BUKIT VILLAS is a 82-year balance leasehold development along RASOK DRIVE in District 25 (Woodlands), part of the OCR segment of Singapore's private residential market. The project comprises 22 units and is TOP 2009.
This profile draws on 0 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.
At roughly 17 years from TOP, BUKIT VILLAS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 25 (Woodlands), the immediate context for BUKIT VILLAS 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 0 sales and 71 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BUKIT VILLAS dashboard.
- · OCR · D25 · 22 units
About BUKIT VILLAS
BUKIT VILLAS is a condominium, located at RASOK DRIVE in District 25 (Kranji, Woodgrove) (Outside Central Region), developed by WAN FU INVESTMENTS PTE LTD, comprising 22 residential units, completed in 2009.
With approximately 82 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
BUKIT VILLAS has recorded 71 rental transactions with monthly rents averaging $6,200/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 71 | $6,200/mo | $4,728/mo | $7,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 15 | $5,272/mo |
| 2022 | 14 | $5,496/mo |
| 2023 | 13 | $6,662/mo |
| 2024 | 14 | $6,675/mo |
| 2025 | 12 | $6,921/mo |
| 2026 | 3 | $7,033/mo |
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Competing Condos in District 25
Side-by-side comparison against the most actively traded condos in District 25 (Kranji, Woodgrove):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| NORWOOD GRAND | 99 yrs lease commencing from 2023 | 348 | $2,079 psf | 309 |
| PARC ROSEWOOD | 99 yrs lease commencing from 2011 | 689 | $1,208 psf | 270 |
| FORESTVILLE | 99 yrs lease commencing from 2012 | 653 | $1,037 psf | 256 |
| BELLEWOODS | 99 yrs lease commencing from 2013 | 561 | $1,175 psf | 214 |
| TWIN FOUNTAINS | 99 yrs lease commencing from 2012 | 418 | $1,099 psf | 162 |
Location Map
Map shows BUKIT VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BUKIT VILLAS
- Kranji MRT
Nearby MRT Stations
BUKIT VILLAS is 1.3 km from Kranji MRT (North-South Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Kranji | NS7 | North-South Line | 1.3 km |
Adequate lease horizon. Around 82 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Boutique character. With 22 units, BUKIT VILLAS 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.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
MRT is a commute, not a walk. The nearest station is 1.28km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 0 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: Lease horizon constrains long-hold optionality
- ⚠️ Family with school-age kids: Verify exact 1km/2km school-finder boundaries
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: BUKIT VILLAS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 0 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 VILLAS?
What is the rental yield for BUKIT VILLAS?
Is BUKIT VILLAS freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Rental data: 71 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 VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 302 condo transactions recorded in District 25 over the last 12 months, 93% resale, 7% new 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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HDB Alternatives Nearby
Weighing BUKIT VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
- Choa Chu Kang — 4-room average $559,427 (1.4 km away)