Le Quest stands as one of the most genuinely integrated mixed-use condominiums in Singapore’s Outside Central Region, delivering something that is still relatively rare in the west: the ability to walk from your front door directly into a mall, a supermarket, a food court, and a childcare centre without ever touching the street. Developed by Qingjian Realty on a 99-year leasehold tenure commencing 2016, the project occupies a 2.27-hectare site at Bukit Batok West Avenue 6 in District 23, completing in 2020 with 516 residential units stacked across five 12-storey blocks above a two-level retail podium. For families and owner-occupiers who prize daily-life convenience above all else, Le Quest delivers a compelling proposition that has aged well since its launch — and one that is set to strengthen further as the Jurong Region Line (JRL) Phase 1 edges toward its mid-2028 opening.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Bukit Batok has long been perceived as a mature, self-contained HDB heartland town rather than a hotspot for private condominium investment. Le Quest has quietly challenged that perception. When it launched in late 2017, prices hovered in the S$1,100–S$1,250 psf range; by mid-2025, resale transactions were recording S$1,415–S$1,736 psf, with an average of roughly S$1,614 psf and isolated high-floor units breaching S$1,955 psf. The highest single transaction logged stood at approximately S$2.28 million. That trajectory — roughly 30–40 per cent appreciation over five years for early buyers — reflects both the broader OCR price run-up and the project’s scarcity value as the only fully integrated private mixed development in the immediate submarket.
The macro context for District 23 has also shifted substantially. The government’s Tengah new town masterplan is adding approximately 42,000 HDB flats to the area, expanding the resident population that Le Quest’s mall already serves. Meanwhile, the Jurong Lake District (JLD) — Singapore’s second CBD roughly eight minutes by car from Bukit Batok — continues to see office and hospitality investment commitments, reinforcing the long-term employment catchment for west-side residents. For buyers running an affordability calculation today, Le Quest sits meaningfully below RCR benchmarks while offering lifestyle amenities that many CCR projects cannot match in terms of everyday utility. The total cost of ownership calculus over a typical 5–7 year hold also looks attractive given the rental yield signal: current gross yield is estimated at approximately 4.2 per cent, which compares favourably against many mid-tier OCR peers.
We track 118 sales and 727 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LE QUEST dashboard.
- Average sale price: $1,227,673 across 118 transactions
- Estimated gross rental yield: 3.3%
- District 23 PSF ranking: Premium tier (top 18%)
- 99 yrs lease commencing from 2016 · OCR · D23 · 516 units
About LE QUEST
LE QUEST is a 99 yrs lease commencing from 2016 condominium, located at BUKIT BATOK STREET 41 in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), comprising 516 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LE QUEST:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 31 | $1,583 psf | $756,839 |
| 1 BR | 21 | $1,621 psf | $1,060,238 |
| 2 BR | 43 | $1,607 psf | $1,384,692 |
| 3 BR | 23 | $1,615 psf | $1,721,595 |
Sales Market Overview
LE QUEST has recorded 118 sale transactions with an average transaction price of $1,227,673, ranging from $671,500 to $2,280,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,496 psf | $985,565 | — |
| 2022 | 15 | $1,535 psf | $969,020 | ↑ 2.6% |
| 2023 | 23 | $1,619 psf | $1,307,672 | ↑ 5.4% |
| 2024 | 27 | $1,623 psf | $1,255,778 | ↑ 0.3% |
| 2025 | 37 | $1,616 psf | $1,314,819 | ↓ 0.4% |
| 2026 | 10 | $1,651 psf | $1,178,600 | ↑ 2.1% |
LE QUEST ranks in the top 18% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, LE QUEST trades 3.6% above the segment benchmark.
