Altura stands as one of the most closely watched Executive Condominium launches Singapore has seen in years — and for good reason. Developed by the joint venture TQS Development (Qingjian Realty and Santarli Construction), the 360-unit project at 111 Bukit Batok West Avenue 8 in District 23 set a new benchmark for the EC segment when it launched in August 2023, achieving a record-breaking average of $1,433 psf on launch day — a figure that underscored the intense pent-up demand for affordable homeownership in Singapore's OCR heartland. That record was quickly eclipsed by a single-unit transaction at $1,585 psf just weeks later, cementing Altura's place in EC history. Across six blocks of 15 storeys and a 99-year leasehold tenure commencing 2022, Altura offers Singaporeans one of the last footholds of subsidised private-property pricing in a city where the gap between public housing and fully private condominiums continues to widen.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Executive Condominiums occupy a unique niche in Singapore's housing hierarchy. They are built to private-condominium standards — full facilities, quality finishes, licensed developers — yet sold at a discount to private condos because of HDB-imposed eligibility rules for initial buyers. To purchase a new EC, buyers must meet the Monthly Household Income Ceiling (currently S$16,000), be Singapore Citizens or Permanent Residents in qualifying combinations, and intend to occupy the unit as their primary home. The Minimum Occupation Period (MOP) of five years applies before any resale, and the property only fully privatises after the tenth year of completion — at which point foreign buyers become eligible, typically unlocking a secondary wave of price appreciation. Understanding this timeline is essential context for anyone evaluating Altura. Stamp duty obligations for EC buyers follow the same Additional Buyer's Stamp Duty (ABSD) framework as private condominiums — although first-time Singaporean citizen couples purchasing a new EC enjoy ABSD remission, one of the programme's most meaningful financial advantages. Altura sits in District 23, which encompasses Bukit Batok, Hillview, and the western fringe of the Choa Chu Kang planning area. Historically a mature HDB heartland, the district is undergoing a generational transformation driven by the Tengah eco-corridor, the expansion of ACS International, and most significantly, the forthcoming Jurong Region Line (JRL). According to the Land Transport Authority, the JRL's Phase 1 — spanning Choa Chu Kang to Bahar Junction with branches to Tawas and Boon Lay — is expected to open around mid-2028, with Bukit Batok West station serving as a critical node. The JRL effectively gives western Singapore its own cross-island spine for the first time, reducing dependence on the North-South Line interchange at Jurong East and opening new commute corridors to Nanyang Technological University, the Jurong Lake District, and Boon Lay. For Altura residents, this means a walk-to-rail future that did not exist at point of purchase — a classic infrastructure-led capital appreciation story that Singapore has replicated along the Downtown Line and Thomson-East Coast Line corridors.
We track 358 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ALTURA dashboard.
- Average sale price: $1,722,936 across 358 transactions
- District 23 PSF ranking: Above average (top 35%)
- 99 yrs lease commencing from 2022 · OCR · D23 · 360 units
About ALTURA
ALTURA is a 99 yrs lease commencing from 2022 condominium, located at BUKIT BATOK WEST AVENUE 8 in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by TQS (2) Development Pte Ltd, comprising 360 residential units, completed in 2023.
With approximately 95 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ALTURA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 283 | $1,474 psf | $1,584,527 |
| 4 BR | 75 | $1,490 psf | $2,245,200 |
Sales Market Overview
ALTURA has recorded 358 sale transactions with an average transaction price of $1,722,936, ranging from $1,373,000 to $2,441,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 309 | $1,475 psf | $1,674,893 | — |
| 2024 | 37 | $1,490 psf | $1,961,811 | ↑ 1.0% |
| 2025 | 11 | $1,484 psf | $2,284,455 | ↓ 0.4% |
| 2026 | 1 | $1,568 psf | $1,553,000 | ↑ 5.7% |
ALTURA ranks in the top 35% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, ALTURA trades 4.7% below the segment benchmark.
Loading chart data...
