Altura

Overview & Key Facts

Altura is a 360-unit Executive Condominium at Bukit Batok West Avenue 8 in District 23, developed by Qingjian Realty and Santarli Construction. Launched in 2023 and expected to TOP in 2027, Altura is one of the most anticipated ECs in the western corridor, positioned to capitalise on the Jurong Lake District and Jurong Innovation District growth narratives. At an average PSF of $1,485 — roughly 40% below a comparable private condo — Altura represents one of the most affordable entry points into new-build condominium living in Singapore.

The development comprises 6 blocks of 15 storeys on a generous 134,541 sq ft site, offering unit types from 3-Bedroom to 5-Bedroom configurations exclusively. This family-only unit mix is a hallmark of EC developments and reflects the HDB upgrader target market. Qingjian Realty, the same developer behind Forett at Bukit Timah and the JBE portfolio, brings a consistent track record of solid build quality and well-planned facilities to the project.

As an EC, Altura carries specific ownership restrictions that buyers must understand. A 5-year Minimum Occupation Period (MOP) applies from TOP, during which the unit cannot be sold or rented out in full. After MOP (approximately 2032), it can be sold to Singapore Citizens and PRs. Full privatisation — allowing sales to foreigners — occurs after 10 years (approximately 2037). Eligible first-time buyers can access CPF Housing Grants of up to $30,000, making the effective quantum even more attractive.

Location & Connectivity

Altura sits within the Bukit Batok West precinct, a residential enclave flanked by Le Quest Mall and the established HDB heartland along Bukit Batok West Avenue 6. Bukit Gombak MRT (North-South Line) is the nearest station at approximately 1.06 km — a 13-minute walk that is honest but manageable. Bukit Batok MRT is further at 1.45 km. The MRT distance is the location’s most significant weakness, though feeder bus services along the avenue partially mitigate this.

Daily amenities are anchored by Le Quest Mall, a mixed-use development directly adjacent to Altura that houses a FairPrice supermarket, food court, and retail shops. This is a genuine convenience advantage — residents can walk to groceries and dining in under 5 minutes. For larger retail needs, Jurong East’s JEM, Westgate, and IMM Building are one MRT stop or a short drive away. West Mall at Bukit Batok MRT provides an additional mid-range option.

Schools are a consideration. Princess Elizabeth Primary (1.0 km) is the nearest primary school, sitting right at the edge of the 1 km priority band. Dazhong Primary and Lianhua Primary are slightly beyond. Dulwich College (international) and Millennia Institute are accessible within the broader Bukit Batok catchment. Anglo-Chinese School (Primary) is expected to relocate to within 1 km of Altura by 2030, which would dramatically enhance the school catchment story.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

Altura’s 134,541 sq ft site allows for a comprehensive facility spread divided into four thematic zones: The Club (social and entertainment), The Boutique (wellness and relaxation), The Lagoon (water features and pools), and The Green (outdoor recreation). Headline amenities include a 50-metre lap pool, aqua gym, gymnasium, tennis court, glamping ground, steam room, playgrounds, a putting green, and extensive landscaped gardens. The clubhouse facilities are designed for multi-generational use, with function rooms, BBQ areas, and quiet reading corners coexisting alongside active play zones.

“We visited the showflat and were genuinely impressed by the facility plan. The glamping ground and forest putting are unique touches you don’t see at most ECs. The 50m pool is a must-have for us and the four-zone layout means there’s always somewhere quiet even on weekends. For an EC price point, this is excellent.”

— Prospective buyer, PropertyGuru forum, 2023

Unit Sizes & Layout

Altura offers 18 floor plan types across 3-Bedroom to 5-Bedroom configurations, ranging from 980 sq ft to 1,711 sq ft. The absence of 1-Bedroom and 2-Bedroom units reflects the EC mandate — these are family homes, not investment studios. The 3-Bedroom units (980–1,087 sq ft) feature enclosed kitchens and utility yards, a layout preference strongly favoured by the HDB upgrader demographic. The 4-Bedroom (1,206–1,367 sq ft) and 5-Bedroom (1,528–1,711 sq ft) units are generously proportioned and include multiple bathrooms, making them suitable for multi-generational living.

