Perched on a gentle ridge along Dairy Farm Heights in District 23, The Skywoods is one of Singapore’s most distinctive nature-integrated condominiums — a 420-unit, 99-year leasehold development that sits at the threshold of the Bukit Timah Nature Reserve and Dairy Farm Nature Park. Developed by Bukit Timah Green Development and completed in 2015 (TOP 2015), the project spans six 15-storey residential blocks plus 28 penthouses, all arranged to maximise greenery views and cross-ventilation across the undulating Hillview landscape. With Hillview MRT (Downtown Line, DT3) roughly an eight-minute walk away, The Skywoods occupies a rare sweet spot in the Outside Central Region (OCR): genuine nature immersion inside a city that normally trades greenery for density. Transaction volumes since launch confirm steady owner-occupier and expatriate demand, with 113 recorded caveats on file and resale PSF consolidating in the S$1,481–S$1,807 range over the twelve months to mid-2025. For buyers who prioritise serenity, family-friendly living, and long-term rental stability over pure capital-gain velocity, The Skywoods makes a compelling, if niche, case.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Hillview enclave sits within the broader Dairy Farm – Bukit Panjang – Choa Chu Kang planning zone (D23), a low-density residential belt that URA has consistently designated for landed and low-rise living rather than high-intensity mixed use. The Downtown Line — which opened its Stage 2 between Bukit Panjang and Rochor in 2015 — transformed connectivity for this neighbourhood overnight: Hillview MRT puts Botanic Gardens and the Orchard fringe within 20 minutes and the CBD within roughly 30 minutes, a meaningful uplift for a district that once depended almost entirely on the Bukit Timah Expressway. The Skywoods launched in 2012 at a median of around S$1,100 psf, capturing early-adopter buyers who bet on the DTL premium; by 2024–2025 the development’s resale PSF had settled at roughly S$1,480–S$1,810 psf, implying modest but real capital appreciation of 35–65% over a decade — respectable for an OCR asset in a market where Core Central Region (CCR) appreciation tends to dominate headlines. District 23 competes primarily with nearby Dairy Farm Residences (completed 2023), Hillbrooks, and the Rail Corridor-adjacent landed belt. The area’s master-plan narrative has recently been bolstered by URA’s Rail Corridor enhancement plans and the Bukit Timah-Rochor green corridor, both of which reinforce the environmental premium that The Skywoods was designed around. School access is a genuine draw: CHIJ Our Lady Queen of Peace, Zhenghua Primary, and Bukit Panjang Primary all fall within reasonable radius, making the project attractive to families with primary-school-aged children navigating Phase 2C registration. Secondary options include Hillgrove Secondary and Assumption English School. The 63-hectare Dairy Farm Nature Park and the adjacent Bukit Timah Nature Reserve — Singapore’s densest primary rainforest patch — provide a permanent green buffer that, unlike manicured park connectors, will not be redeveloped; this structural scarcity of green frontage is an underappreciated moat for the long-term.
We track 112 sales and 313 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SKYWOODS dashboard.
- Average sale price: $1,457,115 across 112 transactions
- Estimated gross rental yield: 3.2%
- District 23 PSF ranking: Above average (top 29%)
- 99 yrs lease commencing from 2012 · OCR · D23 · 420 units
About THE SKYWOODS
THE SKYWOODS is a 99 yrs lease commencing from 2012 condominium, located at DAIRY FARM HEIGHTS in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by BUKIT TIMAH GREEN DEVELOPMENT PTE LTD, comprising 420 residential units, completed in 2015.
With approximately 85 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 SKYWOODS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 21 | $1,534 psf | $913,857 |
| 2 BR | 29 | $1,547 psf | $1,352,155 |
| 3 BR | 61 | $1,508 psf | $1,682,678 |
| 4 BR | 1 | $1,548 psf | $2,150,000 |
Sales Market Overview
THE SKYWOODS has recorded 112 sale transactions with an average transaction price of $1,457,115, ranging from $730,000 to $2,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 28 | $1,359 psf | $1,354,858 | — |
| 2022 | 22 | $1,446 psf | $1,373,227 | ↑ 6.5% |
| 2023 | 12 | $1,518 psf | $1,366,778 | ↑ 4.9% |
| 2024 | 19 | $1,605 psf | $1,432,921 | ↑ 5.8% |
| 2025 | 26 | $1,681 psf | $1,675,269 | ↑ 4.7% |
| 2026 | 5 | $1,660 psf | $1,573,200 | ↓ 1.3% |
THE SKYWOODS ranks in the top 29% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, THE SKYWOODS trades 1.7% below the segment benchmark.