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Rental Market Overview
LE QUEST has recorded 727 rental transactions with monthly rents averaging $3,397/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 96 | $2,509/mo | $1,800/mo | $3,300/mo |
| 1 BR | 207 | $2,770/mo | $2,000/mo | $3,800/mo |
| 2 BR | 302 | $3,516/mo | $2,000/mo | $5,400/mo |
| 3 BR | 99 | $4,604/mo | $3,250/mo | $6,500/mo |
| 4 BR | 23 | $5,985/mo | $3,700/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 127 | $2,675/mo |
| 2022 | 149 | $3,278/mo |
| 2023 | 119 | $3,877/mo |
| 2024 | 134 | $3,530/mo |
| 2025 | 165 | $3,610/mo |
| 2026 | 33 | $3,370/mo |
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Investment Analysis
Based on average rents and sale prices, LE QUEST delivers an estimated gross rental yield of 3.3%. 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 | $1,383 psf | 550 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 564 | $1,731 psf | 528 |
| 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 LE QUEST (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LE QUEST
- Bukit Gombak MRT
- Bukit Batok MRT
- Lianhua Primary School
- Huamin Primary School
- Keming Primary School
Nearby MRT Stations
LE QUEST is 1.2 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 | 1.2 km |
| Bukit Batok | NS2 | North-South Line | 1.2 km |
Nearby Schools
There are 13 schools within 2 km of LE QUEST, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Lianhua Primary School | Primary | 970m |
| Huamin Primary School | Primary | 1.1 km |
| Keming Primary School | Primary | 1.1 km |
| Princess Elizabeth Primary School | Primary | 1.1 km |
| Fuhua Primary School | Primary | 1.3 km |
| Institute of Technical Education (College West) | Tertiary | 1.3 km |
| Rulang Primary School | Primary | 1.7 km |
| CHIJ Our Lady of the Nativity | Primary | 1.7 km |
| Dunearn Secondary School | Secondary | 1.7 km |
| Bukit View Primary School | Primary | 1.7 km |
| Hillgrove Secondary School | Secondary | 1.8 km |
| Dazhong Primary School | Primary | 1.9 km |
The defining strength of Le Quest is vertical integration done properly. The Le Quest Mall occupying the podium levels houses an NTUC FairPrice Finest supermarket, a Koufu food court, approximately 49 retail tenants, 49 food-and-beverage outlets, and a licensed childcare centre — the full suite of daily-life infrastructure that most OCR condos require a car or bus ride to access. Residents report in property forums that grocery runs, weekday lunch breaks, and after-school childcare logistics are all handled within the same building footprint, a quality-of-life multiplier that is disproportionately valuable for dual-income families. This is not a token retail strip; the mall has its own entrance, anchored tenants, and enough critical mass to function as a genuine neighbourhood hub rather than a captive amenity for residents alone.
Connectivity is the second pillar. Bukit Batok MRT on the North-South Line (NSL) sits within comfortable walking distance, providing direct access to Jurong East interchange (seven stops), Bishan (for CCL transfer), and ultimately Orchard or City Hall with no additional transfer. That existing connectivity is about to be layered with a second transit asset: Bukit Batok West MRT Station, one of the Phase 1 stations of the Jurong Region Line, is targeted for opening in mid-2028 following a revised LTA timeline announced in March 2026. When Phase 1 opens, it will link residents to Tengah, Jurong Innovation District, Nanyang Technological University (NTU), and ultimately the broader JRL network covering Choa Chu Kang and Boon Lay. Le Quest’s address at Bukit Batok West Avenue 6 places it squarely within the walking catchment of the upcoming Bukit Batok West station — a transit uplift that is not yet fully priced in.
