Overview & Key Facts
Bukit 828 is a boutique freehold condominium developed by RH Capital Pte Ltd, occupying the address that gives it its name — 828 Upper Bukit Timah Road. Completed around 2021, this single six-storey block of 34 units stands as one of the rare freehold residential offerings along the Upper Bukit Timah corridor, a stretch that has been fundamentally transformed by the Downtown Line's Cashew and Bukit Panjang stations. In a neighbourhood dominated by large 99-year leasehold estates, Bukit 828's freehold tenure is a genuine differentiator for buyers who prize perpetual ownership in District 23.
The development has demonstrated strong capital appreciation since launch, with recorded PSF rising from approximately $1,416 to $1,841 — a gain of roughly 30% — reflecting growing demand for freehold stock along the DTL corridor. With 40 rental transactions on record against only 34 units, the building punches well above its weight as a rental asset, delivering a gross yield of around 3.49% — solid for a freehold OCR project. Bukit 828 appeals to a focused profile of buyers: those who want freehold security, DTL connectivity, and proximity to the leafy Bukit Timah nature reserve without crossing into the premium pricing of Districts 10 or 21.
At 34 units across six storeys, Bukit 828 is a genuinely boutique development. The tight community feel, mechanised car parking, and compact site of approximately 952 square metres mean this is not a resort-style condominium — it is a practical, well-located freehold home for owner-occupiers and yield-focused investors alike.
Location & Connectivity
Bukit 828 sits on Upper Bukit Timah Road, a mature residential corridor in the north-west of Singapore connecting Bukit Panjang new town to the Bukit Timah nature belt. The DTL has completely redrawn this corridor's connectivity story: Cashew MRT (DT3) and Bukit Panjang MRT (DT1/BP6) are each approximately 500 metres from the development, giving residents a choice of two stations and seamless one-transfer access to the CBD, Bugis, and Promenade interchanges. For drivers, the Bukit Timah Expressway (BKE) and Kranji Expressway (KJE) are readily accessible, making cross-island commutes straightforward.
The immediate retail catchment is impressive for a neighbourhood address. Hillion Mall (integrated with Bukit Panjang MRT), Bukit Panjang Plaza, and hillV2 are all reachable on foot or via a very short drive, offering supermarkets, food courts, clinics, and entertainment. The Bukit Timah Nature Reserve and Rail Corridor are within cycling or jogging distance, giving residents regular access to one of Singapore's most valued green lungs. Families will note that Pei Hwa Presbyterian Primary School is just 310 metres away — well within the 1km priority registration radius — a meaningful advantage that directly supports resale demand.
The neighbourhood is predominantly low-rise private housing and HDB estates, lending Bukit 828 a quiet, suburban character. While the immediate streetscape on Upper Bukit Timah Road is busy during peak hours, the surrounding lanes and park connectors provide respite and reinforce the green-living proposition that defines this corridor.
Location Snapshot: Upper Bukit Timah Road
Two DTL stations within 500m (Cashew & Bukit Panjang) — one of the best multi-station positions in OCR. Pei Hwa Presbyterian Primary at 310m places Bukit 828 firmly within 1km priority registration. Hillion Mall, hillV2, and Bukit Panjang Plaza cover grocery, dining, and lifestyle needs within walking distance. The Bukit Timah Nature Reserve and Rail Corridor are accessible by foot or bicycle.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | primary | Within 1 km |
| Springdale Primary School | primary | Within 1 km |
| Fajar Secondary School | secondary | ~1.1 km |
| Bukit Panjang Primary School | primary | ~1.2 km |
| Greenridge Secondary School | secondary | ~1.3 km |
| Bukit Panjang Government High School | secondary | ~1.3 km |
| Xishan Primary School | primary | ~1.3 km |
| Unity Primary School | primary | ~1.3 km |
Facilities
As a boutique 34-unit development on a 952 square metre site, Bukit 828 offers a curated set of facilities rather than a resort-scale amenity suite. The development provides a swimming pool, gymnasium, and landscaped communal spaces designed around the tranquillity of its hillside setting. Parking is mechanised (30 mechanised lots plus 4 surface lots and 1 accessible space), a practical solution given the compact footprint. The low resident count means facilities are rarely crowded, and maintenance fees are typically proportionate for boutique projects of this type.