Competing Condos in District 23
Side-by-side comparison against the most actively traded condos in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SOL ACRES | 99 yrs lease commencing from 2014 | 1327 | $1,385 psf | 555 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 564 | $1,732 psf | 532 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 512 | $1,515 psf | 512 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 460 | $1,659 psf | 452 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 386 | $2,053 psf | 388 |
Location Map
Map shows ALTURA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ALTURA
- Bukit Gombak MRT
- Bukit Batok MRT
- Princess Elizabeth Primary School
- Huamin Primary School
- Lianhua Primary School
Nearby MRT Stations
ALTURA is 1.1 km from Bukit Gombak MRT (North-South Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bukit Gombak | NS3 | North-South Line | 1.1 km |
| Bukit Batok | NS2 | North-South Line | 1.5 km |
Nearby Schools
There are 7 schools within 2 km of ALTURA, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Princess Elizabeth Primary School | Primary | 1.0 km |
| Huamin Primary School | Primary | 1.4 km |
| Lianhua Primary School | Primary | 1.4 km |
| Keming Primary School | Primary | 1.5 km |
| Institute of Technical Education (College West) | Tertiary | 1.7 km |
| Fuhua Primary School | Primary | 1.7 km |
| Bukit View Primary School | Primary | 1.8 km |
First-mover JRL advantage. Altura will be among the first completed ECs within practical walking distance of the future Bukit Batok West JRL station. Infrastructure uplift of this kind has historically translated into measurable price appreciation in Singapore's OCR market — when a new MRT line opens, properties within 500 metres routinely command a 5–15% premium over the wider district average, as documented in URA transaction data and academic research on transit-oriented development in Singapore. Early buyers who secured units at launch prices in the $1,300–$1,480 psf range have already positioned themselves ahead of that curve. Use the ROI calculator to model how a JRL-driven valuation lift at privatisation (Year 10, approximately 2032) might affect total returns relative to the upfront purchase cost.
Record-setting market validation. The fact that 61% of Altura's 360 units were sold on a single day — launch day, 5 August 2023 — is not a marketing talking point but a market signal. Over 70% of e-applications came from second-timer applicants, meaning experienced HDB upgraders with equity from prior flat sales were prepared to commit at record EC prices. This cohort is typically among Singapore's most financially calibrated property buyers, and their conviction speaks to Altura's perceived value relative to its private-condo neighbours in the same district. The $266 million land tender price ($661.67 psf ppr) — at the time a competitive bid that raised developer-margin eyebrows — has since been vindicated by transaction outcomes.
Developer pedigree and smart-home DNA. Qingjian Realty has been active in Singapore's EC segment since the mid-2010s, having pioneered smart-home integration with The Visionaire in 2016 — Singapore's first EC with SmartHome features. Subsequent projects including Bellewoods (Woodlands), Visionaire (Canberra), and Forett at Bukit Timah demonstrated consistent delivery quality and above-average resale liquidity. Santarli Construction, the joint-venture partner, brings civil and structural engineering depth with a track record spanning MRT civil contracts and large-scale residential builds. The combined JV de-risks construction and fit-out execution, which is a non-trivial consideration for off-plan EC buyers who must wait out the TOP process. Altura's facilities — 50m lap pool, aqua gym, glamping ground, forest putting, canopy garden, steam room — reflect a lifestyle programme calibrated to the upgrader household with school-age children.
School proximity as an embedded value driver. Altura is within 1 km of ACS (Primary) International, which relocated to Tengah Avenue. The 1 km proximity registration advantage under the MOE Primary One registration framework is an enduring source of demand from young families — a buyer segment with strong purchasing power and long hold horizons. Proximity to Bukit Batok Secondary, Princess Elizabeth Primary, and the planned Tengah schools further broadens the schooling catchment. Run your affordability check factoring in the CPF housing grant available to first-timer EC buyers — grants of up to S$30,000 for qualifying households effectively reduce the net purchase price and improve the TDSR headroom calculation.
Competitive entry pricing relative to comparable private condos. At average launch prices of $1,433 psf, Altura represented a discount of 25–35% to comparable new private condominiums in the wider Bukit Batok–Clementi–West Coast corridor at the same time. Even accounting for the five-year MOP restriction on resale and the delayed privatisation timeline, the spread between EC and private-condo pricing creates a structural margin of safety for value-oriented buyers — particularly when financed efficiently. Pair the mortgage calculator with the total cost of ownership tool to map the complete capital outflow across the ownership horizon.
Liquidity constraints during the MOP. The most significant risk for any EC buyer is the mandatory five-year MOP before the unit may be sold on the open market. During this period, owners cannot divest even if personal circumstances change — redundancy, divorce, relocation — without extraordinary regulatory approval. This illiquidity is categorically different from a private condominium, where resale is unrestricted after purchase. Buyers must stress-test their cash flow across a five-year horizon using realistic assumptions about interest rate movements. Singapore's SORA-linked mortgage rates have demonstrated that floating-rate exposure can add S$400–$800 per month to debt service on a S$1.2 million loan if rates move 150 basis points. Use the refinancing calculator to understand when a rate-lock strategy might outperform a floating-rate package over the full amortisation schedule.
