058.

Resale prices by tenure and lease era

Freehold and 999-year homes had the highest median price, $2.06M, at a median size of 1,276 sq ft. Private 99-year homes with leases before 2000 had the lowest, $1.20M, at 1,163 sq ft. That is a figure for the group, and it does not mean the oldest leases held the cheapest homes: among developments with at least five resales, the five with the lowest median prices, from $789,000 to $939,000, are developments of small homes on leases from 2010 to 2013. The older group's median price per square foot, $1,062, and that of executive condominiums with leases before 2000, $1,053, were the lowest of the seven groups.

As a group, private homes with leases from 2015 had the highest median price per square foot, $1,841, at a median size of 710 sq ft. That group is mostly one development: Midwood made 54 of its 85 resales.

Three other groups lean on one development. Yew Mei Green made 16 of the 26 resales of executive condominiums with leases before 2000, and Sol Acres 71 of the 133 with leases from 2000 to 2014. Three executive condominiums have leases from 2015, but all 29 resales in that group were at iNz Residence; the other two, Altura and Lumina Grand, recorded only sales by their developers.

The private group with leases from 2000 to 2014 is not uniform. Its developments with leases from 2000 to 2008 made 66 resales in six developments at a median size of 1,211 sq ft and $1,227 per square foot. Those with leases from 2009 to 2014 made 175 resales in nine developments at a median size of 710 sq ft and $1,544 per square foot. Five of those nine, with median sizes of 474 to 624 sq ft, made 120 of the 175; two others, Tree House and Foresque Residences, had median sizes above 1,100 sq ft.

What each size cost: private homes

What each size cost: executive condominiums

At 800 to 1,199 sq ft, the band with the most resales, the medians were $1.08M for private homes with leases before 2000, $1.38M for leases from 2000 to 2014, $1.70M for leases from 2015 and $1.68M for freehold and 999-year homes. Executive condominiums with leases from 2000 to 2014 and from 2015 both had a median of $1.51M.

Some cells in these two tables are half or more one development. All 16 resales under 500 sq ft with leases from 2000 to 2014 were at Hillion Residences. With leases from 2015, Midwood made 12 of the 17 under 500 sq ft and 28 of the 35 at 500 to 799 sq ft, and Le Quest 15 of the 29 at 800 to 1,199 sq ft. Among executive condominiums, Yew Mei Green made 14 of the 24 at 1,200 to 1,599 sq ft with leases before 2000, Sol Acres all 5 under 500 sq ft and 25 of the 26 at 500 to 799 sq ft with leases from 2000 to 2014, and iNz Residence all 24 at 800 to 1,199 sq ft with leases from 2015.

Where the resales are

Sol Acres, an executive condominium, had 71 resales, 9% of the district's total, and Midwood 54. The five developments with the most resales made 26% of them and the top ten 40%. Twenty of the 65 developments with a resale had fewer than five.

Every sale on record for a development is on the Property Research page. The five with the most resales: Sol Acres, Midwood, iNz Residence, Kingsford Hillview Peak and Hillion Residences.

Disclosure: James Wong has sold a home in Sol Acres. Its record: Sol Acres.

What a given budget bought here, group by group, is examined in District 23 private condos at $1M to $2M: leases from 2009 had a median home 24% to 39% smaller than earlier leases.

What developers are selling

Developers sold 288 homes in the 12 months, in seven developments. Narra Residences made 214 of them at a median of $2,165 per square foot and $1.54M. The Myst made 46 and Hillhaven 13. Two executive condominiums, Altura and Lumina Grand, made 10 between them.

Disclosure: James Wong markets new units at Narra Residences, one of the developments in this table.

These are not like for like with resales: a new sale may be of a home that is not yet completed, and an executive condominium is sold by its developer only to buyers who meet HDB's conditions. For reference, the median resale price per square foot of private homes with leases from 2015 was $1,841.

What this page does not cover

Future Government Land Sales sites, en-bloc redevelopments and launches that have not yet recorded a sale are not listed here. The table shows only developments in which URA has recorded a developer's sale in the period.

MRT and LRT

Seven MRT stations that are open have postal codes in District 23. Bukit Batok, Bukit Gombak, Choa Chu Kang and Yew Tee are on the North-South Line. Bukit Panjang, Cashew and Hillview are on the Downtown Line. SLA's list also has 13 stations of the Bukit Panjang LRT in the district.

SLA's address list already carries a Jurong Region Line station at Choa Chu Kang that is not yet open. LTA said in a news release of 4 March 2026 that Stage 1 of the Jurong Region Line will open around mid-2028.

A station being in the district says nothing about how far it is from a given home. Check the walking route from the address itself.

Primary schools

MOE's school directory lists 21 primary schools with postal codes in District 23: Beacon Primary School, Bukit Panjang Primary School, Bukit View Primary School, CHIJ Our Lady Queen of Peace (girls), Chua Chu Kang Primary School, Concord Primary School, Dazhong Primary School, De La Salle School, Greenridge Primary School, Keming Primary School, Kranji Primary School, Lianhua Primary School, Princess Elizabeth Primary School, South View Primary School, St. Anthony's Primary School, Teck Whye Primary School, Unity Primary School, West Spring Primary School, West View Primary School, Yew Tee Primary School and Zhenghua Primary School.

A postal district is not a school catchment. Check the home's own address against MOE's current Primary 1 registration rules before relying on a school.

• It may help to settle on a group before comparing prices. At 800 to 1,199 sq ft, private 99-year homes had medians of $1.08M, $1.38M and $1.70M for leases before 2000, from 2000 to 2014 and from 2015.
• Compare the total price as well as the price per square foot. Private homes with leases from 2015 had the highest median price per square foot as a group, $1,841, at a median size of 710 sq ft; those with leases before 2000 had $1,062 at 1,163 sq ft.
• Most of the freehold and 999-year resales were on one street, Hillview Avenue. A freehold home elsewhere in the district has fewer sales to compare with.
• For a 99-year home with an older lease, ask CPF Board and your bank early whether the remaining lease affects the CPF you may use and the loan you can get.

• A district-wide figure is unlikely to describe your home. The median price per square foot of the seven groups ranged from $1,053 to $1,841.
• Buyers on a fixed budget may be comparing your home with a very different one in the same price range. The analysis linked on this page shows what each range bought.
• Developers' sales in the district are a reference buyers may have seen. Narra Residences sold 214 new units in the same 12 months at a median of $2,165 per square foot.