THE DEW is a 73-year balance leasehold development along BUKIT BATOK STREET 21 in District 23 (Bukit Panjang / Choa Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 248 units and is TOP 2004.
This profile draws on 27 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.
At roughly 22 years from TOP, THE DEW 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 23 (Bukit Panjang / Choa Chu Kang), the immediate context for THE DEW 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 27 sales and 76 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE DEW dashboard.
- Average sale price: $1,319,015 across 27 transactions
- Estimated gross rental yield: 3.5%
- District 23 PSF ranking: Value tier (top 85%)
- 99 yrs lease commencing from 2000 · OCR · D23 · 248 units
About THE DEW
THE DEW is a 99 yrs lease commencing from 2000 condominium, located at BUKIT BATOK STREET 21 in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by SIM LIAN (BUKIT BATOK EC) PTE LTD, comprising 248 residential units, completed in 2004.
With approximately 73 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 THE DEW:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 22 | $1,000 psf | $1,254,791 |
| 4 BR | 4 | $1,080 psf | $1,512,000 |
| 5+ BR | 1 | $839 psf | $1,960,000 |
Sales Market Overview
THE DEW has recorded 27 sale transactions with an average transaction price of $1,319,015, ranging from $1,040,000 to $1,960,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 8 | $888 psf | $1,127,125 | — |
| 2022 | 8 | $1,002 psf | $1,271,000 | ↑ 12.8% |
| 2023 | 4 | $978 psf | $1,468,250 | ↓ 2.4% |
| 2024 | 4 | $1,140 psf | $1,470,100 | ↑ 16.6% |
| 2025 | 2 | $1,156 psf | $1,587,500 | ↑ 1.4% |
| 2026 | 1 | $1,244 psf | $1,500,000 | ↑ 7.6% |
THE DEW ranks in the top 85% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, THE DEW trades 35.1% below the segment benchmark.
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Rental Market Overview
THE DEW has recorded 76 rental transactions with monthly rents averaging $3,876/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 76 | $3,876/mo | $2,400/mo | $5,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $3,064/mo |
| 2022 | 13 | $3,625/mo |
| 2023 | 15 | $4,093/mo |
| 2024 | 13 | $4,292/mo |
| 2025 | 14 | $4,321/mo |
| 2026 | 4 | $4,413/mo |
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Investment Analysis
Based on average rents and sale prices, THE DEW delivers an estimated gross rental yield of 3.5%. 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 THE DEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE DEW
- Bukit Batok MRT
- Hume MRT
- Bukit Gombak MRT
- Bukit View Primary School
- Huamin Primary School
- Princess Elizabeth Primary School
Nearby MRT Stations
THE DEW is 750m from Bukit Batok MRT (North-South Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bukit Batok | NS2 | North-South Line | 750m |
| Hume | DT4 | Downtown Line | 1.3 km |
| Bukit Gombak | NS3 | North-South Line | 1.4 km |
Nearby Schools
There are 5 schools within 2 km of THE DEW, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | Primary | 690m |
| Huamin Primary School | Primary | 1.1 km |
| Princess Elizabeth Primary School | Primary | 1.4 km |
| Dazhong Primary School | Primary | 1.6 km |
| Fuhua Primary School | Primary | 1.9 km |
Adequate lease horizon. Around 73 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. Bukit Batok is about 0.75km — 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.
Solid facilities scale. 248 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Bukit View Primary School sits about 0.69km 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 73 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": "green",
"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: THE DEW 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. 27 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 THE DEW?
What is the rental yield for THE DEW?
Is THE DEW freehold or leasehold?
How far is the nearest MRT from THE DEW?
What is the tenure of THE DEW?
How does THE DEW compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE DEW?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 27 transactions analysed
- Rental data: 76 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 DEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.