THE DAIRY FARM is a freehold development along DAIRY FARM ROAD in District 23 (Bukit Panjang / Choa Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 477 units and is an established secondary-market project.
This profile draws on 30 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 THE DAIRY FARM 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 30 sales and 455 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE DAIRY FARM dashboard.
- Average sale price: $2,552,396 across 30 transactions
- Estimated gross rental yield: 2.1%
- District 23 PSF ranking: Premium tier (top 24%)
- Freehold tenure · OCR · D23 · 477 units
About THE DAIRY FARM
THE DAIRY FARM is a freehold condominium, located at DAIRY FARM ROAD in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), comprising 477 residential units.
As a freehold property, THE DAIRY FARM does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE DAIRY FARM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 12 | $1,576 psf | $1,935,824 |
| 4 BR | 5 | $1,591 psf | $2,289,600 |
| 5+ BR | 13 | $1,505 psf | $3,222,615 |
Sales Market Overview
THE DAIRY FARM has recorded 30 sale transactions with an average transaction price of $2,552,396, ranging from $1,550,000 to $3,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,361 psf | $2,184,000 | — |
| 2022 | 3 | $1,418 psf | $2,686,667 | ↑ 4.2% |
| 2023 | 7 | $1,594 psf | $2,395,714 | ↑ 12.4% |
| 2024 | 8 | $1,621 psf | $2,538,625 | ↑ 1.7% |
| 2025 | 6 | $1,596 psf | $2,818,815 | ↓ 1.5% |
| 2026 | 1 | $1,681 psf | $3,600,000 | ↑ 5.3% |
THE DAIRY FARM ranks in the top 24% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, THE DAIRY FARM trades 0.1% below the segment benchmark.
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Rental Market Overview
THE DAIRY FARM has recorded 455 rental transactions with monthly rents averaging $4,422/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 39 | $3,368/mo | $2,000/mo | $4,800/mo |
| 2 BR | 240 | $3,736/mo | $2,100/mo | $6,000/mo |
| 3 BR | 176 | $5,591/mo | $3,400/mo | $8,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 74 | $3,321/mo |
| 2022 | 96 | $3,731/mo |
| 2023 | 89 | $4,954/mo |
| 2024 | 95 | $4,684/mo |
| 2025 | 85 | $5,198/mo |
| 2026 | 16 | $5,031/mo |
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Investment Analysis
Based on average rents and sale prices, THE DAIRY FARM delivers an estimated gross rental yield of 2.1%. 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 THE DAIRY FARM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE DAIRY FARM
- Hillview MRT
- Cashew MRT
- Pending MRT
- Hume MRT
- Pei Hwa Presbyterian Primary School
- Bukit Panjang Government High School
- Fajar Secondary School
Nearby MRT Stations
THE DAIRY FARM is 360m from Hillview MRT (Downtown Line), with 4 stations within 1.5 km.
Nearby Schools
There are 5 schools within 2 km of THE DAIRY FARM.
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | Primary | 1.5 km |
| Bukit Panjang Government High School | Secondary | 1.8 km |
| Fajar Secondary School | Secondary | 1.9 km |
| Springdale Primary School | Primary | 2.0 km |
| Bukit View Primary School | Primary | 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. Hillview sits about 0.36km 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.
Resort-scale facilities. At 477 units, THE DAIRY FARM typically supports a deep facilities suite: 50m pool, multiple gym zones, function rooms, tennis or BBQ pavilions, and often a clubhouse. The maintenance fee is shared across a wide base, keeping per-unit cost manageable.
School-belt proximity. Pei Hwa Presbyterian Primary School sits about 1.45km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE DAIRY FARM 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. 30 transactions in URA REALIS 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 THE DAIRY FARM?
What is the rental yield for THE DAIRY FARM?
Is THE DAIRY FARM freehold or leasehold?
How far is the nearest MRT from THE DAIRY FARM?
What is the tenure of THE DAIRY FARM?
How does THE DAIRY FARM compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE DAIRY FARM?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 30 transactions analysed
- Rental data: 455 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 THE DAIRY FARM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.