The unit mix is another strength often overlooked in commentary on Le Quest. Qingjian designed the project with genuine family sizing in mind: 1-bedroom units from 497 sq ft, 2-bedroom variants from 590–717 sq ft, 3-bedroom configurations from 825–1,023 sq ft, and 4-bedroom units from 1,133–1,319 sq ft, plus penthouses. The 3- and 4-bedroom quantum remains accessible relative to equivalent OCR projects closer to Jurong East or Clementi, and the large unit mix drives a stable tenancy profile from families relocating to Singapore’s west on employment passes. Running a return-on-investment estimate using the prevailing rental range and current resale values yields gross yields that remain competitive for the OCR segment. Qingjian Realty’s build quality — the developer has won multiple BCA Quality Mark awards and operates across 30-plus countries — also holds up well at the five-year mark according to resident reviews on property portals, with no persistent structural complaints emerging in public forums.
Buyers considering Le Quest should stress-test three risk vectors before committing. First, the leasehold decay dynamic: the site commenced its 99-year tenure in 2016, meaning roughly nine years have already elapsed. For buyers on a long hold horizon extending into the 2060s, the decay curve will begin to exert measurable downward pressure on valuation and bank financing quantum from the mid-2040s onward. Investors targeting a 5–7 year hold are largely insulated from this, but buyers purchasing for own use with the intention of passing the asset to children should factor the remaining lease into their lease decay modelling. Second, the JRL delay risk: the mid-2028 revised timeline for Phase 1 represents a roughly 6-month slip from the previous end-2027 target. LTA announced this revised timeline in March 2026, and further delays, while not anticipated, cannot be ruled out for a project of this infrastructure scale. The transit uplift thesis for Bukit Batok West remains intact, but buyers should not price it in as an imminent catalyst. Third, the mall dependency creates a double-edged dynamic: the retail podium is simultaneously Le Quest’s greatest strength and a concentration risk. If anchor tenants like FairPrice Finest or Koufu were to exit or reduce footprint, the convenience premium would erode. Retail tenancy turnover in Singapore’s suburban malls has been elevated since 2020, and while the FairPrice and Koufu brands are anchor-stable for now, investors should monitor tenancy health during the hold period. Supply pipeline in the broader Tengah-Bukit Batok corridor is also worth watching, as the new town’s build-out will eventually introduce more retail and amenity infrastructure that reduces Le Quest’s relative scarcity value.
[
{
"persona": "Young family (HDB upgrader, 2 children)",
"fit_color": "green",
"reason": "Childcare on-site, FairPrice Finest downstairs, school bus catchment for Bukit Batok and Hillgrove Secondary nearby, and family-sized 3BR units priced under CCR equivalents. The integrated lifestyle model was designed exactly for this buyer."
},
{
"persona": "Dual-income couple targeting JLD employment growth",
"fit_color": "green",
"reason": "8-minute drive or NSL commute to Jurong East handles today’s work patterns; mid-2028 JRL Phase 1 adds a second rail axis to Jurong Innovation District and NTU, making the west-side employment catchment only larger."
},
{
"persona": "Buy-to-let investor (Singapore PR or citizen)",
"fit_color": "green",
"reason": "~4.2% gross yield is competitive for OCR. Strong rental demand from families and Jurong-based expats. Use <a href=\"/calculator/cash-flow\">cash-flow modelling</a> and <a href=\"/calculator/stamp-duty\">stamp duty</a> tools to validate net returns at current entry prices."
},
{
"persona": "Decoupling purchaser (second property strategy)",
"fit_color": "green",
"reason": "Le Quest’s lower quantum versus CCR/RCR assets makes the ABSD math more manageable. Pair with a <a href=\"/calculator/decoupling\">decoupling analysis</a> and a full <a href=\"/calculator/tdsr\">TDSR check</a> before structuring the purchase."
},
{
"persona": "Foreigner buyer seeking permanent Singapore base",
"fit_color": "yellow",
"reason": "The integrated lifestyle is a genuine draw, but 60% ABSD for foreigners makes entry quantum significant. The convenience premium and yield profile are real; the ABSD hurdle substantially extends the payback horizon."
},
{
"persona": "Short-term speculator (flip within 3 years)",
"fit_color": "red",
"reason": "Seller’s Stamp Duty (SSD) applies for holds under 3 years, capping realistic upside. OCR resale liquidity is moderate and the JRL catalyst is at least 2 years away. Flipping this asset is not a natural fit for its buy-and-hold character."