Buyers expecting the full clubhouse, tennis court, and multiple pool experience found at larger neighbouring condominiums will need to calibrate expectations accordingly. What Bukit 828 offers is exclusivity and quiet enjoyment: a small pool to cool down after a run on the Rail Corridor, a gym for daily use, and the kind of privacy that is simply unavailable in a 500-unit development. For residents who supplement with the nearby park connector network and Hillion Mall's commercial gym options, the facilities profile is entirely sufficient.
Boutique freehold living on the DTL corridor — Bukit 828 trades resort-scale amenities for rarity, green surroundings, and a community small enough that you will know your neighbours by name.
Unit Sizes & Layout
Bukit 828 comprises 34 units across six storeys, with a well-considered mix catering to singles, couples, and families. The unit breakdown is: eight 1-bedroom+study units at 506 sqft, five 1-bedroom ensuite units at 624 sqft, ten 2-bedroom ensuite units at 635–678 sqft, one 3-bedroom unit at 915 sqft, eight 3-bedroom+utility units at 980 sqft, and two 4-bedroom penthouse units at 1,335 sqft. The spread is notably balanced — roughly a third of the development targets the rental-driven 1–2BR market, with the majority of larger units catering to owner-occupiers seeking a freehold family home.
The 1BR+Study configuration at 506 sqft is compact but functional for singles or couples, while the 3BR+Utility at 980 sqft offers a practical layout at a competitive quantum relative to larger leasehold neighbours. The 4BR penthouses at 1,335 sqft are genuinely rare for a boutique OCR freehold, and command a premium reflective of their exclusivity. With total sales of only 3 transactions on record (expected for a development of this size with few units changing hands post-completion), the current median of approximately $1.17M reflects 2BR-range resale activity, while average prices near $1.31M suggest some larger unit movement.
Unit Mix at a Glance
1BR+Study (506 sqft) — 8 units • 1BR Ensuite (624 sqft) — 5 units • 2BR Ensuite (635–678 sqft) — 10 units • 3BR (915 sqft) — 1 unit • 3BR+Utility (980 sqft) — 8 units • 4BR Penthouse (1,335 sqft) — 2 units. The strong 2BR and 3BR+Utility presence reflects a deliberate balance between investor-grade and owner-occupier appeal.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,790 | $1,024,444 |
| 3 BR | 1 | $1,416 | $1,890,000 |
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $880,000 to $1,890,000, averaging $1,312,963.
Rents range from $2,700 to $6,500 per month across 40 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 30% (from $1,416 to $1,841 psf).
Neighbourhood Comparison
Bukit 828's most direct competition comes from the cluster of large 99-year leasehold condominiums built along the Upper Bukit Timah–Dairy Farm corridor over the past decade. Sol Acres (1,327 units, 99yr, ~$1,382 psf), Midwood (564 units, 99yr, ~$1,730 psf), Lumina Grand (512 units, 99yr, ~$1,515 psf), Dairy Farm Residences (460 units, 99yr, ~$1,659 psf), and The Botany (386 units, 99yr, ~$2,053 psf) all offer larger unit counts, more extensive facilities, and — at current levels — lower or comparable PSF. However, every single competitor is 99-year leasehold, and that gap compounds over time. Bukit 828's current transacted PSF of approximately $1,841 sits at a reasonable freehold premium relative to Midwood and Lumina Grand, and is meaningfully below The Botany despite the freehold advantage. For buyers running a long-term hold scenario, the calculus generally favours Bukit 828's perpetual title over the lower entry cost of leasehold alternatives in the same neighbourhood.
Where leasehold competitors win decisively is in scale, facilities, and secondary market liquidity. A 1,327-unit development like Sol Acres will always have more resale options and a wider rental pool than 34 units. Buyers who prioritise community scale, resort amenities, or near-term capital recycling may find the larger projects better suited to their strategy. The choice ultimately depends on investment horizon and how much weight the buyer places on freehold permanence.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BUKIT 828 | Freehold | — | 34 | — |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,382 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,730 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
ShiokNest Scores
Our proprietary scoring system evaluates BUKIT 828 across multiple dimensions.
