MONTROSA is a 72-year balance leasehold development along HILLVIEW AVENUE in District 23 (Bukit Panjang / Choa Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 122 units and is TOP 1999.
This profile draws on 25 recorded transactions from URA REALIS 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 MONTROSA 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 25 sales and 90 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MONTROSA dashboard.
- Average sale price: $1,410,080 across 25 transactions
- Estimated gross rental yield: 2.7%
- District 23 PSF ranking: Mid-range (top 71%)
- 999 yrs lease commencing from 1885 · OCR · D23 · 122 units
About MONTROSA
MONTROSA is a 999 yrs lease commencing from 1885 condominium, located at HILLVIEW AVENUE in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by LAUW DEVELOPMENT PTE LTD, comprising 122 residential units, completed in 1999.
With approximately 72 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 MONTROSA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 7 | $1,296 psf | $1,149,143 |
| 3 BR | 17 | $1,210 psf | $1,465,176 |
| 5+ BR | 1 | $737 psf | $2,300,000 |
Sales Market Overview
MONTROSA has recorded 25 sale transactions with an average transaction price of $1,410,080, ranging from $950,000 to $2,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,023 psf | $1,467,000 | — |
| 2022 | 7 | $1,223 psf | $1,331,857 | ↑ 19.6% |
| 2023 | 2 | $1,369 psf | $1,470,500 | ↑ 11.9% |
| 2024 | 3 | $1,304 psf | $1,405,000 | ↓ 4.7% |
| 2025 | 6 | $1,249 psf | $1,458,000 | ↓ 4.3% |
| 2026 | 2 | $1,280 psf | $1,345,000 | ↑ 2.5% |
MONTROSA ranks in the top 71% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, MONTROSA trades 21.6% below the segment benchmark.
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Rental Market Overview
MONTROSA has recorded 90 rental transactions with monthly rents averaging $3,152/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 27 | $2,827/mo | $1,800/mo | $3,740/mo |
| 3 BR | 60 | $3,229/mo | $2,100/mo | $4,300/mo |
| 4 BR | 3 | $4,533/mo | $4,000/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $2,337/mo |
| 2022 | 23 | $2,685/mo |
| 2023 | 13 | $3,614/mo |
| 2024 | 16 | $3,741/mo |
| 2025 | 19 | $3,589/mo |
| 2026 | 2 | $3,600/mo |
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Investment Analysis
Based on average rents and sale prices, MONTROSA delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 MONTROSA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MONTROSA
- Hume MRT
- Bukit Gombak MRT
- Hillview MRT
- Bukit Batok MRT
- Cashew MRT
- Bukit View Primary School
- Princess Elizabeth Primary School
- Huamin Primary School
Nearby MRT Stations
MONTROSA is 740m from Hume MRT (Downtown Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Hume | DT4 | Downtown Line | 740m |
| Bukit Gombak | NS3 | North-South Line | 930m |
| Hillview | DT3 | Downtown Line | 1.1 km |
| Bukit Batok | NS2 | North-South Line | 1.5 km |
| Cashew | DT2 | Downtown Line | 1.5 km |
Nearby Schools
There are 3 schools within 2 km of MONTROSA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | Primary | 600m |
| Princess Elizabeth Primary School | Primary | 990m |
| Huamin Primary School | Primary | 1.8 km |
Adequate lease horizon. Around 72 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.
Walking-distance MRT. Hume is about 0.74km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Bukit View Primary School sits about 0.60km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 72 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: MONTROSA benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 25 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 MONTROSA?
What is the rental yield for MONTROSA?
Is MONTROSA freehold or leasehold?
How far is the nearest MRT from MONTROSA?
What is the tenure of MONTROSA?
How does MONTROSA compare to other projects in the district?
What stamp duty applies for a foreign buyer of MONTROSA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 25 transactions analysed
- Rental data: 90 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 MONTROSA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.