Altura
Altura is a 360-unit Executive Condominium (EC) on Bukit Batok West Avenue 8 in District 23 (Bukit Batok), developed by the Qingjian-Santarli JV (TQS) on a 99-year lease commencing 2022 and obtaining TOP in 2023. As an EC, Altura sits in the hybrid tier between HDB and private — buyers enjoy condo-grade facilities and a developer pricing discount of roughly 20–25% versus comparable private launches, but inherit a 5-year Minimum Occupation Period (MOP), a S$16,000 household income ceiling at purchase, and citizenship rules (SC+SC or SC+PR) set out in the HDB EC eligibility framework.
This review evaluates Altura on the dimensions that matter for an OCR EC purchase: the runway on the URA 99-year lease (~95 years remaining at time of writing), the MOP unlock timeline and year-10 privatisation step-up, transport and amenity anchors around Bukit Batok MRT (NSL) and West Mall, and the comparative value against EC peers Tenet (D18), Copen Grand (D24), and Sol Acres (D23 sibling). Use the mortgage calculator and affordability calculator to stress-test the EC income ceiling and MSR cap before committing.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Bukit Batok sits firmly in the Outside Central Region (OCR) per URA Master Plan zoning, with the planning area historically dominated by mature HDB estates and a thin private stock. The 2022 GLS tender that produced Altura was awarded against a back-drop of strong EC demand: the West Mall–Bukit Batok MRT precinct delivers daily-needs density (NTUC, Sheng Siong, library, polyclinic) and the district price heatmap shows Bukit Batok as a structurally lower-PSF pocket than neighbouring Bukit Timah (D21) or Clementi (D5).
Connectivity-wise, Bukit Batok MRT (NS2) on the North-South Line is a ~10-minute walk; bus interchanges co-locate at West Mall. Drive times to the CBD via the PIE/AYE run 22–28 minutes off-peak. Green relief is anchored by Bukit Batok Nature Park, Bukit Batok Town Park (Little Guilin), and the planned Tengah forest corridor extensions. School catchments draw from Bukit View Primary, Princess Elizabeth Primary, and Dunearn Secondary, with Millennia Institute and Nanyang Technological University reachable in one transfer.
On lease economics: a 99-year tenure from 2022 leaves Altura with ~95 years of runway at TOP (2023), well above the 60-year threshold where CPF and bank LTV haircuts begin to bite. EC pricing at launch (~S$1,400–S$1,500 psf) reflected the developer-mandated discount and the OCR location; secondary resale activity post-MOP (from ~2028) will be the first true mark-to-market signal. The side-by-side comparison tool and lease decay calculator let you model the year-10 to year-11 privatisation step-up in tradeable buyer pool against the lease-curve discount.
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.
The upcoming Tengah and Tengah Park MRT stations on the Jurong Region Line (JRL), scheduled for completion around 2029, will significantly improve Altura’s public transport connectivity. The JRL will link the Bukit Batok–Tengah corridor directly to Jurong East, Jurong Innovation District, and the western employment hubs — a game-changer for residents who currently rely on feeder buses to reach the NSL.
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.
| School | Type | Distance |
|---|---|---|
| Princess Elizabeth Primary School | primary | Within 1 km |
| Huamin Primary School | primary | ~1.4 km |
| Lianhua Primary School | primary | ~1.4 km |
| Keming Primary School | primary | ~1.5 km |
| Institute of Technical Education (College West) | tertiary | ~1.7 km |
| Fuhua Primary School | primary | ~1.7 km |
| Bukit View Primary School | primary | ~1.8 km |
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.
All units come fitted with European kitchen appliances from Bosch, bathroom fittings from Hansgrohe, and sanitary ware from Roca. Kitchen countertops are from Franke. These brand selections are a step above what most ECs offer and reflect Qingjian’s strategy to differentiate Altura in the competitive EC segment. The quality of fittings is comparable to mid-range private condos at a fraction of the PSF.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 284 | $1,473 | $1,583,732 |
| 4 BR | 75 | $1,490 | $2,245,200 |
Pricing & Market Position
Based on 359 recorded transactions, sale prices range from $1,373,000 to $2,441,000, averaging $1,721,922 (~$1,491 psf).