What Residents Say
"The two MRT stations within walking distance make commuting effortless — I can walk to Cashew in about seven minutes and be in the CBD in under 40 minutes. The Rail Corridor nearby is a bonus I use almost every weekend."
— Working Professional, 2BR Ensuite Owner-Occupier
"We specifically chose Bukit 828 for Pei Hwa Primary — it's 300 metres away and our daughter got in easily under the 1km phase. The freehold status means we're comfortable treating this as a long-term family home rather than counting down a lease."
— Young Family, 3BR+Utility Owner
"The rental demand here surprised us. We had multiple enquiries within a week of listing and the tenant has renewed twice. For a freehold unit the yield isn't bad, and the capital appreciation has been strong — we're up meaningfully from our purchase price."
— Investor, 1BR+Study Rental Unit
Strengths & Weaknesses
- Freehold tenure — one of very few freehold condominiums in District 23 (OCR), offering perpetual ownership with no lease decay
- Dual DTL MRT access — Cashew (DT3) and Bukit Panjang (DT1/BP6) both within 500m, providing excellent CBD connectivity
- Pei Hwa Presbyterian Primary within 310m — comfortably inside the 1km priority registration radius
- Strong PSF appreciation — approximately 30% gain from $1,416 to $1,841 psf since launch, outperforming many leasehold neighbours
- Active rental market — 40 rental transactions from only 34 units signals sustained tenant demand and strong rental absorption
- Gross yield of 3.49% — solid for a freehold OCR asset, competitive against leasehold yield benchmarks in the same area
- Proximity to Bukit Timah Nature Reserve and Rail Corridor — easy access to green recreational spaces on foot or bicycle
- Boutique exclusivity — 34 units across 6 storeys means low density, privacy, and a close-knit community atmosphere
- Strong retail and dining catchment — Hillion Mall, hillV2, and Bukit Panjang Plaza all within easy walking or driving distance
- Very small development — 34 units limits secondary market liquidity; resale and rental options are scarce at any given time
- Compact site and basic facilities — no tennis court, clubhouse, or resort-style amenity suite typical of larger neighbouring condominiums
- Mechanised parking — 30 of 34 lots are mechanised, which can be inconvenient compared to conventional open-deck parking
- Upper Bukit Timah Road traffic — the main road corridor can be congested during peak hours, affecting walkability and noise for lower floors
- Limited transaction data — only 3 recorded sales makes PSF benchmarking and future price discovery less reliable
- PSF premium over leasehold comps — buyers pay a freehold premium; those with shorter investment horizons may not fully realise the tenure advantage
- No shuttle bus service — smaller developments typically cannot justify resident shuttle services, making car ownership more important
Verdict
Bukit 828 is a niche but well-positioned freehold offering on one of Singapore's most connectivity-upgraded suburban corridors. Its core value proposition is uncomplicated: freehold tenure in District 23, two DTL stations within 500 metres, a school within 310 metres, and demonstrated PSF appreciation of approximately 30% since launch. For buyers who have been priced out of Bukit Timah Districts 10 and 21, or who refuse to accept 99-year leasehold in a corridor undergoing structural demand improvement, Bukit 828 represents a credible entry point into the freehold OCR segment.
The trade-offs are real and should be acknowledged. The site is compact, facilities are basic, and the 34-unit scale means a thin secondary market with limited transaction liquidity. Competition from well-capitalised 99-year leasehold projects like Midwood, The Botany, and Lumina Grand — all offering larger unit counts, full resort facilities, and lower current PSF — will weigh on certain buyer segments. However, none of those projects offer freehold tenure, and that distinction is durable. The 3.49% gross yield on a freehold asset, underpinned by 40 rental transactions, demonstrates that the rental market is active and sustainable.
Bukit 828 suits a specific buyer: one who values perpetual ownership, values access to nature and the DTL, and is comfortable with the boutique trade-offs. It is not a development for everyone, but for its target buyer, it delivers a proposition that larger leasehold neighbours simply cannot match.