BUKIT 828 is a freehold development along UPPER BUKIT TIMAH ROAD in District 23 (Bukit Panjang / Choa Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 34 units and is an established secondary-market project.
This profile draws on 3 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 23 (Bukit Panjang / Choa Chu Kang), the immediate context for BUKIT 828 is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 3 sales and 40 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BUKIT 828 dashboard.
- Average sale price: $1,312,963 across 3 transactions
- Estimated gross rental yield: 3.4%
- District 23 PSF ranking: Premium tier (top 14%)
- Freehold tenure · OCR · D23 · 34 units
About BUKIT 828
BUKIT 828 is a freehold condominium, located at UPPER BUKIT TIMAH ROAD in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), comprising 34 residential units.
As a freehold property, BUKIT 828 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BUKIT 828:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,790 psf | $1,024,444 |
| 3 BR | 1 | $1,416 psf | $1,890,000 |
Sales Market Overview
BUKIT 828 has recorded 3 sale transactions with an average transaction price of $1,312,963, ranging from $880,000 to $1,890,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,416 psf | $1,890,000 | — |
| 2024 | 1 | $1,739 psf | $880,000 | ↑ 22.8% |
| 2025 | 1 | $1,841 psf | $1,168,888 | ↑ 5.8% |
BUKIT 828 ranks in the top 14% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, BUKIT 828 trades 7.4% above the segment benchmark.
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Rental Market Overview
BUKIT 828 has recorded 40 rental transactions with monthly rents averaging $3,676/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 12 | $4,258/mo | $3,100/mo | $6,500/mo |
| 1 BR | 11 | $2,914/mo | $2,700/mo | $3,250/mo |
| 2 BR | 12 | $3,500/mo | $3,100/mo | $4,500/mo |
| 3 BR | 5 | $4,380/mo | $3,100/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 7 | $4,636/mo |
| 2023 | 6 | $3,650/mo |
| 2024 | 13 | $3,558/mo |
| 2025 | 12 | $3,379/mo |
| 2026 | 2 | $2,950/mo |
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Investment Analysis
Based on average rents and sale prices, BUKIT 828 delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
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 BUKIT 828 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BUKIT 828
- Cashew MRT
- Bukit Panjang MRT
- Bukit Panjang MRT
- Petir MRT
- Phoenix MRT
- Pei Hwa Presbyterian Primary School
- Springdale Primary School
- Fajar Secondary School
Nearby MRT Stations
BUKIT 828 is 500m from Cashew MRT (Downtown Line), with 13 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Cashew | DT2 | Downtown Line | 500m |
| Bukit Panjang | DT1 | Downtown Line | 500m |
| Bukit Panjang | BP6 | Bukit Panjang LRT | 500m |
| Petir | BP7 | Bukit Panjang LRT | 640m |
| Phoenix | BP5 | Bukit Panjang LRT | 790m |
| Ten Mile Junction | BP14 | Bukit Panjang LRT | 790m |
| Pending | BP8 | Bukit Panjang LRT | 910m |
| Senja | BP13 | Bukit Panjang LRT | 1.0 km |
Nearby Schools
There are 12 schools within 2 km of BUKIT 828, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | Primary | 310m |
| Springdale Primary School | Primary | 940m |
| Fajar Secondary School | Secondary | 1.1 km |
| Bukit Panjang Primary School | Primary | 1.2 km |
| Greenridge Secondary School | Secondary | 1.3 km |
| Bukit Panjang Government High School | Secondary | 1.3 km |
| Xishan Primary School | Primary | 1.3 km |
| Unity Primary School | Primary | 1.3 km |
| West Spring Secondary School | Secondary | 1.4 km |
| West Spring Primary School | Primary | 1.4 km |
| Zhenghua Primary School | Primary | 1.7 km |
| Regent Secondary School | Secondary | 2.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Cashew sits about 0.50km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 34 units, BUKIT 828 keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Pei Hwa Presbyterian Primary School sits about 0.31km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 3 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: BUKIT 828 combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 3 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BUKIT 828?
What is the rental yield for BUKIT 828?
Is BUKIT 828 freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 3 transactions analysed
- Rental data: 40 lease records 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 BUKIT 828
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.
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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.
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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 BUKIT 828 against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Panjang — 4-room average $581,903 (250m away), an upgrader gap of about $700,000
- Choa Chu Kang — 4-room average $559,427 (780m away), an upgrader gap of about $700,000
- Bukit Batok — 4-room average $626,224 (1.4 km away), an upgrader gap of about $650,000