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Rental Market Overview
THE SKYWOODS has recorded 313 rental transactions with monthly rents averaging $3,912/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 40 | $2,779/mo | $1,900/mo | $3,500/mo |
| 2 BR | 78 | $3,114/mo | $1,900/mo | $4,500/mo |
| 3 BR | 156 | $4,277/mo | $2,500/mo | $6,600/mo |
| 4 BR | 39 | $5,210/mo | $3,500/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 53 | $2,872/mo |
| 2022 | 78 | $3,745/mo |
| 2023 | 54 | $4,255/mo |
| 2024 | 67 | $4,258/mo |
| 2025 | 52 | $4,346/mo |
| 2026 | 9 | $4,344/mo |
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Investment Analysis
Based on average rents and sale prices, THE SKYWOODS delivers an estimated gross rental yield of 3.2%. 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 SKYWOODS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SKYWOODS
- Hillview MRT
- Cashew MRT
- Pending MRT
- Petir MRT
- Pei Hwa Presbyterian Primary School
- Bukit Panjang Government High School
- Fajar Secondary School
Nearby MRT Stations
THE SKYWOODS is 550m from Hillview MRT (Downtown Line), with 4 stations within 1.5 km.
Nearby Schools
There are 6 schools within 2 km of THE SKYWOODS.
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | Primary | 1.4 km |
| Bukit Panjang Government High School | Secondary | 1.7 km |
| Fajar Secondary School | Secondary | 1.8 km |
| Springdale Primary School | Primary | 1.9 km |
| Bukit Panjang Primary School | Primary | 1.9 km |
| Xishan Primary School | Primary | 1.9 km |
The Skywoods’ most durable strength is its irreplaceable nature setting. The development faces directly onto the Dairy Farm Nature Park and commands unobstructed views toward Bukit Timah Hill — a view corridor that planning guidelines and the nature reserve’s protected status make permanent. Residents describe a resort-like quality that is genuinely unusual in Singapore: the estate’s generous site area allows building setbacks, mature tree planting, and a facilities deck that includes a 50-metre lap pool, a leisure pool, a jacuzzi terrace, a tennis court, an indoor gym, a fitness trail, a meditation court, a yoga lawn, a foot reflexology path, and a jungle playground. The depth of recreational programming within the compound means families rarely need to leave the estate on weekends, which translates directly to tenant satisfaction and low vacancy rates.
Connectivity has improved substantially since TOP. Hillview MRT (DT3) on the Downtown Line places residents two stops from Beauty World’s F&B cluster, four stops from King Albert Park, and fewer than 20 stops from Bayfront and the Marina Bay Financial Centre. The Bukit Timah Expressway (BKE) and Pan-Island Expressway (PIE) are accessible within minutes for car owners. Rail Corridor cycling paths now link the estate to Buona Vista and beyond, giving active residents a car-free leisure axis. For expatriate tenants from the international schools concentrated along the Bukit Timah belt (Swiss School, Hollandse School, Canadian International School at Teck Whye), The Skywoods represents a premium but affordable option compared to CCR alternatives.
Rental performance has been consistently above the D23 district average. Average achieved rents of approximately S$4.90–S$5.10 psf per month compare favourably to the district’s blended average of around S$3.95 psf per month, yielding indicative gross yields of roughly 3.5–4.0% at current transaction PSF. Profitability data from resale records shows 68 profitable transactions versus only 5 loss-making exits — a hit rate above 93% that signals structural demand resilience even through the 2022–2023 interest-rate tightening cycle. Unit mix skews toward mid-sized two- and three-bedroom layouts (approximately 800–1,300 sq ft) that align with the 2023–2025 rental sweet spot for professional couples and small families. The 28 penthouses add an aspirational tier for buyers seeking sky-terrace living at OCR price points, with select transactions touching S$2.38 million for larger configurations.