}
]
Le Quest is a rare OCR property where the lifestyle proposition and the investment thesis reinforce each other rather than trade off. The integrated mall — not a token convenience cluster, but a full-scale podium retail ecosystem with supermarket, hawker, childcare, and F&B — creates genuine, durable value that compounds as the surrounding Tengah population grows. Bukit Batok MRT provides adequate connectivity today; the Bukit Batok West JRL station, when it opens circa mid-2028, adds a second rail axis that will expand the project’s accessibility to the Jurong Innovation District, NTU, and the broader western employment corridor. Resale prices tracking S$1,400–S$1,750 psf remain materially below the mid-RCR threshold, with gross yields of approximately 4.2% providing a credible income floor during any hold. The primary risks — leasehold decay over very long horizons, mall tenancy health, and JRL timeline risk — are manageable with appropriate hold-period discipline and due diligence. For HDB upgraders, dual-income families, and buy-to-let investors targeting Singapore’s west, Le Quest earns a clear Buy for appropriate profiles verdict, with the caveat that entry price discipline and a medium-term hold horizon (5–10 years) are prerequisites for the thesis to fully play out.
FAQ
What is the average price for LE QUEST?
What is the rental yield for LE QUEST?
Is LE QUEST freehold or leasehold?
How far is Le Quest from Bukit Batok MRT station?
Le Quest at Bukit Batok West Avenue 6 is approximately a 10–12 minute walk from Bukit Batok MRT on the North-South Line, or a short bus ride away. The upcoming Bukit Batok West station on the Jurong Region Line Phase 1 (targeted mid-2028) will be even closer to the development, significantly improving rail connectivity when it opens.
What shops and amenities are inside Le Quest Mall?
Le Quest Mall occupies the podium levels of the development and houses an NTUC FairPrice Finest supermarket, a Koufu food court, approximately 49 retail shop units, 49 F&B outlets, and a childcare centre. Residents have direct access from the residential lobby to the mall, eliminating the need to leave the building for most daily errands.
What is the remaining lease on Le Quest?
Le Quest is on a 99-year leasehold tenure that commenced in 2016. As of 2026, approximately 89 years of lease remain. While this is comfortable for most buyers today, those planning a very long-term hold — particularly beyond 2060 — should factor in leasehold decay effects on valuation and bank financing using a lease decay calculator. For a typical 5–10 year investment horizon, the remaining lease is not a material concern.
How will the Jurong Region Line (JRL) affect Le Quest&rsquo;s value?
The JRL Phase 1, which includes Bukit Batok West station, is now targeted to open in mid-2028 after a revised timeline announced by LTA in March 2026. When operational, the JRL will provide direct rail access to Tengah, the Jurong Innovation District, Nanyang Technological University (NTU), and Choa Chu Kang interchange. This transit uplift is widely expected to narrow the price premium gap between Bukit Batok and more central OCR addresses, and it adds a second employment corridor to Le Quest’s existing NSL connectivity. The mid-2028 timeline means this catalyst is real but not imminent, and investors should not treat it as a short-term trigger.
Is Le Quest suitable for families with young children?
Le Quest is one of the most family-friendly private condominiums in District 23. The on-site childcare centre, integrated supermarket and food court, swimming pool, gym, and the Bukit Batok Nature Park and Little Guilin park corridor nearby all cater strongly to families. The 3- and 4-bedroom unit configurations are well-proportioned and remain competitively priced relative to RCR equivalents. Several primary schools including Bukit View Primary, Dazhong Primary, and Bukit Batok Primary are within a 1–2 km radius, supporting popular school registration strategies. Compare options across District 23 or use the property comparison tool to evaluate Le Quest alongside peer projects.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 118 transactions analysed
- Rental data: 727 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 LE QUEST
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.