Price Appreciation
From 2023 to 2025, the average PSF has appreciated by 0.6% (from $1,475 to $1,484 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ALTURA | 99 yrs lease commencing from 2022 | 2023 | 360 | $1,491 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| 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 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~95 years | Full bank financing available |
| 2052 | ~69 years | CPF usage still unrestricted for most buyers |
| 2061 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2081 | ~39 years | Significant financing restrictions for next buyer |
| 2121 | Expiry | Lease reverts to state |
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
1. EC pricing discount with full-condo facilities. Altura launched at a structural ~20–25% discount to comparable private OCR launches because the developer must price within the EC framework. Buyers who satisfy the S$16k income ceiling capture this gap on day one, while still receiving the standard condo amenity stack (pool, gym, function rooms, 24-hour security). For first-timer SC+SC households, the CPF Housing Grants for ECs can layer up to S$30,000 on top, further compressing effective entry PSF.
2. Lease runway is generous. At 99 years from 2022, Altura’s remaining tenure (~95 years at first resale post-MOP) is essentially undiscounted in any CPF/LTV calculation per the MAS lending rules. Lease-curve risk does not enter the conversation for at least the next 25–30 years.
3. Anchored transport via Bukit Batok MRT (NSL). The North-South Line connects directly to Orchard, City Hall, and Marina Bay without transfer. West Mall offers a sheltered MRT-to-mall walk, polyclinic, library, cinema, and full F&B coverage — the kind of self-contained precinct that supports rental demand once MOP unlocks.
4. Privatisation step-up at year 10/11. After year 10, Altura can be sold to PRs (in addition to SCs); after year 11, the full private-condo buyer pool opens up, including foreigners. Historical EC data shows this expanded pool typically delivers a 5–10% pricing re-rating versus the year-5 MOP-only window — a structural tailwind unique to the EC product.
5. Nature and family amenities. Bukit Batok Nature Park, Little Guilin, and the planned Tengah corridor extensions give Altura the kind of low-density green setting that family buyers in this segment prize, without the Bukit Timah premium.
1. 5-year MOP locks liquidity. Until ~2028, Altura units cannot be sold or rented to a third party on the open market — only owner-occupation is permitted. Buyers needing flexibility for a job relocation, divorce, or upgrading exit should price this lock-in explicitly. Run the scenarios in the cash flow calculator before committing.
2. Income ceiling constrains the buyer pool at MOP resale. Between year 5 (MOP) and year 10 (PR opening), Altura can only be sold to SC households still meeting the S$16k ceiling. In a tight-rate environment this pool can thin meaningfully, capping resale upside in the early MOP window.
3. Bukit Batok is a low-velocity sub-market. URA caveat data for D23 shows lower transaction volume per quarter than D18/D19/D5, meaning price discovery on Altura resales will be sparse. Sellers may face longer days-on-market and pricier negotiation gaps. The price heatmap visualises this thinness.
4. Competing EC supply. Copen Grand (Tengah, D24), Tenet (Tampines, D18), and Sol Acres (D23 sibling) all reach MOP within a 2–3 year window of Altura, creating a clustered supply moment for EC resale buyers in 2027–2030. Tenet’s Tampines Regional Centre exposure is a particularly direct rental-demand competitor.
5. North-South Line congestion risk. The NSL is one of Singapore’s most loaded lines, with morning-peak crowding at Bukit Batok well-documented. The forthcoming Cross Island Line interchange at Bright Hill will relieve some load, but Altura’s direct line into the CBD remains the NSL only.