Prospective buyers should weigh several structural risks alongside the lifestyle merits. Lease decay is the most immediate concern: with the 99-year lease commencing in 2012, the development entered 2026 with roughly 86 years remaining. While 86 years is ample for most owner-occupiers planning a 15–20 year horizon, sub-70-year leases attract CPF usage restrictions and bank financing headwinds — meaning buyers who hold for more than 15–20 years will face a narrowing buyer pool as the lease shortens. Running a lease-decay calculator at acquisition is strongly recommended for investors with a long intended hold. The impact accelerates meaningfully once the lease drops below 65 years.
Accessibility trade-offs remain a genuine constraint. The eight-minute walk to Hillview MRT is not difficult, but the hilly terrain and limited pavement width along Dairy Farm Road make the walk uncomfortable in Singapore’s heat and humidity. There is no bus service that terminates at the estate’s doorstep; feeder services require a walk to Hillview Avenue. Residents without a car should stress-test the daily commute before committing. The nearest full-service supermarket (Sheng Siong, HillV2 mall) and the nearest hawker centre require either a short drive or a bus connection — fine for most, but a dealbreaker for car-free buyers accustomed to HDB-adjacent amenity density.
Supply competition in the Dairy Farm precinct is rising. Dairy Farm Residences (1,000+ units, integrated retail, completed 2023) and the forthcoming Hillhaven (341 units, launched 2023) compete directly for both buyers and tenants. GLS sites within D23 continue to be released, which limits the scarcity premium that older projects in CCR enjoy. Taken together, buyers expecting outsized capital appreciation on a 5–7 year hold should temper expectations: The Skywoods is a steady, income-oriented asset rather than a speculative growth play. Investors chasing yield compression stories in high-growth corridors (e.g., Jurong Lake District or Greater Southern Waterfront) may find better IRR elsewhere, though at the cost of the nature lifestyle premium.
[
{
"persona": "Nature-loving family upgrader",
"fit_color": "green",
"reason": "Permanent green-belt views, generous family-sized units of 1,100–1,500 sq ft, child-friendly facilities, and proximity to primary schools (CHIJ OLQP, Zhenghua Primary) make The Skywoods a natural first upgrade from HDB. Families gain space and lifestyle quality without paying CCR premiums."
},
{
"persona": "Buy-to-let investor targeting expat tenants",
"fit_color": "green",
"reason": "Bukit Timah’s concentration of international schools drives durable expatriate rental demand. Above-district-average gross yields of 3.5–4.0%, a strong profitability record (93% hit rate), and low vacancy in well-maintained nature-adjacent projects support a hold-and-collect strategy."
},
{
"persona": "Permanent resident or dual-income couple (no car)",
"fit_color": "yellow",
"reason": "Hillview MRT is eight minutes away on foot and the DTL is fast and frequent, but the car-free experience is limited by modest last-mile infrastructure. Grocery runs and hawker meals require effort. Suitable if both partners are comfortable with light exercise as part of the daily routine."
},
{
"persona": "Short-term speculative flipper (5 years or less)",
"fit_color": "red",
"reason": "OCR PSF growth has been moderate (35–65% over a decade) and rising supply from Dairy Farm Residences and Hillhaven compresses near-term upside. Transaction costs via <a href=\"/calculator/stamp-duty\">stamp duty</a> and agent fees eat meaningfully into short-horizon returns. Capital-gain plays are better served in higher-momentum corridors."
},
{
"persona": "Late-career downsize buyer seeking a forever home",
"fit_color": "green",
"reason": "The resort-like environment, single-level penthouse options, and strong community atmosphere suit buyers seeking low-stress retirement living. The 86-year remaining lease easily spans a 20–25 year retirement horizon. Nature trails and on-site wellness amenities reduce the need for travel to stay active."
},
{
"persona": "First-timer with sub-S$1.2M budget",
"fit_color": "yellow",
"reason": "Entry-level one-bedroom and one-plus-study units start at approximately S$850,000–S$950,000, making The Skywoods accessible for first-timers comfortable with OCR pricing. Use a <a href=\"/calculator/affordability\">affordability check</a> and factor in lease decay implications if planning a long hold before eventual disposal."
}
]
The Skywoods is a well-executed, mature leasehold development that delivers on its founding premise: genuine nature immersion within a connected, family-friendly Singapore suburb. A decade after launch, the project has proven itself as a resilient income asset — above-average yields, a 93% profitable-resale rate, and a loyal tenant base of international families anchor its investment case. The permanent green-belt frontage, comprehensive on-site facilities, and improving Hillview MRT connectivity give it durable liveability credentials that newer, denser competitors in the Dairy Farm precinct will struggle to replicate.