Privatisation timeline and policy risk. Full privatisation — when foreign buyer demand is added to the resale pool — occurs ten years after TOP, approximately 2033 on current TOP estimates. Between MOP (Year 5) and full privatisation (Year 10), the resale market is restricted to Singapore Citizens and Permanent Residents only. Policy changes to the EC framework, ABSD rates, or income ceilings between now and 2033 could materially affect the secondary-market demand that underpins the privatisation premium thesis. Singapore's Ministry of National Development has historically used EC parameters as an active policy lever, and buyers should not treat the privatisation uplift as a guaranteed outcome. The cash flow calculator can model scenarios where the rental yield during the MOP — if granted approval for sub-letting — partially offsets holding costs.
JRL timeline uncertainty. The Jurong Region Line's Phase 1 opening has already been revised from an initial end-2027 estimate to mid-2028, reflecting construction-industry recovery post-COVID. Further delays, while unlikely given the LTA's infrastructure track record, cannot be excluded. Buyers who have priced in the JRL connectivity premium at purchase must hold the unit through the completion of construction, the MOP, and ideally until the line opens — a multi-year dependency that concentrates risk in a single infrastructure variable. If JRL Phase 1 were to face material delays beyond 2029, the secondary-market uplift anticipated by upgraders and investors alike would be deferred rather than eliminated.
99-year leasehold decay and the decoupling calculus. All ECs in Singapore are sold on 99-year leasehold terms, and Altura's lease commenced in 2022. By the time full privatisation is reached in approximately 2033, roughly 11 years of lease will have elapsed. While this is negligible in isolation, buyers holding into the 2040s and beyond will face the standard leasehold decay headwinds that affect resale liquidity and bank valuations. The lease decay calculator models how annual depreciation accelerates once a leasehold property crosses the 60-year mark — a consideration most relevant to investors with a multi-decade horizon. Separately, households considering the decoupling strategy to manage ABSD exposure on a second property purchase should note that EC owners face the same ABSD rules as private-condo owners post-privatisation.
- ✅ HDB upgrader couple, dual income, household income S$12,000–$16,000, first or second EC purchase: Altura's EC pricing at $1,300–$1,585 psf remains structurally below District 23 private condo alternatives. First-timer couples access CPF housing grants and ABSD remission, making the effective acquisition cost competitive. The five-year MOP aligns with typical HDB upgrader hold horizons, and the JRL connectivity upgrade arrives before privatisation.
- ✅ Young professional family with school-age or pre-school children prioritising ACS feeder proximity: The 1 km registration radius to ACS (Primary) International is a durable demand anchor for the next decade. Altura's layout mix — predominantly 3- and 4-bedroom units — suits growing families, and the facilities programme (pool, glamping area, putting green) supports the lifestyle expectations of the upgrader demographic.
- ⚠️ EC investor seeking privatisation premium at Year 10 (~2033): The thesis is structurally sound — JRL opening, ACS proximity, and the privatisation-driven foreign-buyer demand unlock — but is subject to a multi-year holding requirement with no liquidity before Year 5. Investors must be comfortable with the MOP illiquidity and ABSD exposure on any concurrent property holding. Model carefully with the ROI and cash flow tools before committing.
- ❌ Cash-constrained buyer seeking sub-$1,200 psf entry: Altura is fully sold at launch prices averaging $1,433 psf. Secondary market transactions reflect current market pricing that may not offer the same quantum of discount to private condominiums that was available at launch. Buyers on tighter budgets should explore whether resale EC pricing in the same corridor — post-MOP units in Bukit Batok Residences or The Visionaire — better fits their total cost envelope.
- ⚠️ Owner-occupier seeking privatised condo with immediate resale flexibility: If resale flexibility within the first five years is a priority — job mobility, family expansion requiring a larger home, or potential relocation — the MOP constraint is a material limitation. A fully private condo in the district would offer greater flexibility, albeit at a higher entry price per square foot.
Altura is a well-priced, well-located Executive Condominium that arrived at precisely the right moment — the last sole EC launch of 2023, backed by credible developers, positioned at the doorstep of Singapore's next major rail line. For eligible upgrader households who can absorb the five-year MOP and model their finances conservatively against a range of interest-rate and resale-price scenarios, Altura represents the kind of structured value opportunity that the EC programme was designed to deliver. The JRL catalyst is real but not yet priced in at the infrastructure level — it remains a future-value driver, not a present-day commuter amenity. Buyers who purchased at launch have a reasonable prospect of seeing that thesis play out between 2028 (JRL opening) and 2033 (full privatisation), provided Singapore's broader property market conditions remain supportive. Those considering the secondary market should run a rigorous return-on-investment and total cost analysis at prevailing resale prices, since the subsidised-discount window that made launch-day pricing so compelling has now closed. Compare against District 23's broader private-condo performance at District 23 analytics and stress-test your financing with the TDSR and mortgage calculators before making a commitment.
FAQ
What is the average price for ALTURA?
What is the rental yield for ALTURA?
Is ALTURA freehold or leasehold?