Pricing & Market Position

Across 360 recorded transactions (all-time), sale prices range from $1,373,000 to $2,441,000, averaging $1,722,608.

Over the last 12 months, transactions averaged $1,579 psf.

Price Appreciation

From 2023 to 2026, the average PSF has appreciated by 10% (from $1,475 to $1,622 psf).

Neighbourhood Comparison

In the EC segment, Altura competes with Lumina Grand ($1,514 PSF, 512 units), the newer Bukit Batok West EC by CDL that launched at a slight premium. Lumina Grand is 1.2 km from the same Bukit Gombak MRT, so both share the MRT distance weakness. In the broader private condo market, Midwood ($1,728 PSF, 564 units) at Hillview offers better MRT proximity (Hillview MRT, 350m) but costs 16% more per square foot with smaller units. Sol Acres ($1,380 PSF, 1,327 units) is the value play in the area — the mega EC on Choa Chu Kang Grove has privatised and trades at a discount, but it is significantly older and further from MRT.

Altura’s value proposition is clear: newest EC in the precinct, best fittings in the EC category, and the most comprehensive facilities among its direct competitors. The $1,485 PSF entry point, combined with CPF grant eligibility, makes it the most accessible path to new-build condo living in western Singapore.

Lease Decay Analysis

The 99-year lease runs from 2022, meaning approximately 4 years have already been consumed. Roughly 95 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~85 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates ALTURA across multiple dimensions.

What Residents Say

“We’re upgrading from a 4-room BTO in Bukit Batok. Altura checked every box — 4-bedroom, Bosch kitchen, 50m pool, and the price is $600,000 less than a comparable private condo. Yes, the MRT is a bus ride away, but we drive. The Le Quest mall downstairs is honestly all we need for daily groceries.”

— Buyer couple, HardwareZone EC thread, 2023

“Ballot was stressful — Altura was heavily oversubscribed. We secured a 5-bedder at about $1.7 million. Try finding 1,600 sq ft of new-build living space anywhere in Singapore for that price. The MOP wait is the trade-off, but we plan to stay for 10+ years anyway.”

— Successful applicant, PropertyGuru forum, 2023

“My concern is the MRT distance — 1 km to Bukit Gombak is realistic, not the rosy 8-minute walk some agents claim. The JRL will help in 2029 but that’s 6 years away. If you’re car-free and commute daily to the CBD, think carefully. If you drive or work in Jurong, it’s great.”

— Property analyst, Stacked Homes EC comparison, 2023

Strengths & Weaknesses

Verdict

Altura is a textbook EC proposition: solid build quality, generous facilities, and family-friendly layouts at a PSF that private condos simply cannot match. At $1,485 PSF, the average quantum of $1.72 million for a new-build 3- to 5-bedroom unit in the western corridor is remarkable value — provided buyers are eligible for EC ownership and willing to accept the 5-year MOP restriction. With CPF Housing Grants of up to $30,000, the effective entry cost drops further.

The location is honest rather than exceptional. Bukit Gombak MRT at 1.06 km is not ideal, and the walkability score of 40/100 reflects a precinct that still relies on feeder buses and Le Quest Mall for daily needs. However, the Jurong Region Line (expected 2029) will substantially improve connectivity, and the Tengah new town development nearby will introduce fresh amenities, parks, and community infrastructure over the next decade.

For HDB upgraders in the Bukit Batok–Jurong belt, Altura is arguably the strongest EC option currently available. The combination of Qingjian’s developer reliability, Bosch/Hansgrohe fittings, and a generous site with 50m pool and tennis court hits every practical checkbox. Buyers should enter with a clear understanding of the MOP timeline: TOP 2027, MOP 2032, privatisation 2037. The investment thesis strengthens considerably after privatisation, when the unit becomes sellable to the full market including foreigners.