The caveats are real but not disqualifying for the right buyer profile. Lease decay calls for a disciplined hold horizon; the car-lite experience is workable but not frictionless; and capital-appreciation upside is limited by rising local supply. Buyers who enter The Skywoods with clear eyes — prioritising quality of life, rental income, and mid-term stability over aggressive capital gains — are likely to find it one of the most rewarding owner-occupier or buy-to-let assets available at its price point in District 23. Compare it head-to-head with nearby Dairy Farm Residences using the property comparison tool or explore District 23 market data to benchmark current PSF and rental trends before committing.
FAQ
What is the average price for THE SKYWOODS?
What is the rental yield for THE SKYWOODS?
Is THE SKYWOODS freehold or leasehold?
What is the current resale PSF range at The Skywoods?
Based on transactions over the twelve months to mid-2025, The Skywoods has traded between S$1,481 psf and S$1,807 psf, with an average of approximately S$1,682–S$1,693 psf. The highest recorded transaction hit S$1,807 psf in June 2025 for a 1,012 sq ft unit. Absolute prices range from approximately S$850,000 for compact one-bedroom units to S$2.38 million for larger configurations and penthouses. Always verify the latest caveats via URA REALIS or EdgeProp before transacting, as PSF can shift quarter to quarter.
How far is The Skywoods from Hillview MRT?
The Skywoods is approximately an eight-minute walk from Hillview MRT station (Downtown Line, DT3) along Dairy Farm Heights and Hillview Avenue. The Downtown Line runs from Bukit Panjang in the north-west through the Bukit Timah belt and on to the CBD, Bayfront, and Expo. Journey times to key destinations: Beauty World (2 stops, ~4 min), Botanic Gardens (5 stops, ~10 min), Bugis (11 stops, ~22 min), Bayfront (15 stops, ~30 min). Cashew MRT (DT2) is one stop north for additional bus interchange connectivity.
What is the lease status and how does that affect financing?
The Skywoods sits on a 99-year leasehold plot with the lease commencing in 2012, leaving approximately 86 years as of 2026. At 86 years remaining, CPF usage and bank financing are unrestricted for buyers under 55. The CPF withdrawal pro-ration rule kicks in when the remaining lease at the time of purchase is under 95 years — already the case here for buyers near or over 40 — so buyers should model CPF usage carefully using a lease-decay analysis. Financing itself is available without restriction at this lease length, though buyers holding past the mid-2040s should note the approaching 60-year threshold that limits bank LTV ratios.
What schools are within the 1&ndash;2 km primary school priority registration radius?
CHIJ Our Lady Queen of Peace and Zhenghua Primary School are the most frequently cited options within or near the 1–2 km radius for Phase 2C registration. Bukit Panjang Primary School and Beacon Primary School are also within reasonable proximity. Secondary options include Hillgrove Secondary School, Assumption English School, and Zhenghua Secondary School. Phase 2C school registration is competitive in this belt, so prospective buyers with primary-school-age children should verify current priority zones via the MOE School Finder tool, as zone boundaries can shift between years.
How does The Skywoods compare to Dairy Farm Residences as an investment?
Dairy Farm Residences (completed 2023) offers newer fittings, a larger retail podium (40,000 sq ft), and a grander scale (755 units), but at a higher entry PSF reflective of its more recent land cost and integrated amenity premium. The Skywoods, by contrast, offers a lower entry point, an established track record of yield delivery, and direct Dairy Farm Nature Park frontage that Dairy Farm Residences does not replicate. For pure yield-on-cost, The Skywoods typically wins; for newer fittings and integrated lifestyle convenience, Dairy Farm Residences has the edge. Use the ShiokNest comparison tool to run a side-by-side on current transacted PSF and rental data.
Are there any en-bloc redevelopment prospects for The Skywoods?
En-bloc prospects for The Skywoods are limited in the near to medium term. The site is zoned for residential use in a low-density planning area, and with 86 years of lease remaining, the economic case for collective sale — which typically requires the land value uplift to exceed the replacement cost — is weak. En-bloc transactions in Singapore tend to cluster around estates with 30–50 years or less of remaining lease, where lease decay has already depressed market values below redevelopment potential. Buyers should not underwrite an en-bloc premium into their return assumptions at this stage of the lease cycle.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 112 transactions analysed
- Rental data: 313 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 SKYWOODS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.