Good fit: First-timer SC+SC households earning S$10k–S$16k combined who want a condo lifestyle without the full OCR private price tag, plan to owner-occupy for at least 5 years to clear MOP, and value North-South Line direct connectivity. Young families prioritising Bukit Batok Nature Park, West Mall convenience, and Bukit View / Princess Elizabeth Primary catchments will find the fundamentals coherent. CPF grant eligibility (S$10k–S$30k depending on income band) materially improves the effective entry price.
Marginal fit: SC+PR households — eligible to buy but ineligible for first-timer grants, and the MOP rules still apply. Investors are structurally excluded in years 1–5 (MOP), partially excluded years 5–10 (resale to SC only), and only get full private-market exposure from year 11. Treat Altura as an owner-occupier vehicle with a slow privatisation kicker, not an investment property.
Poor fit: Households earning above the S$16k ceiling (ineligible at purchase — consider OCR private launches instead via the comparison tool), foreign buyers (excluded until year 11), buyers needing flexibility within 5 years, and investors seeking immediate rental yield. Households below S$8k may find the MSR/TDSR caps from MAS Notice 645 binding even at 99% LTV.
Verdict: a coherent OCR EC pick for income-eligible first-timer families with a 7–12 year horizon. Altura’s structural appeal sits in three places: the EC pricing discount that the developer is forced to deliver, the 95-year lease runway that removes lease-curve drag from the calculation, and the year-10/year-11 privatisation step-up that opens the full private buyer pool. The Bukit Batok MRT + West Mall + Bukit Batok Nature Park triangle gives the project a self-contained daily-living envelope that anchors owner-occupier demand.
The honest constraints are the 5-year MOP, the S$16k income ceiling at purchase, the thinness of D23 secondary-market liquidity, and the clustered 2027–2030 EC MOP supply moment (Tenet, Copen Grand, Sol Acres). Buyers should size their loan against MSR (30%) and TDSR (55%) per MAS Notice 645, layer in the CPF Housing Grant entitlement, and explicitly model the year-5 to year-11 unlock path. The mortgage calculator, affordability calculator, and cash flow calculator are the right toolkit for this decision.
If your household clears the income ceiling, is committed to 5+ years of owner-occupation, and values the NSL direct-line CBD access, Altura is a credible OCR EC option that should rerate modestly post-privatisation. If you need investment liquidity, an OCR private launch is the wrong frame — ECs are not designed for that buyer.
Sources & References
Frequently Asked Questions
What is the MOP for Altura EC?
Am I eligible to buy Altura EC?
How far is Altura from the nearest MRT?
What fittings come with Altura units?
Is Altura a good investment?
What schools are within 1 km of Altura?
When does Altura become a fully private condo?
After year 10 from TOP, EC units can be sold to PRs in addition to SCs. After year 11 (typically referred to as “privatisation”), Altura sheds all EC restrictions and trades as a fully private condominium, including to foreign buyers. For Altura specifically, that windows opens ~2033 (PR) and ~2034 (full private).
What are the income and citizenship rules at purchase?
Household income ceiling of S$16,000/month, and the household must comprise either SC+SC or SC+PR (with at least one Singapore Citizen). At least one applicant must be 21 or older. Full eligibility detail is published by HDB.
How does Altura compare to Tenet, Copen Grand, and Sol Acres?
All four are 99-year EC peers reaching MOP in a 2027–2030 window. Tenet (D18, Tampines) wins on regional-centre rental anchor; Copen Grand (D24, Tengah) bets on the new-town narrative; Sol Acres is the D23 sibling with similar Bukit Batok exposure but earlier MOP. Use the side-by-side comparison for current PSF and lease-balance deltas.
What loan caps apply?
EC purchases follow the same MSR (30%) and TDSR (55%) caps as HDB flats during the first 5 years, then revert to private-property TDSR-only thereafter, per MAS Notice 645. LTV is 75% (banks) or 80% (HDB loan not applicable to ECs — bank loans only).