Who is eligible to buy Altura EC new units?
New EC units may only be purchased by Singapore Citizens (SC) or a mix of SC and Permanent Residents forming a family nucleus. The household's combined gross monthly income must not exceed S$16,000. At least one applicant must be a Singapore Citizen, and at least one other occupier must be an SC or PR. Singles purchasing alone are not eligible for new EC launches; however, singles aged 35 and above may purchase resale EC units after the five-year MOP has been served. First-timer applicants are eligible for CPF housing grants of up to S$30,000, subject to income and resale conditions.
What is the Minimum Occupation Period (MOP) for Altura, and when does it expire?
The MOP for all Executive Condominiums is five years, measured from the date the keys are collected (TOP). Altura received its Temporary Occupation Permit in 2025. This means the MOP is expected to expire around 2030, after which units may be sold to other Singapore Citizens and Permanent Residents on the open resale market. The property will be fully privatised — eligible for purchase by foreigners and corporate entities — approximately ten years after TOP, around 2035.
When will the Jurong Region Line reach Bukit Batok West, and how does it affect Altura?
The Jurong Region Line (JRL) Phase 1, which includes the Bukit Batok West station, is targeted to open around mid-2028 according to the LTA, following a revision from the original end-2027 estimate. Once operational, Altura residents will have a rail-connected commute to Jurong East, Choa Chu Kang, Nanyang Technological University, and the Boon Lay interchange — substantially improving western Singapore's connectivity. Infrastructure analysts and property market observers broadly expect transit-proximate OCR properties to benefit from a valuation uplift once the line opens, consistent with historical patterns observed along the Downtown Line and Thomson-East Coast Line corridors.
Can I rent out my Altura unit during the MOP?
No. EC owners cannot rent out the entire unit during the five-year MOP. However, individual rooms within the unit may be rented out to non-family members subject to HDB's prevailing subletting rules, provided the owner continues to occupy the unit. Full-unit subletting is only permissible after the MOP has been served and HDB approval obtained. Any breach of occupation requirements during the MOP can result in serious regulatory consequences, including compulsory acquisition by HDB. Always verify the latest HDB policy guidelines before subletting any portion of the unit.
How does Altura's pricing compare to surrounding private condominiums?
At the August 2023 launch, Altura achieved an average price of approximately $1,433 psf, with the highest transacted unit reaching $1,585 psf — a record for an EC at that time. Comparable new-launch private condominiums in the broader Bukit Batok, Buona Vista, and Clementi corridor were transacting in the $1,800–$2,200 psf range during the same period, representing a discount of 25–35% for EC buyers. On the secondary market, buyers should run a live comparison using the District 23 price analytics page to assess current spreads, as resale EC pricing may have narrowed the gap since launch.
Is Altura a good investment for capital appreciation?
Whether Altura suits an investment thesis depends on individual circumstances, holding capacity, and risk tolerance. The structural drivers — JRL connectivity, ACS school proximity, EC privatisation premium, and the OCR upgrader pipeline — are credible but play out over a long horizon of 5–10 years. Launch-day buyers who secured units at $1,300–$1,480 psf have a meaningful buffer against downside risk. Secondary market buyers should model their returns carefully using the ROI calculator at current resale prices, accounting for the remaining MOP, stamp duty (ABSD for non-first-timers), financing costs, and the estimated privatisation-year value. This article does not constitute financial advice — consult a licensed property professional and financial adviser before making any investment decision.
What facilities does Altura offer, and how does it compare to other ECs in the area?
Altura provides a comprehensive facilities suite across its 12,449 sq m site, including a 50m lap pool, aqua gym, clubhouse, tennis court, glamping ground, canopy garden, forest putting green, steam room, and a playground. This programme is broadly in line with comparable Qingjian-developed ECs such as The Visionaire and Bellewoods, both of which received positive resident feedback on facilities upkeep and property management. Compared to older resale ECs in the Bukit Batok corridor, Altura's newer vintage (99-year lease from 2022) and full facilities translate to meaningful advantages in liveability and lending valuation for future mortgagors at resale.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 358 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for ALTURA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,234 condo transactions recorded in District 23 over the last 12 months, 75% resale, 23% new sale, 3% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
Loading chart data...
Price Index Check
The ShiokNest Price Index for District 23 reads 128.2 as of June 2026 — up 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
Upcoming Supply Pipeline
1 active Government Land Sales site in District 23 could add roughly 185 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Dairy Farm Walk | — | ~185 | Reserve | Available |
HDB Alternatives Nearby
Weighing ALTURA against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Batok — 4-room average $626,224 (100m away), an upgrader gap of about $1,100,000
- Choa Chu Kang — 4-room average $559,427 (1.4 km away), an upgrader gap of about $1,150,000